Your search results

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

Posted by Jayson Ang on April 12, 2026

| All

| 0

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.

You May Also Like …

Mandarin Top 5

Top 5 : Best Architectural Marvels in Singapore

Jayson Ang – December 7, 2024 –

Singapore, a vibrant city-state known for its diverse culture and stunning skyline, is also home to some of the most...

Buying Tips Mandarin Top 5

Singapore Living: 5 Must-Know Factors for Choosing the Perfect Neighborhood

Jayson Ang – June 30, 2023 –

Singapore Living: 5 Must-Know Factors for Choosing the Perfect Neighborhood When it comes to purchasing a property in Singapore, the...

Mandarin Top 5

Top 5 Places to Learn About Singapore’s Diversity

Jayson Ang – August 31, 2024 –

Singapore, a vibrant city-state in Southeast Asia, is well-known for its diverse culture and rich history. A melting pot of...

Mandarin Top 5

5 Tips : How To Buy A Property In Singapore As A Foreigner

Jayson Ang – June 16, 2024 –

Singapore's property market is a popular choice for both locals and foreigners looking to invest in real estate. However,...

All

Is Great World Quietly Becoming Central Singapore’s Most Livable Locale?

Jayson Ang – April 20, 2026 –

TLDR Great World, located in Singapore’s Core Central Region (CCR), offers a unique blend of heritage, community, and convenience distinct...

All Buying Tips Opinion

The Sneaky Role of Property Appraisals in Shaping Singapore’s Home Prices

Jayson Ang – January 20, 2024 –

TLDR When it comes to the real estate market in Singapore, understanding property valuations and the impact on mortgage loans...

All Buying Tips Reports Selling Tips

Exploring the Allure of Freehold Titles Among Singaporeans

Jayson Ang – October 16, 2025 –

TLDR Freehold properties remain highly attractive in Singapore due to their scarcity, lasting value, and legacy potential. Buyers are drawn...

All Buying Tips Opinion

Beyond Buying: Innovative Strategies for Property Investment Success

Jayson Ang – September 14, 2024 –

TLDR The world of property investment and real estate trends offers vast opportunities. Stay informed with effective property investment strategies...

Mandarin Top 5

5 Singapore Property Trends to Watch in 2023: Expert Weigh In

Jayson Ang – May 20, 2023 –

5 Singapore Property Trends to Watch in 2023: Expert Weigh In Top 5 Singapore Property Trends to Watch in 2023...

All Reports

Finding Your Dream Home In The Near Future. Exciting Upcoming Property Launches In The First Half Of 2024

Jayson Ang – December 25, 2023 –

TLDR The real estate sector in 2023 saw significant policy shifts affecting both private and public housing, with various changes...

All Buying Tips Opinion

I Regret Buying A DBSS: 5 Homeowners Share Their Biggest Regrets

Jayson Ang – January 16, 2024 –

TLDR Singapore's DBSS scheme faced challenges such as design flaws, developer responsiveness issues, and restrictions on selling. Residents reported various...

All Blog Posts

SP Utilities Guide – Quick Guide To Setting Up Utilities In Singapore For Your New Home

Jayson Ang – April 16, 2023 –

TLDR Setting up utilities in Singapore for a new home is hassle-free. Contact SP Services for electricity and water accounts,...

All Blog Posts Opinion

Should You Be Upgrading To A Condo In 2023?

Jayson Ang – April 24, 2023 –

TLDR The 2022/23 property market is experiencing high prices, making it challenging for individuals to decide whether to upgrade their...

Buying Tips Mandarin Top 5

5 Hidden Expenses to Watch Out for When Buying a Home in Singapore

Jayson Ang – July 2, 2023 –

5 Hidden Expenses to Watch Out for When Buying a Home in Singapore Buying a property in Singapore can be...

Buying Tips Mandarin Top 5

5 Reasons Why You Should Consider Investing In Singapore Real Estate

Jayson Ang – August 1, 2023 –

TLDR Investing in Singapore real estate offers attractive tax incentives, low cost of living, high rental yields, market reliability, diversification...