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

The URA 2025 Master Plan provides an important glimpse into how Singapore’s landscape will change in the next 10 to 15 years. TL;DR, 80,000 new homes are slated to be built across 10 estates, including the Newton/Monk’s Hill/Scotts Road cluster, Dover–Medway/One-North, and the former Turf Club at Kranji.

But new homes are also planned for existing estates, including Changi East Urban District, Yishun, Commonwealth, Ang Mo Kio, Tanah Merah, and Choa Chu Kang.

All but Changi East Urban District and Tanah Merah are part of the Remaking Our Homeland (ROH) programme, a comprehensive HDB initiative to rejuvenate older estates to meet Singapore’s growing needs.

The upside of new homes here: URA and other government agencies usually plan supporting amenities alongside growing communities (e.g. transport links, schools, parks). But in some cases, new developments can still mean blocked views, higher foot and road traffic, more crowded hawker centres and shopping malls, and longer wait times for public transport.

So don’t be shocked when that empty grass patch near your home suddenly sprouts a BTO or new condo – read our coverage on the URA 2025 Master Plans you probably missed.

1. Changi East Urban District

One of the biggest recent announcements involving Changi was PM Lawrence Wong’s breaking news that Changi Airport Terminal 5, whose construction had been hinted at since the 2013 URA Master Plan, would start construction in May 2025 and launch by the mid-2030s.

When fully operational, the estimated 100-ha Changi Airport T5 will be Singapore’s largest terminal, more than thrice the size of T3, Singapore’s current biggest terminal (about 28ha). In its first phase, it will have access to Changi Airport’s third runway and allow it to handle approximately 50 million passengers annually, more than double the number T3 currently handles (about 22 million), boosting Changi Airport’s total capacity to 140 million passengers annually.

Notably, T5 will be the first terminal to feature a dedicated ground transportation centre, improving accessibility beyond the current EWL and DTL (via Expo MRT). The TEL extension and future CRL are also expected to connect directly to the terminal, a major upgrade that will better link the airport to various parts of the island.

At the northern end, Woodlands North MRT (where the Singapore RTS Link station will be built nearby) will further enhance public transport connectivity between Singapore and Malaysia.

Meanwhile, the CRL (which will span from Jurong Lake District to Changi) will enhance east-west connectivity across the island. This means future residents and workers in Changi East can enjoy smoother travel to areas like Ang Mo Kio, Pasir Ris, and Clementi without having to transfer through the central MRT lines.

T5 is also part of the broader Changi East development, stretching from Changi South Avenue to Changi Coast Road. It will include reclaimed land bordering the Singapore Strait. Some tens of thousands of new homes could be built here across the next 15 years, alongside commercial establishments, encouraging a live-work-play enclave.

2. Yishun

Yishun, one of Singapore’s older estates, is set for around 38,600 new flats. This will help rejuvenate existing residential neighbourhoods and encourage younger buyers who want to stay close to their parents to stay there.

If you’ve stayed near Yishun Central, you may feel like the estate is already densely populated. That’s why a good mix of these homes will be built on, thus replacing existing establishments.

No more Yishun Central temporary bus interchange

Yishun Central temporary bus interchange was operational from 2015 to 2019, when the Yishun Integrated Transport Hub (ITH) was built and ready to be used.

After that, the temporary bus interchange was used as an auxiliary parking space for buses till 2021 and for other purposes during COVID.

In June 2025, LTA published a tender for it to be demolished alongside Compassvale Bus Interchange (a reserve site since the URA Master Plan 2019). As clearance plans for this site, now marked residential, have been initiated, we can perhaps look forward to news about what type of housing will be built on it soon.

Given its former use as Yishun’s bus interchange, residents of this site will enjoy a short walk to Yishun MRT, the ITH, and Northpoint City. Nearby lifestyle amenities include SAFRA Yishun Country Club and Yishun Pond Park for those seeking outdoor recreation.

They will also likely be within one kilometre of several primary schools, including Yishun, Xishan, Ahmad Ibrahim, Jiemin, and Huamin Primary Schools. And for families with older children, Yishun Innova Junior College will be a few bus stops away.

No more Orchid Country Club

Orchid Country Club spans the area from Lower Seletar Reservoir Park to Yishun Dam. This whole 107ha site, stretching outwards till Seletar Reservoir waterfront, will be turned into new homes.

