Your search results

URA’s Draft Master Plan 2025: A Blueprint for 80,000 New Homes Across 10+ Estates

Posted by Jayson Ang on April 23, 2026

| 0

TLDR

The URA Draft Master Plan 2025 outlines the creation of 80,000 new homes across more than 10 estates over 10-15 years, addressing Singapore’s high property prices. Key redevelopment areas include Newton/Monk’s Hill/Scotts Road with around 5,000 private homes featuring mixed-use spaces and greenery; Paterson/Orchard MRT with about 1,000 homes in a vertical village combining residences and retail; Dover–Medway/One-North expected to offer approximately 6,000 units in a growing tech hub; Mediapolis with around 5,000 private homes near the Rail Corridor targeting expatriates; and Kranji (former Turf Club), which will have about 14,000 homes focusing on affordable, sustainable suburban living. Longer-term plans cover areas like Sembawang Shipyard, Paya Lebar Air Base, Pearl’s Hill, Marina South, and prestigious estates such as Bukit Timah Turf City. The plan aims to balance urban growth with greenery, connectivity, and live-work-play environments. Buyers should consider their unique situations and seek expert advice to decide whether to buy, sell, or wait amid changing market conditions.

The Urban Redevelopment Authority’s (URA) Draft Master Plan 2025 unveils an ambitious strategy to introduce at least 80,000 new homes across more than 10 neighborhoods over the next 10 to 15 years. This significant increase in housing supply is particularly relevant in the current climate of high property prices. While the full impact may take time to materialize, the practical implications for upcoming sites are already generating considerable interest.

The Five Main Headliners (as of June 2025):

Newton/Monk’s Hill/Scotts Road Cluster: This area is set to become a major draw, yielding approximately 5,000 new private homes within a “mixed-use” precinct. Newton, currently more business-oriented, will see the development of a “village square” near Newton MRT station (NSL, DTL). A linear park along Monk’s Hill Road will link Newton MRT directly to Emerald Hill, enhancing car-light connectivity in this dense urban zone. This initiative aims to re-position Newton into a true residential enclave with integrated green spaces, ground-level retail, and improved walkability. This scale of redevelopment in a mature Core Central Region (CCR) neighborhood, coupled with enhanced greenery and vibrancy, is rare and expected to maintain premium pricing, reflecting both centrality and scarcity.
Paterson/Orchard MRT: This area will contribute around 1,000 new private homes, with a significant mixed-use development planned atop Orchard MRT station (NSL, TEL). The project is envisioned as a “vertical village” integrating residences, retail, F&B, and office space on the reactivated former Institute of Education site. This development is part of ongoing efforts to balance Orchard Road, making it more of a live-work-play environment as retail faces competition from e-commerce. As Singapore’s most famous district, ultra-premium pricing is expected. The success of this plot, especially in the context of renewed CCR focus in 2H 2025, may hinge on potential revisions to the foreigner ABSD.
Dover–Medway/One-North: This location is poised to be a “sleeper hit,” providing approximately 6,000 new homes, including both public (HDB) and private units. Situated between Kent Ridge and One-North MRT (CCL), this area is already a growing tech and media hub. The gradual clearance of SIT and UWC campuses for relocation will introduce more students and faculty, potentially increasing demand for rental properties. For homeowners seeking proximity to Holland V without the District 10 price tag, this area, alongside Mediapolis, is worth observing.
Mediapolis (Greater One-North Area): As another expansion within the One-North area, Mediapolis focuses on the vicinity of Wessex Estate and the Rail Corridor. Wessex Estate’s unique cluster of colonial-era black-and-white bungalows, combined with the green spine of the Rail Corridor, offers a distinctive, private, and almost bohemian ambiance. Around 5,000 new private homes are slated for this enclave. Its close proximity to key institutions and employers (media startups, biomedical firms, research campuses) makes it attractive for investors targeting expatriates and professionals, though it’s currently less on the radar for owner-occupiers.
Kranji (Former Turf Club): While the redevelopment of the former Turf Club has been known, new details confirm it will be the largest single housing infusion from this Draft Plan, with approximately 14,000 new homes, including HDB units. This “riverine estate” will be part of the Kranji Nature Corridor, a stretch of interconnected greenery and riverfront. This area is currently remote, making it suitable for buyers focused on long-term transformation and affordability. URA’s artistic impressions depict low- to mid-rise housing integrated with water features, park connectors, and extensive greenery, potentially establishing Kranji as a model for sustainable suburban living, though convenience will not be its immediate draw.

The Other Five Areas (Longer-Term Focus):

These five areas are massive in scale but have longer timelines, lack detailed plans currently, or may not have the same near-term impact for homeowners within a 5-10 year horizon.

