Every successful property investor in Singapore shares one secret: They study the URA Master Plan diligently.

Released every 5 years by the Urban Redevelopment Authority (URA), this plan outlines how every piece of land in Singapore will be developed from each region — from housing estates to business parks, MRT lines, and green corridors.

If you want to uncover the next property hotspot, spot upcoming MRT lines, or understand how different districts will transform in the next decade, the URA Master Plan is your roadmap to smarter property investment decisions.

What Is the URA Master Plan?

The URA Master Plan is Singapore’s official long-term land use blueprint that shapes how the nation evolves over the next 10 to 15 years. Created by the Urban Redevelopment Authority (URA), it provides a clear picture of how every plot of land in Singapore will be used — from residential and commercial zones to industrial areas, transport corridors, and green spaces.

This plan is the foundation of Singapore’s urban planning strategy and serves as a legally binding document that guides both public and private development. It ensures that growth across the island remains sustainable, well-connected, and aligned with the nation’s long-term vision. Key facts about the URA Master Plan:

• Updated every five years – Previous editions were released in 2014 and 2019, with each update reflecting new priorities in housing, transport, and sustainability.
• Supports the Concept Plan – While the Concept Plan looks 40–50 years ahead, the URA Master Plan provides a detailed, actionable framework for the next decade.
• Determines future developments – It defines where new housing estates, MRT lines, business parks, and community amenities will be located.
• Influences property values – Areas earmarked for major transformation often see early property appreciation even before construction begins.

How the URA Master Plan Affects Property Prices

Since URA Master Plan dictates what kind of projects (homes, offices, parks, etc.) can go where, any rezoning or new infrastructure in the plan tends to move markets. In practice, when the Master Plan raises allowable density or changes a site from lower-value use (like industrial) to high-value use (like housing), the land’s potential value jumps.

For example, recent amendments rezoned multiple sites in 11 different areas (from Toa Payoh to Pasir Ris) for new housing, tapping demand in popular neighborhoods. Developers expect to build homes instead of factories, which makes those plots far more valuable. In short, zoning changes under the Master Plan directly uplift land value: once a site is reclassified for residential or mixed use, buyers pay a premium because they can build higher-end housing.

New MRT & Infrastructure Boost Accessibility

Master Plan updates often include new transport links or amenities, and better connectivity always raises property values. Studies consistently show that proximity to an MRT or major transit line commands a price premium. In fact, research by the National University of Singapore found that “the more accessible a Singapore property is to an MRT, the higher its value”. Practically speaking, after an MRT line opens or is announced, nearby home prices typically climb.

For example, one analysis showed condo launch prices near the new Circle Line stations surged about 13.5% on average once the line was in place. Likewise, data around the Thomson–East Coast Line (TEL) Stage 4 reveal that private condos within 0.8 km of the new stations saw median psf prices rise about 6.8% year‑on‑year after opening. In addition to capital gains, rental demand also soars in better-connected areas, since workers pay more to live near convenient transit.

Redevelopment Sparks Early Buyer Interest

Major redevelopment plans under the Master Plan (like creating the Jurong Lake District CBD, the Greater Southern Waterfront, or Punggol Digital District) draw speculative demand well before completion. Analysts note that certain “chosen” locations earmarked for big government projects will benefit disproportionately from new economic and lifestyle facilities.

In practice, savvy investors often buy early in these zones to ride the upside. For example, URA’s plans to build a large mixed-use hub above Hougang MRT (with new flats and retail) have already drawn keen interest. As one report notes, the Master Plan explicitly “points to more housing in Hougang, with two nearby plots zoned for residential use”. Buyers who snapped up properties in such areas ahead of these projects have since enjoyed stronger gains than the market average.

In general, when a precinct is announced for overhaul, prices often spike twice – once on the initial news and again as plans reach delivery. Over time, these “new growth corridors” (2nd CBDs, waterfront districts, etc.) tend to outperform their old growth rates, rewarding those who got in early.

Highlights of URA Masterplan 2025

The URA Draft Master Plan 2025 (DMP 2025) sets the stage for how Singapore will use and transform its land over the next 10-15 years. It builds on past plans by placing even stronger emphasis on sustainability, decentralisation, urban resilience and innovation.