If this sounds like familiar news, you may be reminded of what happened to Singapore Turf Club in 2024: the 20ha racecourse, which sat beside Kranji MRT, was announced to be ceasing operations in 2027 to make way for new residences, recreational hubs, and lifestyle amenities. The last race took place in October 2024.

Now we know that the government is planning to redevelop four golf courses by 2035, two of which have been confirmed to be for new homes: Orchid Country Club and Warren Golf & Country Club in Yishun and Choa Chu Kang, respectively (more on this later).

This will leave golf players 12 remaining courses to play on.

Singapore golf courses and how they will be rezoned

Golf Course	Future Plans
Orchid Country Club	New homes
Warren Golf & Country Club	New homes
Mandai Executive Golf Course	An outdoor education centre by MOE
Keppel Club (Sime Road) and Singapore Island Country Club (Bukit)	A combined new golf course
Tanah Merah Country Club (Garden)	Under review, perhaps airport-related uses given proximity to Changi Airport
Marina Bay Golf Course	Not confirmed, likely reserved site for the upcoming Bay East Garden and Founders’ Memorial

Marina Bay Golf Course was the first golf course to close in October 2024. Mandai Executive Golf Course will close next, by end-2026, followed by Orchid Country Club and Warren Golf & Country Club in 2030. Tanah Merah Country Club (Garden) is currently the last golf course planned for closure in 2035. Keppel Club (Sime Road) and Singapore Island Country Club (Bukit) will combine into a new 18-hole golf course.

Meanwhile, Singapore Island Country Club (Island), Sentosa Golf Club (Serapong and Tanjong), Changi Golf Club, National Service Resort & Country Club, or NRSCC (Kranji and Changi), Tanah Merah Country Club (Tampines), Laguna (Championship and Masters) and Seletar Country Club have had their leases extended to 2040.

No more Khatib camp

Khatib camp, an estimated 10.8ha site, a short bus ride from Yishun MRT (near the Yishun temporary bus interchange site we talked about above) will also be cleared for new homes.

This site will be beside the upcoming North-South Corridor (NSC), indicated on the URA Master Plan by its original name, the “North-South Expressway” (NSE). The NSE was meant solely for road traffic, connecting Woodlands to the East Coast Parkway (ECP). In 2016, however, it was renamed NSE to include other transport routes for buses, bicycles, and pedestrians.

The NSC started construction in 2018. The viaduct section, from Admiralty Road West to Lentor Avenue, is expected to open in 2027. The tunnel section, from Lentor Avenue to ECP, is expected to open in 2029.

Incoming residents of this neighbourhood will get to enjoy the full benefits of buses that will probably have islandwide routes, Khatib and Yishun MRT within close proximity, and easy access to the new NSE. However, those living closest to and facing the NSE may experience noise disturbances during peak periods.

How Yishun residents may feel about all this

New homes in an existing estate always come with an adjustment period for both new and current residents – but if current residents are already facing issues with their estate, adding a lot more homeowners to it could likely exacerbate them.

As it is, some Yishun residents already feel like their estate is overcrowded. With URA’s latest plans to redevelop huge plots like Orchid Country Club and Khatib camp, the total new homes to date could bring in almost 50 per cent new residents!

Worried about crowded MRT stations

Some residents may feel that Yishun and Khatib MRT stations are frequently overcrowded during peak hours. And these aren’t even interchange stations, where passengers switch MRT lines for wider travel access.

The latest TEL has helped decrease some travel time from the north to central interchanges like Caldecott (CCL), Stevens (DTL), Outram Park (NEL), and Marina Bay (CCL, NSL), but Yishun and Khatib MRT remain crowded. The upcoming NSC could help redirect some traffic away from these stations, provided these people drive and have cars or have buses to take them faster to work, for example.

The Seletar Line (SLL), which could serve Yishun residents by spanning Woodlands, Sembawang, Sengkang West, Serangoon North, Whampoa, Kallang, and the Greater Southern Waterfront, was first proposed in 2019 in the Land Transport Master Plan 2040. This could further help ease the high traffic MRT stations in Yishun, but no confirmation on its construction has been made.

