Town Hall Link White Site: What the Zoning Allows on the Land, and Where the Homes Fit

"White site" is the label you will see on every Town Hall Link listing, and it is easy to read it as marketing. It is not. White is a zoning category in URA's statutory Master Plan, and it decides what kinds of building can go on the land. For a buyer, that matters in a simple way: the zoning explains why the homes here will sit inside a larger building with offices and shops, and why the final layout is still open. This guide explains what the White zoning allows, what URA's tender adds on top, and the questions to ask once a developer is named.

The status first. URA launched the Town Hall Link tender on 3 July 2026, and tenders close at 12 noon on 17 November 2026. URA states it may reject the highest or any tender. The developer, project name, unit count, price and completion date are all not announced yet.

What "White" means in the Master Plan

URA's Master Plan 2025 Written Statement defines White zones as areas used mainly for commercial, hotel, residential, sports and recreational and other compatible uses, or a mix of two or more of them. The permitted developments listed for the zone include residential, office, shop, hotel, serviced apartments, recreation club, association, convention or exhibition centre, and entertainment.

The key line is in the remarks: to realise the planning intention for an area, specific controls on the quantum and types of uses may be imposed. In other words, the zoning itself is broad. The real limits for a particular White site come from the conditions URA attaches to it.

It helps to compare it with a zoning buyers see more often. For land zoned Commercial & Residential, the same Written Statement says commercial areas shall not be located above residential areas, and commercial and related uses shall not exceed 40% of the maximum floor area unless the competent authority allows otherwise. The White zone entry carries neither of those default rules. That flexibility is what lets URA set an office-led mix for this particular site through its own tender conditions, rather than a condo with shops at the base.

What URA's tender adds for Town Hall Link

For this site, the controls are set out in URA's tender particulars. The land use zoning is White, the main land parcel is 37,227.7 m² (final area subject to cadastral survey), the maximum gross floor area (GFA) is 186,139 m², and the lease is 99 years.

Use	URA's control	Share of the 186,139 m² maximum
Office	At least 40,000 m²	At least about 21%
Residential (all)	At most 126,000 m²	At most about 68%
of which flats	At most 102,000 m² (URA estimate: 1,200 dwelling units)	At most about 55%
of which serviced apartments	At most 24,000 m²	At most about 13%
Retail	At least 20,000 m², no more than 44,000 m², including at least 1,000 m² supermarket and 1,000 m² food court	About 11% to 24%
Remaining GFA	Additional office, hotel, sports and recreation, civic and community institution, medical clinics, attractions and other complementary uses; at least 800 m² childcare centre	Whatever is left

The percentages are our arithmetic on URA's figures, rounded. Two readings follow from them.

• Homes are the largest use allowed, but not guaranteed to be the largest built. Residential is a ceiling, while office and retail are floors. A developer could use less than the residential maximum and put more into office, hotel or other uses.
• The envelope is tight. The residential maximum plus the office and retail minimums add up to 186,000 m², only 139 m² short of the site's maximum GFA. A scheme that uses all the residential allowance therefore leaves almost no room for extra hotel or leisure space, and the reverse is also true.

The 1,200 figure is URA's estimate for the flats allowance, not a confirmed count. The final number and the unit mix depend on the winning design. Our floor plans page will show layouts only once the developer releases them.

Where the homes could sit on the site

The zoning does not say which part of the building the homes go in. URA's Annex A gives the site three height zones: a View Corridor Low-Rise Zone capped at 23.0 m above the Singapore Height Datum, a Wind Corridor Low-Rise Zone capped at 6 storeys, and a High-Rise Zone subject to a technical height control of 140.0 m above the Singapore Height Datum. Which tower holds the homes, how many storeys they occupy and which units face the lake or the future park are not announced yet.

The particulars also include an airspace stratum for an elevated pedestrian link bridge, and an optional underground stratum the developer can use for car parking, servicing, district infrastructure and other uses. URA says the site connects to the Jurong East MRT interchange and the future Cross Island Line CR19 station through multi-level pedestrian links. URA lists CR19 as planned to open in 2032. The Jurong Region Line's Jurong East station (JE5) belongs to JRL Stage 2, which LTA targets for 2028. Our MRT timeline guide covers the rail dates in full.

What the White zoning does not settle

• Developer and project name: not announced yet. They follow URA's award, which has no published date.
• Unit count, sizes and mix: not announced yet. URA gives only the flats GFA cap and its 1,200-unit estimate.
• Price: not announced yet. The price page will show a figure only when the developer publishes one.
• Whether serviced apartments are built: optional. They are allowed within the residential cap, not required.
• Preview, showflat and completion dates: not announced yet. Register on the showflat page for updates.

Questions to ask once a developer is named

1. How is the final GFA split between flats, serviced apartments, office, retail and other uses?
2. Do the homes sit above, beside or apart from the office and retail floors, and do residents get a separate lobby, lifts and drop-off?
3. Which height zone holds the residential tower, and which stacks face Jurong Town Hall and the future park?
4. Is resident parking in the underground stratum, and is it separated from office and retail parking?
5. How do residents reach the pedestrian links to Jurong East MRT and CR19?

The White zoning is what makes Town Hall Link a mixed-use address rather than a stand-alone condo. URA's caps tell you the shape of that mix, and the developer's design will tell you how it feels to live there. The wider tender conditions are covered in our tender particulars guide, and the surroundings on the location page.