Sembawang Shipyard: Expected to cease operations in 2028, this area will be transformed into a mixed-use waterfront district with new housing, community spaces, and potentially a lifestyle precinct retaining its maritime heritage. Expected occupancy is likely well into the 2030s, appealing to those valuing coastal views and heritage charm.
Paya Lebar Air Base (PLAB): With relocation post-2030, PLAB will free up 800 hectares (five times the size of Toa Payoh) for an entirely new town, featuring housing, commercial hubs, and green corridors. Lifting airspace height restrictions will also benefit surrounding towns like Hougang and Bedok Reservoir. Its sheer size signifies a major future shake-up.
Pearl’s Hill: Ear-marked in past plans, this rare CCR pocket near Chinatown and Outram offers open, elevated land. It will see progressive development over the next 10 years, including the first new HDB blocks in about 40 years, potentially becoming a hidden gem for those seeking a quieter hilltop vibe near the city, especially with the Greater Southern Waterfront plans.
Marina South: A long-standing vision for a waterfront live-work-play enclave with high-density housing, Marina South’s progress has been slow. Lacking essential amenities like schools and supermarkets, it currently feels more suited for leisure than daily living. Until anchor amenities and transport nodes develop, it remains a long-term target rather than a near-term draw for homeowners.
Bukit Timah Turf City/Keppel Golf Course/Mount Pleasant: This “high-pedigree” trio includes:
- Turf City (Bukit Timah): A 176-hectare mixed estate with public and private housing, including the first new HDB flats in Bukit Timah in almost 40 years, integrating conserved colonial structures and forested areas. Future CRL access enhances its appeal as a central brownfield opportunity.
- Keppel Golf Course: Part of the Greater Southern Waterfront, offering new housing in a prestigious, green area near the CBD and Sentosa.
- Mount Pleasant: Envisioned as a quiet, upscale residential node, likely with private or premium public housing, integrating greenery and heritage.

These redevelopments, while distant, are central and prestigious, expected to be highly contested when sites eventually go up for sale.

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 …

All Blog Posts Buying Tips

Should I Buy In A Newly MOP HDB Or An Older Resale HDB?

Jayson Ang – March 18, 2023 –

TLDR When deciding between a recently MOP-ed HDB property and an older resale HDB property in Singapore, various factors come...

All Opinion

Reasons I Might Still Spend $1 Million On A 50-Year-Old HDB—Despite Everyone Claiming It’s A Poor Investment

Jayson Ang – March 30, 2026 –

TLDR Spending $1 million on a 50-year-old HDB flat in Singapore can be a rational choice for older buyers prioritizing...

Mandarin Top 5

5 Factors : The Benefits Of Investing In A Property With Good Access To Green Spaces In Singapore

Jayson Ang – June 30, 2024 –

Real estate investment has always been considered a sound investment decision, as it offers long-term growth potential and a reliable...

All Buying Tips Opinion

6 Ultra-Private Condominiums in Singapore Offering Unparalleled Seclusion

Jayson Ang – June 5, 2026 –

TLDR This article highlights six luxury condominiums in Singapore that offer exceptional privacy by having no direct neighbors on the...

Mandarin Top 5

Top 5 Factors to Look for in a Property Developer

Jayson Ang – March 13, 2024 –

With a highly competitive property market, it's crucial to choose a property developer that you can trust to deliver quality...

Mandarin Top 5

Top 5 Reasons : Why Singapore’s Property Market Is the Best Place to Invest for Long-Term Growth – Expert Analysis!

Jayson Ang – June 9, 2025 –

TLDR Singapore’s property market stands out for long-term investment due to its strong economy, stable government policies, high rental demand,...

Mandarin Top 5

5 Reasons : Why Singapore’s Rental Market Is Still Lucrative For Property Investors

Jayson Ang – June 8, 2024 –

Singapore's property market has always been an attractive investment option due to its stability and potential for high returns. While...

All Buying Tips Opinion Selling Tips

The Unconventional Wisdom: Why Choosing a Home You Love Over Pure Profit May Be Singapore’s Smartest Move

Jayson Ang – August 13, 2026 –

TLDR In Singapore’s property market, prioritizing a home you genuinely love over chasing maximum profit may be the smarter long-term...

Mandarin Top 5

Top 5 : What Are The Key Factors That Drive Foreign Investment In Singapore’s Real Estate Market

Jayson Ang – January 2, 2025 –

Singapore, a thriving city-state in Southeast Asia, has become a magnet for foreign investors looking to capitalize on its booming...

Mandarin Top 5

5 Resources That Can Help You Find Your Dream Home In Singapore

Jayson Ang – March 12, 2024 –

It's 五新房产, Finding your dream home can be a daunting task, but with the right resources, it can be a...

All Buying Tips Opinion

I Purchased My First Property in My Mid-20s: Avoid These Common Mistakes!

Jayson Ang – September 22, 2024 –

TLDR When it comes to property ownership, Charles learned valuable lessons through his journey as a youthful homeowner. From opting...

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 Buying Tips Opinion

What’s A Fair Price For An HDB Flat in 2025? A Savvy Buyer’s Guide

Jayson Ang – November 5, 2025 –

TLDR There’s no single “fair” price for HDB resale flats—what’s fair depends on your needs, motivation, and timing. To navigate...

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...