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 …
Jayson Ang – May 20, 2023 – Share
TLDR When considering property investments, understanding your motives is crucial. Factors like accessibility to amenities, remaining lease, transaction history, rentability,...
Read More
Jayson Ang – October 7, 2024 – Share
TLDR When it comes to understanding the fluctuations in land prices in Singapore, historical patterns reveal significant spikes and dips...
Read More
Jayson Ang – January 29, 2024 – Share
TLDR Newly launched condominium buyers face uncertainties about price changes, proximity to schools, construction methods, maintenance costs, elevator availability, commercial...
Read More
Jayson Ang – April 10, 2026 – Share
TLDR Singapore’s population has reached a record 6.11 million, driven mainly by non-residents rather than local births. With fertility at...
Read More
Jayson Ang – January 2, 2023 – Share
TLDR When it comes to purchasing a landed property in Singapore, there are three main types to consider: terrace houses,...
Read More
Jayson Ang – May 20, 2025 – Share
Investing in Singapore property can be a lucrative venture, given the country's stable economy, strategic location, and high demand for...
Read More
Jayson Ang – May 5, 2025 – Share
Singapore, a bustling city-state known for its modern architecture and vibrant culture, is also home to numerous green spaces that...
Read More
Jayson Ang – April 26, 2024 – Share
The Singapore property market has always been a hot topic for both locals and foreign investors. With its stable economy,...
Read More
Jayson Ang – May 16, 2024 – Share
TLDR When it comes to navigating the complex world of home loans and property acquisition, it's crucial to be aware...
Read More
Jayson Ang – August 29, 2024 – Share
Singapore, a thriving city-state known for its impressive skyline and robust economy, has one of the most dynamic and competitive...
Read More
Jayson Ang – May 14, 2025 – Share
The Singapore property market has always been a popular investment choice for both local and foreign investors, thanks to its...
Read More
Jayson Ang – July 13, 2025 – Share
TLDR One-bedroom condos in Singapore are attractive for their lower entry price and rental potential, but buyers should be aware...
Read More
Jayson Ang – April 4, 2026 – Share
TLDR Singapore’s URA Draft Master Plan 2025 outlines major urban redevelopment with 80,000 new homes across 10 estates. Key growth...
Read More
Jayson Ang – February 23, 2024 – Share
Here are my top 5 picks for districts in Singapore that offer easy access to some of the best shopping...
Read More
Jayson Ang – August 7, 2023 – Share
TLDR: Key Takeaways from the Blog Post Singapore's real estate market offers both pros and cons for investors. The advantages...
Read More
Jayson Ang – July 10, 2023 – Share
Investment 101: The Top 5 Best Long-Term Values In Singapore's Property Market When it comes to purchasing property in Singapore,...
Read More
Jayson Ang – June 11, 2025 – Share
TLDR In Singapore’s 2025 property market, agents’ strong preference for recommending new launch condos is less about chasing commissions and...
Read More
Jayson Ang – August 22, 2025 – Share
TLDR The 2025 Singapore property market faces distinct challenges, including a shift toward Core Central Region (CCR) new launches, limited...
Read More
Jayson Ang – December 7, 2022 – Share
https://www.youtube.com/watch?v=B1NTnjxDPy4 Jayson Ang, also known as the Singapore Property Swapper, is a certified Propnex agent and top 1% producer who...
Read More
Jayson Ang – September 20, 2025 – Share
TLDR HDB’s old strategy of hiding Cash Over Valuation (COV) data isn’t cooling Singapore’s resale flat market anymore. Prices keep...
Read More
