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 Thai Restaurants in Singapore

Jayson Ang – June 24, 2024 –

Singapore, a melting pot of cultures and cuisines, is a food lover's paradise. Among the myriad of dining options available,...

Buying Tips Mandarin Top 5

Why Chinese Investors Should Not Be Deterred by ABSD: 5 Reasons

Jayson Ang – June 26, 2023 –

Why Chinese Investors Should Not Be Deterred by ABSD: 5 Reasons Here are the top 5 reasons why Chinese investors...

Mandarin Opinion Top 5

The Truth About Buying An Old Condo: Homeowners Reveal Their Top 5 Regrets

Jayson Ang – July 16, 2023 –

The Truth About Buying An Old Condo: Homeowners Reveal Their Top 5 Regrets Some homeowners may find themselves regretting certain...

Mandarin Top 5

The Top 5 Reasons To Invest In Singapore Property

Jayson Ang – August 13, 2024 –

Singapore, a small island nation with a thriving economy, has long been considered an attractive destination for property investment. The...

Mandarin Top 5

Top 5 Places to Try Durian in Singapore

Jayson Ang – May 28, 2024 –

Durian, often referred to as the "King of Fruits," is a unique and polarizing delicacy in Southeast Asia. With its...

All Blog Posts Opinion

Invest During the Bearish & Exit During the Bullish

Jayson Ang – December 27, 2022 –

TLDR A comprehensive overview of the real estate market trends, emphasizing the importance of strategic property analysis and investment decisions....

Mandarin Top 5

Top 5 Tea Rooms in Singapore for High Tea

Jayson Ang – July 16, 2024 –

Singapore, a melting pot of diverse cultures and culinary delights, offers an exquisite high tea experience that caters to both...

Mandarin Top 5

Top 5 Boutique Shopping Streets in Singapore

Jayson Ang – July 22, 2024 –

Singapore, a cosmopolitan city-state known for its vibrant culture and diverse shopping scene, offers a unique blend of modern malls...

Mandarin Top 5

Top 5 Reasons : Why Penthouses In Singapore Are Popular With Crazy Rich Asians

Jayson Ang – October 7, 2024 –

Singapore, a city-state known for its stunning skyline and luxurious lifestyle, has become a popular destination for the ultra-wealthy. Among...

All Opinion Selling Tips

Beyond Profit: Singaporean Homeowners Share Stories of Purpose-Driven Property Purchases

Jayson Ang – January 18, 2026 –

TLDR In Singapore, some homeowners prioritize personal comfort, convenience, and family needs over financial gains in property purchases. YC bought...

All

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

Jayson Ang – April 12, 2026 –

TLDR The URA 2025 Draft Master Plan outlines major developments in Singapore over the next 10-15 years, with 80,000 new...

All Blog Posts Buying Tips

What Will Happen When Your 99-Year Housing Lease Expires?

Jayson Ang – February 11, 2023 –

TLDR We delve into the challenges faced by Singaporeans with expiring 99-year housing leases. It explores the types of leases...

All Buying Tips Opinion Selling Tips

The Hidden Hurdles of Purchasing a BTO Flat in Singapore: Unveiling 4 Lesser-Known Challenges During the 5-Year MOP

Jayson Ang – September 26, 2024 –

TLDR When contemplating the purchase or sale of a property under the Minimum Occupancy Period (MOP), it's crucial to consider...

All Opinion

How Budget 2024 Impacts Singapore Homeowners: Exciting Property Tax Updates and ABSD Benefits

Jayson Ang – June 16, 2024 –

TLDR The 2024 Budget introduces changes to property tax bands, aiming to ensure fair taxation based on Annual Value (AV)...

All Blog Posts Buying Tips

Identifying a Good Investment Property: A Guide

Jayson Ang – July 25, 2023 –

TLDR When it comes to navigating the real estate market in Singapore, understanding key factors can make a significant difference...

Mandarin Top 5

Top 5 Places to Watch Fireworks in Singapore

Jayson Ang – August 3, 2024 –

Singapore is known for its stunning skyline and vibrant celebrations, especially during events like National Day and New Year's Eve....

All Buying Tips Opinion Selling Tips

Market Mistakes in Property Investment: Key Lessons and Strategies for Success

Jayson Ang – July 16, 2024 –

TLDR In property investment, common mistakes include lack of research, overleveraging, and neglecting due diligence. To succeed, conduct thorough market...