Jurong West Jewel HDB BTO FEB: The Gem of Urban Living Redefined In Jurong West BTO
Jurong West Jewel is one of the sales launches in the upcoming HDB BTO Feb 2019. The architecture estate design of Jurong West BTO is aptly illustrated by the jewel-inspired design of the building façade.
Located at the far western corner of Singapore, the Jurong West Jewel will be bounded by Upper Jurong Road and Jurong West Street 93, while her sister estate Boon Lay Glade will be bounded by Boon Lay Way and Boon Lay Drive.
The Jurong West BTO comprises of four residential blocks ranging from 12 to 18 storeys. There are currently 599 units for offer, in the ranges of 2-room Flexi, 3-room, 4-room and 5-room.
HDB BTO FEB 2019: Jurong West Jewel Location Map
Jurong West Jewel is situated next to Pioneer MRT station, with about a 2km distance in between Boon Lay MRT station and Joo Koon MRT station. Despite being on the extreme left end of Singapore away from the city area, the Jurong BTO 2019 site has its own amenities close by for enjoyment and leisures. Let us discover more about the nearby shopping and lifestyles:
1. Jurong Pioneer Mall
Situated in Jurong West town is well served by a host of food and shopping venues, including Jurong Point, Pioneer Mall, Boon Lay Shopping Centre, Boon Lay Place Market/Food Village, Hong Kah Point and a neighbourhood centre at Blocks 959 – 966 Jurong West Street 92.
The closest is the 4-storey Pioneer Mall which offers businesses such as grocery shopping at Giant Hypermarket and a Housing Development Board service centre with several dining choices.
2. Jurong Point Shopping Mall
Next is Jurong Point the larger regional shopping mall that hosts 450 businesses such as Uniqlo, Courts, Golden Village, NTUC FairPrice Finest and Xtra, BHG and Soo Kee Jewellery.
Residents that enjoy sports and exercise can visit the Jurong West Sports and Recreation Centre which has facilities such as swimming pools, tennis courts, a gym, a stadium, and a sports hall. Other recreational venues in the town include Jurong Lake Gardens, Jurong Central Park where SAFRA Jurong is located, and various neighbourhood parks like Yunnan Park at the top of the Jurong West Jewel estate. Residents can also participate in leisure and recreational activities organised by various community clubs in the town.
Jurong Medical Centre, and Pioneer Polyclinic are also conveniently nearby along with other clinics for residents with health needs and concerns. Otherwise, Ng Teng Fong General Hospital is located 5 kilometres away for emergencies and other major health matters.
Education Institution Near Jurong West BTO
Residents with children can be ensured comfort with nearby educational institutes from Primary Schools, Secondary schools and Nanyang Technological University (NTU) which is located directly above Jurong West Jewel estate. For other tertiary education institutes, Singapore and Ngee Ann Polytechnics are not too far off, from half an hour to an hour via transport.
Primary School nearby
Juying Primary School
31 Jurong West Street 91
S(649037)
Jurong West Primary School
30 Jurong West Street 61
S(648368)
Frontier Primary School
20 Jurong West Street 61
S(648200)
Xingnan Primary School
5 Jurong West Street 91
S(649036)
Pioneer Primary School
23 Jurong West Street 81
S(649076)
Westwood Primary School
1 Jurong West Street 73
S(649188)
West Grove Primary School
1 Jurong West Street 72
S(649223)
Secondary School nearby
Juying Secondary School
33 Jurong West Street 91
S(649038)
Boon Lay Secondary School
11 Jurong West Street 65
S(648354)
Jurong West Secondary School
61 Jurong West Street 65
S( 648348 )
River Valley High School
6 Boon Lay Avenue
S( 649961 )
Transportation nearby Jurong West Jewel
Pioneer MRT station and bus interchange, as well as nearby Boon Lay MRT station are the major transport nodes in the town. Pioneer MRT station is easily accessible from walking distance from Jurong West Jewel estate at about 800m away (15 minutes) near Jurong Point. Pioneer MRT uses the East-West MRT line that has stations located to Outram Park, City Hall, Tampines and Changi Airport. Travellers can also transfer at Jurong East to access the North-South MRT line to travel to other parts of Singapore.
