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

Posted by Jayson Ang on April 4, 2026

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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.

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