All in all, the most solid plans for Yishun that have been announced seem to be heavier on adding new residents in the future, leaving some current residents feeling lukewarm about how their needs now and in the future will be prioritised.

Chencharu, a peek into “new” Yishun?

That said, Yishun’s latest launch of new homes in Chencharu suggests some Singaporeans remain confident about the estate’s redevelopment plans.

Chencharu, a 70ha site formerly used for plantations, was announced in March 2024 to be redeveloped into a residential neighbourhood. Almost 10,000 new homes will be built by 2040, 80 per cent of which will be HDB flats.

Sitting right below the Khatib camp plot, Chencharu residents will enjoy close proximity to the NSC. There will also be a Chencharu Link bus-only corridor to speed up travel to major transport hubs within the estate, including Chencharu Bus Interchange and Yishun MRT.

The first Chencharu BTO project, totalling about 1,270 units, launched in June 2024 with a strong overall application rate of 3.69. While more affordable units were likely a key factor, applicants’ longer-term view could also be confidence that the government will factor in ample supporting amenities in tandem with the upcoming surge of housing across Yishun.

3. Queenstown

Queenstown, Singapore’s oldest estate, is also getting a major facelift in the next 10 to 15 years.

Some of the key highlights to expect:

• Great public transport connectivity: two stops to Buona Vista (CCL) and three stops to Outram Park (NEL, TEL) via Queenstown MRT
• Lifestyle amenities: IKEA Alexandra flagship, Anchorpoint mall, Alexandra Retail Centre, and Queensway shopping centre
• Nature and recreation: Alexandra Park Connector, Kent Ridge Park, HortPark, and Singapore River Promenade, part of the PCN

However, it’s not just future plans that make this neighbourhood attractive to homebuyers. Today, Queenstown is one of the most attractive residential neighbourhoods, thanks to its central location, excellent public transport connectivity, and availability of both private and public housing options.

Many Queenstown residents have stayed in the estate for decades, giving it a unique sense of culture and personality compared to younger estates. On the flip side, this also means that many homes here are old. Many HDB flats are fast approaching the end of their 99-year leases, with a significant proportion of them not significantly renovated.

For young families buying for own-stay purposes and with intentions to build a future with kids and even grandkids in mind, a growing tension is rising: is Queenstown’s location and lifestyle offering strong enough to justify purchasing an ageing flat?

Yes, Queenstown is no stranger to million-dollar HDB transactions, especially around the Dawson and Margaret Drive areas. But as time wears on, these homes continue to succumb to age and lease decay. Will there come a point where these flats suddenly dip sharply in market value?

Tanglin Halt Rejuvenation

Tanglin Halt, one of Queenstown’s key neighbourhoods, will be redeveloped into about 5,500 new homes across two phases.

In phase one, Tanglin Halt will see a new hawker centre and market, replacing the former Commonwealth Drive Food Centre.

After this is fully launched, phase two, the construction of an integrated development comprising HDB flats, shops, and community facilities atop the current Tanglin Halt Market, will start. Under this launch, residents can look forward to pedestrian and cycling paths to Commonwealth MRT and the Rail Corridor – they currently take about 15 and 10 minutes to get to by foot, respectively.

In October 2023 and February 2024, two Tanglin Halt BTO projects launched to about 1.1 and 2.9 overall application rates, respectively. Given that they were PLH flats, meaning they were priced higher than other projects and came with a longer 10-year MOP, these rates indicate strong demand for homes in this neighbourhood.

Those living in surrounding Queenstown and Commonwealth enclaves can expect redevelopments too. One example is the plot bounded by Kay Siang Road and Tanglin Road. 

As this plot is a little further from Commonwealth MRT than Tanglin Halt, it may see a different kind of development. It’s about a nine-minute walk to Redhill MRT and sits opposite the east-side plot of the July 2025 BTO launch.

It’s still up in the air what the site will be used for. However, the surrounding developments are HDBs, which tend to bring everyday amenities like bakeries, coffee shops, clinics, hairdressers, and minimarts or supermarkets – so this site could well add to the vibrancy and convenience of the area as well.

Another new residential zone, nearer to Tanglin Halt, is bounded by Commonwealth Avenue and Queensway. You may notice that an adjacent residential zone across Queensway has been updated to reflect its Gross Plot Ratio (GPR) of 5.0 recently. This development will be higher than 36 storeys.

