URA Master Plan: 9 Districts with upcoming developments in Singapore

Singapore has undergone many transformations over the years thanks to intensive urban planning. Most land use planning has to begin many years or even decades in advance.

Find out how URA’s Master Plan can help you choose your ideal home location based on how the landscape is going to evolve in the coming years ahead.

Numerous considerations come into play when making a substantial investment like purchasing a property, particularly in Singapore. When assessing the prospective location and its surroundings, are you aware of the invaluable role played by the URA Master Plan?

Content

• What is URA Master Plan?
• How to read URA Master Plan?
• URA Master Plan 2019 (Summary Table)
• URA Master Plan 2024 (Upcoming)
• URA Master Plan 2023
• URA Master Plan Map
• URA Master Plan Paya Lebar Airbase
• URA Master Plan Punggol
• URA Master Plan Tengah

What is the URA Master Plan?

The Urban Redevelopment Authority (URA) maintains the URA Master Plan in order to chart Singapore’s developments over the next 10 to 15 years.

The URA Master Plan is a plan that indicates statutory land use projections over the next 10 to 15 years for every single plot of land in Singapore. It is reviewed every five years. It indicates the ways in which land can be used as approved by the government, as well as the maximum allowed density for developments.

Undergoing review every five years, it translates the extensive long-term strategies of the Long-Term Plan into comprehensive blueprints that steer land and property development. The Master Plan outlines the allowable land use and development density parameters in Singapore.

Whether you’re a purchaser, an individual seeking an upgrade, or an investor, gaining the knowledge of how to effectively employ this indispensable resource is crucial for enhancing your comprehension of land utilization in Singapore.

Given that all land in Singapore is categorised into specific zones (e.g., residential, commercial, transportation, etc.), having the ability to anticipate upcoming developments before finalizing a property decision offers significant advantages.

(The URA Master Plan map is accessible through URA SPACE, a portal that offers
a range of maps, including those that delineate planning decisions and government land sales sites.)

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How to read URA Master Plan?

To make sense of the URA Master Plan, you need to first understand two concepts - zoning and plot ratio. Then, you can delve deeper and check for useful property information such as new MRT lines, upcoming changes in a certain neighbourhood, or upcoming buildings that may block any nice views that your property currently enjoys.

While having access to such a valuable tool is undeniably beneficial, the truth is that it can be overwhelming for someone new to this, particularly with the use of various terms and color-coded areas.

URA Master Plan Legend

One of the initial elements you’ll come across when accessing the Master Plan is the color-coded Legend, primarily indicating the designated purpose of each site.

Considering the multitude of distinct zones, here are some that you should prioritise and take note of:

Residential or Commercial

The three primary colors to initially assist you in distinguishing the zones of your interest are the
ones shown above.

These areas denote where property developments for residential homes will occur, encompassing both private properties and HDB estates. This categorisation can then be further divided into areas designated for residential use only, or those intended for both commercial and residential purposes.

Next, it’s crucial to assess the available amenities in the vicinity, considering your specific needs. Here are some common ones to keep in mind:

Residing in close proximity to shopping centers is a top priority for many property seekers, as it provides immense convenience for daily grocery shopping and accessing amenities; take note of the dark blue block should this be a priority for you.

Educational Institution

Whether you’re already a parent or considering parenthood in the future, the off-white block marked with an ‘E’ is undoubtedly a crucial factor to consider as having a school nearby can offer significant advantages.

Conversely, even those not planning to have children may find this noteworthy, as noise levels during school dismissal times or hourly bell rings may affect your day-to-day life.

MRT

Undoubtedly, one of the most crucial factors, especially if you don’t own a vehicle, is to watch out for these icons if you prefer to reside in close proximity to transportation facilities. This can also significantly influence property prices, as HDB blocks within walking distance of an MRT station often command higher prices compared to those situated farther away.

Now with the URA Master Plan legend and colour codes out of the way, here are 4 things to read in the URA Master Plan:

1. Commercial or Residential land

There are two concepts to understand: zoning and plot ratio.

Every plot of land in Singapore is zoned according to how it can be used. Some zoning types include residential, commercial, hotel, business park, health and medical care, educational institution, place of worship, park, beach area, road, transport facilities, MRT and cemetery.

There are also a few hybrid types, such as residential with commercial at 1^st storey, which applies to mixed-use condos, for example.

2. URA Master Plan Plot Ratio

Plot ratio indicates how intensively a plot of land can be used by indicating the maximum gross floor area of developments built on the parcel. A higher gross plot ratio means that higher-rise buildings can be built on the plot of land.

A plot ratio of 2.8 and above indicates high density. You can also check the maximum height for buildings on a plot of land.