Below are four major themes shaping the update along with how they translate into real-world developments.

Sustainable Urban Living

The mantra of “live well, live green” lies at the heart of the URA Master Plan 2025, reflecting Singapore’s commitment to sustainable urban living. The plan focuses on expanding a network of green and blue corridors that weave nature through the city, connecting major parks and nature reserves island-wide. This not only enhances biodiversity but also gives residents easier access to recreational spaces and outdoor activities.

Another major aspect of the URA’s sustainability vision is the creation of “15-minute neighbourhoods”, where daily essentials—such as shops, schools, parks, and public transport—are all within a short walk or cycle from home. By designing towns around convenience and proximity, the plan aims to reduce long commutes, cut carbon emissions, and improve overall quality of life.

Sustainability in the URA master plan development also extends to energy efficiency and resilience. New housing estates are set to incorporate renewable energy systems, green building standards, and climate-adaptive infrastructure.

The proposed “Long Island” along Singapore’s East Coast, for example, demonstrates how urban expansion can align with environmental goals. Conceived partly as a flood-resilient coastal development, Long Island will integrate sea-level protection measures with new housing and recreational amenities showcasing how URA planning in Singapore balances growth with climate preparedness.

Decentralisation of Work & Life

To ease pressure on the Central Business District (CBD) and promote more balanced growth across Singapore, the URA Master Plan 2025 emphasizes the expansion of regional and sub-regional hubs. Areas such as Jurong Lake District (JLD) and the Woodlands North Coast are being developed into self-sufficient precincts that offer jobs, amenities, and live-work opportunities outside the downtown core. By strengthening these centres, the plan aims to create vibrant communities where people can live, work, and play without having to commute long distances.

The 2025 master plan also introduces greater flexibility in land use by adjusting zoning frameworks for industrial estates and business parks. These areas are increasingly designed to support mixed-use developments, blending offices, co-working spaces, and residential components rather than remaining purely industrial or commercial. This approach allows businesses to adapt to evolving economic needs while fostering more dynamic neighbourhoods.

Another key goal is to bring jobs closer to home. By encouraging employment hubs within residential regions, the plan reduces reliance on long commutes, improves work-life balance, and strengthens local economies. This decentralization strategy not only alleviates congestion in the CBD but also ensures that growth and development are spread more evenly across Singapore’s districts.

Connectivity Upgrades

Connectivity continues to be a central pillar in URA planning Singapore, ensuring that both transport and local movement are seamlessly integrated into urban development. The URA Master Plan 2025 outlines major new and extended MRT and rail lines to improve access and support the growth of decentralised hubs. Although the exact routes may evolve, early housing and neighbourhood developments near upcoming transport nodes, such as Dover and Medway, are already being planned to take advantage of improved connectivity.

Beyond mass transit, the plan emphasizes enhanced pedestrian, cycling, and “last-mile” networks, creating more walkable towns that link homes, community amenities, and transport stations in a cohesive manner. This approach not only encourages sustainable commuting options but also strengthens community interactions by making neighbourhoods more navigable and accessible.

The 2025 master plan also looks beneath the surface, exploring ways to reuse and optimise underground and under-surface spaces, including caverns and tunnels, for utilities, logistics, or transport. By shifting certain infrastructure below ground, more surface land can be dedicated to vibrant urban uses, such as green spaces, community hubs, and mixed-use developments, contributing to both functional and livable cities.

Mixed-Use Transformation

The future of urban living in Singapore, as envisioned in the URA Master Plan development, emphasizes the seamless integration of live, work, and play rather than maintaining rigidly separated zones. The plan introduces more “white sites” and flexible land-use zones, giving developers the freedom to creatively combine residential, retail, office, laboratory, and community uses within a single precinct. This flexibility encourages the creation of dynamic, multifunctional neighbourhoods that respond to evolving lifestyle and business needs.

In addition, the 2025 master plan promotes integrated communities with co-living arrangements, live-work spaces, recreational amenities, and retail options located directly within or adjacent to housing estates. These developments are designed to make neighbourhoods vibrant and active around the clock, rather than limiting activity to traditional business hours.

