Your search results

5 Neighbourhoods Poised to Benefit Most from the URA Draft Master Plan 2025

Posted by Jayson Ang on April 4, 2026

| All

| 0

TLDR

Singapore’s URA Draft Master Plan 2025 outlines major urban redevelopment with 80,000 new homes across 10 estates. Key growth areas include Paterson, which will offer new luxury residences near Orchard MRT, integrated retail, and high-rise living. Newton Circus, Scotts Road, and Monk’s Hill are set to become an “Urban Village” with 5,000 private units, heritage conservation, and proximity to Orchard and the CBD. Dover-Medway will have about 6,000 homes near educational institutions and tech hubs, supported by strong MRT connectivity. Defu is transforming industrial land into a vibrant township anchored by the Cross Island Line, blending heritage with modern amenities. Kranji will see 14,000 new homes near nature corridors and recreational facilities. These developments provide diverse lifestyle options and solid investment potential. For personalized advice on whether to buy, sell, or wait in Singapore’s evolving property market, expert guidance using data-driven strategies is recommended.

Singapore’s urban future continues to evolve, and with the Urban Redevelopment Authority (URA) recently unveiling its Draft Master Plan 2025, the next chapter is beginning to take shape. This new blueprint presents an exciting vision for the city-state, highlighting plans for at least 80,000 new homes—both public and private—spread across 10 estates in the coming decade or so. Among these, here are five locations that stand out as potential frontrunners for growth and transformation.

1. Paterson: The New Heart of Orchard

Living at the doorstep of Orchard MRT station will soon be a reality for many, with Paterson set to undergo a dramatic transformation. As Orchard MRT is now a major interchange for the North-South and Thomson-East Coast lines, this prime spot is being redeveloped for a new integrated complex right above the station, at the intersection of Orchard Boulevard and Paterson Road.

This locale is slated for about 1,000 new private residences, injecting fresh vibrancy into the neighbourhood. The iconic building at 25 Paterson Road—whose past lives range from educational institutes to corporate headquarters—will make way for modern high-rise living.
Further developments along Grange Road will see new plots rezoned to support first-storey retail, while taller residential buildings are also in the pipeline, raising the area’s profile as a luxurious and convenient address.

2. Newton Circus, Scotts Road, Monk’s Hill: Heritage Meets Urban Renewal

When Anglo-Chinese School (Junior) announced its move from Winstedt Road in 2023, some feared this would dampen property values for Newton. The opposite may now be true, thanks to the fresh prospects introduced by the recent URA plan.

Newton is primed to become a landmark “Urban Village,” anchored by a dynamic mixed-use centre at Newton MRT interchange. An estimated 5,000 private residential units will soon populate Newton Circus, Scotts Road, and Monk’s Hill.
A striking addition will be the transformation of Monk’s Hill Road into a scenic green corridor lined with historical buildings—from former schools to heritage flats—preserving the district’s legacy within a new urban landscape. With Orchard Road and the CBD close by, real estate optimism in Newton is likely to climb.

3. Dover-Medway: Education and Innovation Collide

The upcoming Dover-Medway estate is, in many ways, a bridge between Singapore’s academic powerhouse and its cutting-edge industries. Expect around 6,000 new homes—both HDB and private—where educational and tech clusters converge. This precinct replaces the former United World College campus, Singapore Institute of Technology Dover, and the Medway Park Colonial Estate.
The zone will also finally develop the land across from the Fairfield Methodist schools, dormant since an HDB en bloc sale in 2010.

What makes Dover-Medway especially attractive is its location at the heart of the Greater one-north region, in close proximity to esteemed institutions like NUS, Singapore Poly, and several top schools, not to mention thriving technology, media, and biomedical hubs. Residents will benefit from excellent transit links via the Circle and East-West MRT lines, and future access will further improve with the extension of the Jurong Line by the early 2040s.

4. Defu (The Next Chapter for Paya Lebar Air Base)

Plans to decommission Paya Lebar Air Base in the 2030s have unlocked immense redevelopment potential for the surrounding areas. The first transformation is Defu—a zone previously limited to industrial use—set to be reborn as a buzzing new township with the incoming Defu MRT station on the Cross Island Line as its anchor.

True to URA’s “10-minute neighbourhood” vision, Defu will offer amenities, jobs, and leisure all within walking distance, seamlessly blending old and new by integrating historic airport buildings into a vibrant “civic heart” that honours the area’s aviation heritage.

5. Kranji: From Racecourse to Residential Haven

Kranji, once dominated by the Singapore Racecourse, is on track for a total renewal. Roughly 14,000 new homes—both public and private—are planned around what will be the Kranji Nature Corridor.
This district promises a lush lifestyle with generous access to nearby parks, green spaces, and natural waterways like Sungei Mandai and Sungei Pang Sua, alongside new parks and community gathering places. The estate will also be conveniently close to equestrian facilities and a riding centre, offering a unique blend of nature and recreation.

Conclusion

With the URA Draft Master Plan 2025 setting the stage for another decade of urban transformation, these five estates are expected to stand out as winners—each with its own allure, amenities, and fresh possibilities. Whether you’re a future homeowner, investor, or simply seeking the next exciting neighbourhood, keep an eye on these estates as Singapore reinvents its landscape for tomorrow.

Should You Buy, Sell or Wait?

If you’re reading this, you must be trying to figure out the best course of action right now: is it the right time to buy or sell?