For bus travellers, there is a bus interchange at Boon Lay MRT station that provides other destinations transport such as Bedok (Bus 30), Toa Payoh (Bus 157) and Choa Chu Kang (Bus 172). Alternatively, drivers and motorists can also easily connect to other parts of Singapore via the Ayer Rajah Expressway and Pan-Island Expressway, located at the South and North of the area respectively.
There are currently plans for a High Speed Rail that connects to Johor Malaysia as well as another MRT line that connects to more areas at the west side of Singapore, which helps to expand travel options for residents to consider in the future.
Other Nearby Landmarks
Situated near left of the Jurong West Jewel estate is Jurong Camp that hosts SAFTI Military Institute and Officer Cadet School. As the place is one of key locations of the Singapore Military, residents might be exposed to noise during exercises and parades may be conducted during training periods.
Further west is the Singapore Discovery Centre, the ‘edutainment’ and tourist attraction that includes exhibits which display the history of Singapore as well as an insight on the future.
Jurong West Jewel BTO Adopts Eco-friendly Design
To encourage a ‘green’ lifestyle, Jurong West Jewel and and her sister estate, Boon Lay Glade will provide several eco-friendly features:
- Separate identifiable chutes for recyclable and wastes to conserve reusable materials and save the limited space in Singapore.
- Regenerative lifts that reduce energy consumption and feedback power to the main supply to conserve electricity.
- Bicycle stands to conserve limited space by parking bike above another and encourage cycling as an alternative environmental friendly form of transport.
- Parking spaces to facilitate car-sharing schemes by reducing carbon emissions on the road and decrease contribution to climate change overall.
- Use of sustainable and recycled products in the development
- Active, Beautiful, Clean Waters (ABC Waters) design features to process rainwater into clean water and being used to beautify the picturesque landscapes
- Smart Lighting in common areas to reduce energy usage by only being active when residents are nearby.
The eco-friendly features will contribute to a more liveable, efficient, sustainable, and safe living environment for its residents.
Jurong West Jewel Site Plan Reveals Key Information for Homebuyers of Jurong West BTO
The Jurong West Jewel Site Plan offers critical source of information to identify units with unattractive attributes that have adverse effect on their future HDB resale prices. Let us take a look at some concerns which HDB resale buyers have constantly raised:
1. Bin Chutes
Each block in Jurong West BTO has recyclable and waste refuse chutes located nearby their respective building lifts. It is advisable to avoid lower floor units for the following areas due to noise congestion during waste collection periods.
Units Near Refuse Chutes
Blk 991A – Stack 10, 12, 26
Blk 991B – Stack 30, 32, 48
Blk 992A – Stack 56, 58, 60
Blk 992B – Stack 76, 78, 80
2. Electrical Substation (ESS)
The only ESS is located at bottom left of the Jurong West Jewel BTO near the carpark (Blk 991), with closest residential block being 991A. The ESS is carefully far away from both residential blocks. As such, there is no immediate concern for any stack obstruction facing the ESS.
3. Entrance/Exit of Carpark
The carpark located at the west of Jurong West Jewel Launch is 4 multi-storey and comes with an accessible roof garden at the top 5th storey. Car entrance and exit for the carpark are accessible at the south-west of Jurong West Jewel BTO, nearby residential blk 991A.
Assuming a 50% car ownership rate, there could be close to 300 cars passing by and producing large amount of noise congestion. It is best to avoid these units which are in close proximity to these entrances.
Blk 991A – Stack 18, 20, 22
4. Position of Rising and Setting Sun
The rightmost residential units (stack 28, 30, 78 and 80) will experience the morning sunrise while the leftmost units above 5th storey (stack 20, 22, 52 and 54) will have their share of the evening sunset. As such other residential units in between the aforementioned above stacks are in the safety net of protection from harsh sunlights.
Affordability Guideline For Jurong West Jewel Price
The following calculations provides a general advice to the monthly mortgage payments for Tampines HDB flats:
Jurong West BTO 2-Room Flexi (Type 1)
Typical Price: $110,000
10% Down-payment (CPF/Cash) : $11,000
Additional CPF Housing Grant (AHG): $35,000
Special CPF Housing Grant (SHG): $40,000
With an initial 10% down-payment, the remaining flat price can be financed with a housing loan of $24,000 at monthly mortgage payment of $109. Based on a median household income of $2,000, the mortgage servicing ratio is 5%.