The plan also seeks to upgrade older districts and industrial estates, transforming them into mixed-use areas. By redeveloping older industrial zones for modern residential, commercial, and community purposes, the URA Master Plan ensures that Singapore’s urban landscape evolves in line with contemporary living standards while maximizing land efficiency and value.

Why These Themes Matter for Investors

For residential investors, the URA Master Plan 2025 highlights areas that are likely to experience early property appreciation due to new infrastructure, green corridors, and mixed-use developments. Towns designed as 15-minute neighbourhoods or near upcoming MRT lines become highly attractive for homebuyers, driving demand and rental potential. Flexible zoning and the creation of integrated precincts also provide opportunities to invest in developments that combine living, leisure, and retail amenities, enhancing long-term value.

For commercial investors, the decentralization of jobs and the growth of regional and sub-regional hubs such as Jurong Lake District, Punggol Digital District, and Woodlands North Coast create new business hotspots outside the CBD. Properties located near these hubs or along major transport nodes benefit from increased foot traffic, higher occupancy rates, and strong leasing potential, especially in offices, retail, and co-working spaces.

For industrial investors, the URA Master Plan’s focus on flexible land use and mixed-use industrial estates presents opportunities to invest in modern facilities designed for logistics, clean tech, and emerging industries. Redevelopment of older industrial zones and improved connectivity through new transport links can enhance operational efficiency, increase land value, and attract tenants in high-demand sectors.

How to Read the URA Master Plan(Step-by-Step)

The Master Plan uses color-coded maps to show what each area is reserved for. Understanding these codes helps buyers identify growth zones and evaluate investment potential.

Color / Code	Land Use Type	Description
🟡 Yellow	Residential	Housing and condominiums
🔵 Blue	Commercial	Retail, offices, mixed-use
🟣 Purple	Business / Industrial	Tech parks, logistics, light industry
🟢 Green	Open Space / Parks	Nature and recreation
🔴 Red	Civic & Community	Schools, hospitals, government facilities
⚪ White	Flexible / Mixed-Use	Can be residential, retail, or office depending on demand

Here’s how to explore zoning data on the official URA portal:

1. Visit URA Space Map.
   
2. Select the “Master Plan” layer.
   
3. Zoom into your area of interest (e.g. Tengah, Paya Lebar, Lentor).
   
4. Click on land parcels to see:
   • Zoning type (e.g. Residential, White, Commercial)
   • Plot ratio
   • Development height
   • Roads and amenities nearby
5. Compare to older versions (e.g. 2019 Plan) to see zoning changes.

Key Growth & Redevelopment Areas (2025 Master Plan Focus)

Under Singapore’s URA Master Plan 2025, several large-scale growth areas are being developed to decentralize jobs and housing, and to promote sustainable living. These include Jurong Lake District (JLD), Tengah New Town, Punggol Digital District (PDD), the Greater Southern Waterfront (GSW), and the Northern Gateway (Woodlands/Sembawang). Each area is being transformed with new infrastructure and zoning to support business, technology, and quality of life.

Jurong Lake District (JLD)

Jurong Lake District will be Singapore’s largest mixed-use business hub outside the city centre. Under the URA 2025 plan, JLD is set to offer new waterfront housing, parks and retail alongside high-quality offices.

The government projects up to 100,000 new jobs and 20,000 new homes in JLD by around 2040–2050. The district will be served by multiple MRT lines: the existing East-West line plus the future Jurong Region Line (JRL) and Cross Island Line (CRL), due in the late 2020s and early 2030s. These links will connect JLD to the CBD, the airport and other hubs within 30 minutes.

Tengah New Town

Tengah is Singapore’s newest HDB town in the West Region, planned as a “forest town” with smart, eco-friendly design. It will be divided into five distinct residential districts – Plantation, Park, Garden, Forest Hill, and Brickland – each with its own character and extensive green connectors.

Tengah is marketed as Singapore’s first truly smart and sustainable HDB town. For example, it features a car-free town center and will be fully car-lite, with pedestrian-friendly streets, cycling paths and dedicated bus lanes. In total, the long-term plan is for roughly 40,000 new housing units in Tengah (mainly public housing).