It’s difficult to give an exact answer since everyone’s situation is unique and what works for one person may not necessarily work for you.

I can bring you a wealth of on-the-ground experience and a data-driven approach to provide clarity and direction. From beginners to experienced investors, our top-down, objective approach will help you on your real estate journey.

I can help you by:

Offering Strategic Real Estate Advice – I can help create a comprehensive plan to guide you through your property journey.
Connecting Your Home with the Perfect Buyers – Through stunning visuals, an effective communication strategy, and an in-depth knowledge of the market, we’ll ensure your home is presented in the best possible way to fulfill your goals.

You May Also Like …

All Buying Tips Opinion

Larger Living Spaces: The New Demand Surge Post-Pandemic

Jayson Ang – January 13, 2025 –

TLDR We explore the significant impact of digital marketing strategies on business growth in today's competitive landscape. It highlights the...

Top 5 Questions to Ask : Is Singapore Property Investment for Me?

Mandarin Top 5

When Is The Best Time To Buy A New Launch?

Jayson Ang – January 13, 2023 –

TLDR When it comes to new property launches, timing is crucial. Early buyers often secure the best prices due to...

Mandarin Top 5

The Top 5 Factors to Consider When Investing in Industrial Property in Singapore – Expert Insights!

Jayson Ang – September 18, 2024 –

Singapore, a thriving hub of business and commerce in Southeast Asia, offers a robust real estate market with various investment...

All Buying Tips Opinion

Why Cash Over Valuation (COV) Doesn’t Matter Anymore

Jayson Ang – September 20, 2025 –

TLDR HDB’s old strategy of hiding Cash Over Valuation (COV) data isn’t cooling Singapore’s resale flat market anymore. Prices keep...

Mandarin Top 5

Top 5 : Potential Risks Should Be Considered When Investing Property Within Singapore’s Competitive Real Estate Markets

Jayson Ang – May 2, 2025 –

Singapore, a bustling financial hub in Southeast Asia, has seen its real estate market flourish over the years. The city-state's...

All Buying Tips Opinion

7 Frequently Overlooked Questions That New Condo Buyers Should Ask At The Showflat To Avoid Any Regrets In The Future!

Jayson Ang – January 29, 2024 –

TLDR Newly launched condominium buyers face uncertainties about price changes, proximity to schools, construction methods, maintenance costs, elevator availability, commercial...

All Blog Posts Buying Tips

Discover the 3 Top Factors Impacting HDB Resale Valuation in Singapore: What Every Buyer Must Know!

Jayson Ang – July 27, 2023 –

TLDR The blog post discusses the increased demand for HDB resale flats and the impact on prices. It emphasizes the...

Mandarin Top 5

5 Pros Of Buying A Resale Property

Jayson Ang – March 6, 2024 –

Luxury properties in Districts 9 and 10 of Singapore are highly coveted, and for good reason. From stunning views and...

Mandarin Top 5

Top 5 Reasons : Why Do Singaporeans Still Flood The Property Market?

Jayson Ang – August 25, 2024 –

Singapore, a thriving city-state with a robust economy and a strong demand for real estate, has always been an attractive...

All Buying Tips

Single, Over 35, and Searching for a Home? Here’s Your Guide to Choosing Between an HDB and a Condo!

Jayson Ang – January 21, 2025 –

At the age of 35, a single Singaporean starts a significant year, highlighted by the long-awaited chance to buy their...

All Opinion

Unseen Dangers of Putting Your Money in Upscale Freehold Properties in Singapore

Jayson Ang – February 17, 2024 –

TLDR Luxury freehold properties in Singapore may not always be the lucrative investment opportunities they appear to be. High-end properties...

All Blog Posts Buying Tips

Get Into Core Central Region Before Big Price Adjustments

Jayson Ang – February 13, 2023 –

TLDR Jayson Ang discusses the essential factors to consider when seeking a property for investment. By analyzing the safe entry...

All Opinion Selling Tips

Great Reasons for Condo Owners to Sell upon Reaching TOP – A Guide to Sub-Sale Transactions

Jayson Ang – August 17, 2023 –

TLDR A recent sub-sale transaction in Midtown Modern set a new record with a 2-bedroom home selling at $3,150 psf....

Mandarin Top 5

Top 5 Instagram-Worthy Spots in Singapore

Jayson Ang – February 21, 2024 –

Singapore, a beautiful city-state known for its stunning architecture, lush greenery, and vibrant culture, is a photographer's paradise. The island...

Mandarin Top 5

Top 5 : Best Street Art Murals in Singapore

Jayson Ang – December 17, 2024 –

Singapore, a vibrant and multicultural city-state, is not only known for its iconic landmarks and delicious cuisine but also for...

All Blog Posts Buying Tips

Unlock The Key To Selling A Home With A Perceived Disadvantage Like Being West-Facing Or Close To A Rubbish Chute – Here’s How!

Jayson Ang – January 26, 2023 –

TLDR When selling your house, turn perceived disadvantages into advantages. For sun-facing homes, use UV sheets and blinds to manage...

All Buying Tips Opinion Selling Tips

Navigating the 2025 Singapore Property Market: Why Informed Buyers Can Stay Confident

Jayson Ang – July 9, 2025 –

TLDR Despite global economic uncertainties, Singapore’s property market remains resilient due to robust financial regulations, conservative loan assessments, and effective...