4. Ang Mo Kio

Ang Mo Kio, another older estate known for its strong public transport connectivity, one stop from Bishan MRT (CCL), six stops from Orchard MRT (TEL), and Mayflower MRT (TEL) within close proximity of some residents staying in Ang Mo Kio east, is also getting a big refresh.

Around 3,300 new homes are expected to be built in this estate.

One recent major redevelopment announcement in Ang Mo Kio happened in 2023, when Kebun Bahru Primary School, a 1.82ha site, was rezoned for residential use. The school has since been demolished and will be able to accommodate up to 750 condo units, or between 500 and 550 HDB flats. This site is about a 10-minute walk from Mayflower MRT.

Another noteworthy residential zone that was announced as part of the URA 2025 Master Plan sits beside Nanyang Polytechnic. Future students and staff of the tertiary institution may be eager to rent a unit from this property if there were such a thing as staying zero minutes from school/work.

5. Tanah Merah

Tanah Merah, one of the quieter estates in the east, is set to be developed. About 900 new private homes are currently planned to be built across three zones – Seneca Residence, Tanah Merah Kechil Link (Plot A), and a Bedok GLS site.

One more zone, Tenah Merah Kechil Link (Plot B), will also be residential, but the number of homes to be expected has not been announced.

For those who haven’t paid too much attention to Seneca Residence, here’s the part not to miss: this mixed-use project is by MCC Land, which was also behind The Poiz. They’re likely to introduce a curated commercial tenant mix with a supermarket, so Tanah Merah and its nearby condos will have a big jump in amenities.

Bedok GLS Site

The Bedok GLS site is another key residential development near Tanah Merah, though specific details such as unit numbers remain undisclosed. This site will complement the area’s growing housing options and contribute to the estate’s gradual densification.

While no new MRT stations or bus routes are currently planned specifically for Tanah Merah, the estate will benefit from nearby public transport infrastructure upgrades. The East Coast Integrated Depot, situated close to Tanah Merah MRT, will enhance the efficiency and reliability of multiple MRT lines, including the EWL, DTL, and TEL.

Moreover, a disused rail viaduct near Tanah Merah MRT is slated for transformation into a green corridor for walking and cycling, promoting active mobility and community connectivity. 

The TEL extension towards T5 will further improve connectivity, because as of now, only the DTL and EWL connect to Changi Airport. 

6. Choa Chu Kang 

As mentioned earlier, the latest residential zone planned for Choa Chu Kang is the redevelopment of Warren Golf & Country Club.

Warren Golf & Country Club sits on a 42ha plot, and is bounded by the KJE and Sungei Tengah canal. While it’s currently not easily accessible via public transport, this redevelopment will include improved connectivity to a future ITH near Choa Chu Kang MRT and upcoming Jurong Region Line (JRL) stations, the latter connecting residents to Jurong Lake District, Jurong Industrial Estate, and Nanyang Technological University (NTU).

There will also be complementary amenities like hawker centres, a polyclinic, senior housing, and a community club. Residents will also have relatively easy access to Choa Chu Kang Park.

On top of everyday amenities planned, residents will enjoy two standout cycling-related courses catering to all ages. The first is a BMX track with its challenging, undulating terrain – sure to attract younger cyclists looking for some intensity in sport.

The second is an 11-kilometre cycling network, connecting key locations like Choa Chu Kang Community Club, Lot One, Teck Whye Shopping Centre, Sunshine Place, and Yew Tee Point. This network, built in 2024, links seamlessly with existing park connectors, enhancing access to green spaces such as Choa Chu Kang and Yew Tee Parks. Designed to complement the larger Islandwide Cycling Network, this route contributes to Singapore’s goal of building approximately 1,300km of cycling paths nationwide by 2030.

So while it may seem like the Singapore property market is changing every day, and in many ways it is, it’s reassuring to know that announcements of new developments and land sales are guided by long-term nation-building plans that span up to 15 years.

At Stacked, we want to keep you informed about what’s happening now and in the future to help you make smarter, future-ready property decisions.

Have questions or want to dive deeper? We’re happy to help – get in touch with us here for a more in-depth consultation.