Jurong West BTO 2-Room Flexi (Type 2)
Typical Price: $135,000
10% Down-payment (CPF/Cash) : $13,500
Additional CPF Housing Grant (AHG): $35,000
Special CPF Housing Grant (SHG): $40,000
With an initial 10% down-payment, the remaining flat price can be financed with a housing loan of $46,500 at monthly mortgage payment of $211. Based on a median household income of $2,000, the mortgage servicing ratio is 11%.
HDB BTO FEB 2019 3-Room
Typical Price: $215,000
10% Down-payment (CPF/Cash) : $21,500
Additional CPF Housing Grant (AHG): $25,000
Special CPF Housing Grant (SHG): $40,000
With an initial 10% down-payment, the remaining flat price can be financed with a housing loan of $128,500 at monthly mortgage payment of $583. Based on a median household income of $2,700, the mortgage servicing ratio is 22%.
Jurong West BTO 2019 4-Room
Typical Price: $310,000
10% Down-payment (CPF/Cash) : $31,000
Additional CPF Housing Grant (AHG): $5,000
Special CPF Housing Grant (SHG): $40,000
With an initial 10% down-payment, the remaining flat price can be financed with a housing loan of $234,000 at monthly mortgage payment of $1,062. Based on a median household income of $4,900, the mortgage servicing ratio is 22%.
Jurong West Jewel 5-Room
Typical Price: $310,000
10% Down-payment (CPF/Cash) : $31,000
Additional CPF Housing Grant (AHG): $5,000
Special CPF Housing Grant (SHG): $40,000
With an initial 10% down-payment, the remaining flat price can be financed with a housing loan of $234,000 at monthly mortgage payment of $1,062. Based on a median household income of $4,900, the mortgage servicing ratio is 22%.
Jurong West Jewel Floor Plan
Below are the suggested floor plans to help homebuyers visualise the layout of different bedroom type.
The suggested Jurong West BTO 4-Room flats are based on a gross floor area of 93 square metres, where 3 square metres are used for air-conditioner ledge located behind the master bathroom. Based on the furniture layout, the 3-seat sofa suggest that the wall behind is more than 2 metres long. The length of the living room windows do suggest a shorter width and is the primary source of daylight for the living and dining room.
The dining room does not receive as much daylight as it is located between the bedrooms and kitchen wall. It will be ideal for future homeowners to install sufficient and proper lighting to compensate that.
Jurong West Jewel Block Plan
About Jurong West Jewel Completion Time
Construction of the Jurong West Jewel estate is estimated to be completed by the 2nd Quarter of 2022. For interested home buyers of Jurong West Jewel BTO units, the selection period is between April and October 2019. The estimated waiting time is between 33 to 35 months, with the estimated delivery possession date for confirmed selected buyers being from 31 May 2023 to 30 June 2023.
For other BTO estates that are are held during the same upcoming selection period as Jurong West Jewel, kindly check out:
Her nearby sister estate with open forest Boon Lay Glade comprises of six residential blocks ranging from 15 to 17 storeys. There are currently 775 units for offer, in the unit mix of 2-room Flexi, 3-room, 4-room, 5-room, and 3Gen flats.
The vibrant garden sanctuary Fernvale Vines at Sengkang comprises of 933 units of 2-room Flexi, 3-, 4-, 5-room, and 3Gen flats, located across 6 residential blocks ranging from 17 to 24 storeys in height.
The cool environment Kallang Breeze at Geylang comprises of two 23-storeys residential blocks that offer 411 units of 3- and 4-room flats. Located by the Kallang River, the longest river in Singapore, it is bounded by along Lorong 3 Geylang and Upper Boon Keng Road.
And the skyscraper-like high-rise Towner Crest at Serangoon comprises 2 residential blocks that range from 35 to 39 storeys high and offer 444 units of 3- and 4-room flats, bounded by Serangoon Road and Towner Road. The Towner Crest BTO is located next to Boon Keng MRT station (NEL) and within walking distance to Bendemeer MRT station (DTL).
Learn more information at HDB main page about Jurong West Jewel and look out for our upcoming coverage on her sister estate Boon Lay Glade. All residential development photos are courtesy of Housing Development Board.