Key amenities include neighborhood centers (with shops, childcare and healthcare), elevated parking with green roofs, and a high-tech district cooling system – all reflecting the URA vision of a low-carbon, community-oriented estate.

Punggol Digital District (PDD)

Punggol Digital District is a 50-hectare tech and innovation hub in the North-East Region. Master-planned by JTC, PDD blends industry and education by colocating the new Singapore Institute of Technology (SIT) campus with business parks. The district “serves as a hub for emerging technologies” such as cybersecurity, artificial intelligence, robotics and fintech.

URA describes PDD as a “smart and sustainable” precinct – it features an Open Digital Platform (ODP) for district-wide data management, efficient district cooling, solar power grids, and many Green Mark Platinum buildings.

By attracting tech firms and startups, PDD is expected to spur economic growth in the region; analysts note this could boost demand for housing in nearby Punggol estates as tech talent moves in. The close SIT-industry integration also enables applied R&D and internships, aligning with the Master Plan’s goal of building a knowledge-driven economy.

Greater Southern Waterfront (GSW)

The Greater Southern Waterfront is a 2,000-hectare stretch of land along Singapore’s southern coastline (from Pasir Panjang through Keppel to Marina East). URA plans to transform this former port/industrial zone into an iconic waterfront city.

Redevelopment will occur in phases over many years, starting with the Pasir Panjang power station area, the former Keppel Golf Club and the Mount Faber/Harbourfront zone in the next 5–10 years. The overall vision includes tens of thousands of new homes (public and private) with coastal promenades and open parks, along with commercial office and retail space.

For example, the Keppel Club site (46 ha) is set to become a new residential precinct with waterfront access and green corridors, guided by an integrated “green-blue” plan. Major supporting features include a continuous riverside promenade linking Pasir Panjang to Marina Barrage, a new linear park through West Coast–Labrador, and even a funicular from Mount Faber to the shore.

Northern Gateway (Woodlands & Sembawang)

The Northern Gateway covers the Woodlands and Sembawang areas in the North Region, envisioned as a new cross-border economic zone linked to Johor.

Under URA’s plan, the Woodlands Regional Centre will become the largest hub in the North (on ~100 ha), hosting offices, R&D and lifestyle amenities for sectors like logistics, aerospace and fintec. A key element is seamless connectivity: the future Rapid Transit System (RTS) link and causeway enhancements will tie Woodlands to Johor Bahru, making the area part of the new Johor–Singapore Special Economic Zone.

The plan also expands Woodlands’ industrial and innovation capacity. The Sungei Kadut Eco-District will be an agri-tech and industrial park (with indoor farming R&D and recycling hubs), while the Senoko Food Zone clusters F&B manufacturing. Woodlands North Coast is slated as a unique mixed-use waterfront district with new housing, offices and light industry in a campus-style environment. In Sembawang and Kranji, tens of thousands of new homes and better park connectivity are being added.

Frequently Asked Questions

1️⃣ What is the URA Master Plan in Singapore?
It’s Singapore’s official 10–15-year land-use plan, detailing where homes, parks, and industries will be built.

2️⃣ How often is the Master Plan updated?
Every 5 years, with revisions based on economic and demographic trends.

3️⃣ What is the difference between the URA Master Plan and the Concept Plan?
The Master Plan is tactical (10–15 years), while the Concept Plan is strategic (40–50 years).

4️⃣ How does the Master Plan affect property prices?
Areas marked for redevelopment or new infrastructure tend to appreciate faster.

5️⃣ Can foreigners access and use the URA Master Plan?
Yes — the plan is public, free to access, and vital for global investors.

Conclusion

The URA Master Plan 2025 is more than a city-planning document — it’s a property investor’s roadmap.

It reveals Singapore’s long-term transformation strategy: where people will live, work, and play.
For homeowners, it highlights neighborhoods with strong future livability.
For investors, it signals where to buy before the next boom.

📍 Final takeaway:
If you want to invest smartly in Singapore, don’t follow rumors — follow the URA Master Plan.

“Explore Singapore’s URA Master Plan 2025 now
Find out how zoning, redevelopment, and new infrastructure could impact your next property move and invest with Propertylauncher, not guesswork.”