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URA 2025 Draft Master Plan: 6 Under The Radar Changes You May Have Missed

Posted by Jayson Ang on April 12, 2026

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TLDR

The URA 2025 Draft Master Plan outlines major developments in Singapore over the next 10-15 years, with 80,000 new homes across 10 estates. Key under-the-radar changes include Changi East’s Terminal 5 with integrated transport hubs, Yishun’s densification replacing golf courses and camps, Queenstown’s heritage estate revamp, Ang Mo Kio’s school-land conversion for housing, Tanah Merah’s mixed-use projects with enhanced MRT connectivity, and Choa Chu Kang’s transformation of golf land into active community spaces. These plans reflect a shift from green spaces to denser residential areas supported by transport upgrades but raise concerns about congestion, overcrowding, and maintaining estate character. The Remaking Our Homeland (ROH) programme will rejuvenate older estates, improving amenities. Buyers and sellers are advised to seek strategic, data-driven guidance to navigate this evolving market effectively.

The URA 2025 Master Plan reveals Singapore’s vision for the next 10–15 years, with 80,000 new homes planned across 10 estates. While high-profile areas like the Newton cluster and the former Kranji Turf Club often grab headlines, there are several less-discussed but important transformation zones:

1. Changi East Urban District

Changi Airport Terminal 5 (T5):
Construction begins May 2025, operational mid-2030s. T5 will be triple the size of T3, eventually handling 50+ million passengers per year.

Superb Transport Links:
Enhanced by TEL and CRL extensions, plus RTS Link connecting to Johor.
Live-Work-Play Enclave:
Mix of tens of thousands of new homes, offices, and retail, with a regional transport centre and reclaimed coastal land.
Under-Radar Angle:
First terminal with an integrated transport hub; long-anticipated land near Changi is now seeing comprehensive new community plans.

2. Yishun

Big Numbers:
Up to 38,600 new flats, major rejuvenation of older areas.

Redevelopments:
Former Yishun temporary bus interchange, Khatib camp, and the massive Orchid Country Club golf course (107 ha) are being cleared for housing.
Impact:
Added housing means new amenities—but also more traffic, potential overcrowding at MRTs (especially Yishun/Khatib), and heightened competition for schools and services.
Chencharu:
New 70-hectare residential neighbourhood with nearly 10,000 new homes by 2040.
Under-Radar Angle:
The loss of green spaces like golf courses, significant density increase (almost 50% more residents), and the challenge of balancing crowding with new amenities.

3. Queenstown

Revamp of Oldest Estate:
Tanglin Halt redevelopment: ~5,500 new homes, new hawker centre, integrated HDB/retail/community blocks.

Redevelopment Areas:
Kay Siang/Tanglin Road, and residential zones across Queensway (GPR 5.0, higher than 36 storeys).
Under-Radar Angle:
The tension between maintaining Queenstown’s heritage and charm and managing lease decay/ageing flats—not just flashy new BTOs.

4. Ang Mo Kio

Rejuvenation:
Around 3,300 new homes planned, including conversion of Kebun Bahru Primary School and a new development beside Nanyang Polytechnic.

Transport:
Well-served by multiple MRT lines, making it attractive to both families and future renters (e.g., NYP students/staff).
Under-Radar Angle:
Repurposing of school land for high-density housing; future supply increasing in a traditionally mature low-rise estate.

5. Tanah Merah

Significant Development:
Approx. 900 new private homes planned (Seneca Residence, Tanah Merah Kechil Link, Bedok GLS site).

Amenities:
Mixed-use projects (likely a supermarket/retail focus, e.g. Seneca Residence), integration with a planned green corridor from a disused viaduct.
Transport:
Leverages EWL, DTL, TEL, and new East Coast Integrated Depot for enhanced MRT reliability.
Under-Radar Angle:
Quiet estate to see sharp change; lack of new transport nodes is offset by smarter integration and supporting retail infrastructure.

6. Choa Chu Kang

Warren Golf & Country Club:
42ha slated for redevelopment with improved links to the future Integrated Transport Hub, JRL, and amenities including hawker centres, a polyclinic, senior housing, and community club.

Active Lifestyles:
Two standout bike parks: BMX track and cycling course for all ages.
Under-Radar Angle:
Transformative sports/recreation infrastructure for families and youth, as golf land converts to denser and more inclusive community spaces.

Other Insights & Implications:

Remaking Our Homeland (ROH) Programme:
Most sites (except Changi East and Tanah Merah) are part of this HDB initiative to rejuvenate old estates, promising upgraded amenities with new dwellings.

Green to Dense:
Golf courses, military camps, and open spaces are consistently being repurposed for dense residential development.
Connectivity First:
Major investments in rail, bus, and cycling networks support these intensification plans—but increased population density poses challenges for current residents, including congestion, school placements, and estate character.

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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