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

Discover Singapore: 5 Must-See Attractions for a Culture Lovers’ Paradise

Jayson Ang – April 18, 2025 –

Singapore, a bustling metropolis in Southeast Asia, is a melting pot of cultures and traditions that offers a unique blend...

Mandarin Top 5

Top 5 Benefits Of Singapore’s Cooling Measures For Home Buyers

Jayson Ang – April 11, 2025 –

Singapore's real estate market has experienced rapid growth in recent years, leading to concerns about affordability and sustainability. In response,...

Mandarin Top 5

5 Factors : Why Singapore’s Property Market Is A Good Hedge Against Inflation

Jayson Ang – May 26, 2024 –

As inflation becomes a growing concern for investors worldwide, the stability of Singapore's property market has become an attractive option...

Mandarin Top 5

Top 5 : Most Profitable Neighborhoods To Invest In For Singapore Property Investment 2025

Jayson Ang – December 29, 2024 –

As the global economy continues to recover, the real estate market in Singapore remains a promising investment opportunity for savvy...

All Blog Posts Buying Tips

Uncover the Secrets of Buying Older Properties – What They Won’t Tell You!

Jayson Ang – December 30, 2022 –

TLDR When considering the appeal of older properties in hipster neighborhoods in Singapore, it's crucial to understand the benefits and...

All Buying Tips Opinion Selling Tips

My Dad’s Agent Utilised Misleading Information to Coerce Him into Selling His HDB” – 4 Pushy Sales Techniques You Should Be Aware Of

Jayson Ang – September 16, 2025 –

TLDR While Singapore’s real estate sector is more regulated, some agents still use high-pressure tactics that make buyers uncomfortable. Common...

All Buying Tips Opinion

Are Early Bird Discounts At New Launches Genuine Or A Marketing Gimmick?

Jayson Ang – November 20, 2023 –

TLDR When considering investing in new property projects, understanding developers' pricing strategies is crucial. Early bird discounts are not just...

Mandarin Top 5

Top 5 Historical Landmarks in Singapore

Jayson Ang – April 24, 2024 –

Singapore, a bustling cosmopolitan city-state, is known for its rich history and diverse cultural heritage. This small yet vibrant nation...

All Buying Tips

Why It’s Not Financially Sensible to Pay Off Your HDB Flat Home Loan in Advance

Jayson Ang – April 29, 2024 –

TLDR When deciding whether to repay your HDB flat loan early, consider the limitations of not being able to obtain...

All Blog Posts Opinion

Where to Find the Most Affordable New Launches in 2023 – Starting at $1.31 Million

Jayson Ang – January 24, 2023 –

TLDR When looking for an affordable new launch condo in Singapore as of January 2023, consider projects like 10 Evelyn,...

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...

Mandarin Top 5

Top 5 Tips : How Investors Protect Themselves From Risk And Capitalize On Emerging Opportunities In Singapore’s Real Estate Landscape

Jayson Ang – April 27, 2025 –

The real estate landscape in Singapore has always been a lucrative investment opportunity for both local and international investors. However,...

Mandarin Top 5

Discover the Best Breakfast in Singapore: Top 5 Must-Try Spots!

Jayson Ang – February 28, 2024 –

Trying out some of the best breakfast places, I've put together a list of the top 5 must-try breakfast spots...

Mandarin Top 5

5 Points : Singapore’s Property Market vs. Stock Market: Which is the Better Investment Option?

Jayson Ang – April 2, 2024 –

Investing is an important aspect of personal finance and can be a valuable way to grow wealth over time. However,...

Mandarin Top 5

Top 5 Case Study : The Dark Side of Property Investing in Singapore: Scams, Fraud, and Risks

Jayson Ang – October 1, 2024 –

Singapore's property market has long been considered a lucrative investment sector, attracting investors and speculators looking to profit from the...