How to read plot ratio? [In-depth guide]

Let's dive into an in-depth explanation of plot ratio. What is plot ratio?

Plot ratio indicates the degree to which a piece of land can be utilised for development. The plot ratio sets the limit for the maximum gross floor area (GFA) allowed for any development on that land parcel. This makes it a valuable indicator of potential developments within a specific area.

Go to URA SPACE, zoom into a specific area, you’ll observe that each plot is labeled with a number (e.g., 1.6, 3.7, 5). This number represents the plot ratio of the land parcel where a higher numerical value commensurate with how much the land can be utilised.

In other words, a high plot ratio = more units and additional storeys in a development.

In the case of sites zoned exclusively for residential use, the number of storeys allowed for apartments and condominium developments will be determined by the GPR, as presented in the table below:

When two land plots have comparable areas on the URA SPACE map but distinct plot ratios, it typically indicates that one will have a higher density or greater height compared to the other.

Please be aware that land parcels in less developed or yet-to-be-developed areas do not have designated plot ratios. The maximum number of storeys may vary for areas that, for instance, are subject to street block controls, have conservation or urban design prerequisites, or do not adhere to the standard GPRs provided above, such as GPR 2.9 or GPR 1.7.

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3. Check for new MRT stations

By consulting the URA Master Plan, one can anticipate future developments over the next 10 to 15 years. This can be very useful if you’re looking to buy property and want to know how the surrounding area will change over the next decade or two.

For example, if you are buying a home in a new area that is undergoing development, it makes sense to check URA’s plans for the surrounding plots of land over the next 10-15 years.

If there are new transportation links such as MRT stations being developed near your potential new home, that is a good sign of investment potential.

4. Check for new buildings blocking views

On the other hand, if you are concerned about your view being blocked, beware of high density land parcels being built next door, as that could signal a new condo development or skyscraper popping up nearby, depending on the zoning.

High floor buildings

Given that the plot ratio signifies the potential height of buildings on a particular land plot, a high plot ratio for residential plots could result in soaring condominium towers, while a commercial land area might translate into a new shopping complex.

This becomes particularly crucial if you intend to purchase a unit with a view of an empty land plot. By examining the plot ratio allocated to it, you can preemptively avoid the unpleasant surprise of your unobstructed view being obstructed by a taller development in a few years’ time.

5. Avoid industrial areas

On the flip side, the master plan can also serve as a tool for steering clear of areas where you wouldn’t want to live.

This could involve avoiding properties near Business 2 sites where warehouses or special industries like the manufacturing of industrial machinery are situated, or steering clear of locations near places of worship that tend to attract large crowds during religious festivals, especially if you’re not religious.

As mentioned above, employing the plot ratio correctly can also prevent you from investing a substantial amount in a property only to find a high-rise building constructed right in front of it.

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URA Master Plan 2019 (Summary Table)

There were 9 districts' development plans laid out in the last URA Master Plan released in 2019. They are namely Paya Lebar Airbase, Tengah, Orchard Road, Changi, Kallang River, Greater Southern Waterfront, Punggol, Greater Rustic Coast, and Rail Corridor. Here's a summary of each district's developments.

*Information from URA and other property websites is accurate as of time of writing.

URA Master Plan 2024

According to a URA representative, the latest version of the URA Master Plan is from 2019. The Master Plan review has commenced and URA has launched the public engagement exercise which is expected to take place over the next two years. The review will culminate in a presentation of the Draft Master Plan in 2025 for public feedback.

The Draft Master Plan will then be gazetted as the Master Plan to guide the land use and development plans for Singapore over the next 10 to 15 years. Until the new Master Plan is formally gazetted, the URA Master Plan 2019 will continue to remain in force. 

Some of the highlights of URA Master Plan 2019 include the development of more residential areas in the CBD, the development of the Round Island Route cycling path and upcoming plans to move Paya Lebar Air Base.

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URA Master Plan Map

The URA Master Plan Map can be accessed at this site.

Once you have accessed the Master Plan, click on [Legend] to see the key for the various zoning types. Each plot of land on the map is colour-coded according to its zoning type.

To see the plot ratio of a plot of land, zoom in on the map. You will see figures on each plot of land corresponding to the plot ratio.

If you’d like to check the maximum height allowable on a plot of land, search for it using the search bar on the top left, inputting the address, postal code or lot number.

Click [Explore Development Site] > [Redevelop Site] and you’ll see the maximum number of storeys under “Building Height Control”.

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URA Master Plan Paya Lebar Airbase

There are big plans to relocate Paya Lebar Airbase from the 2030s onwards. The RSAF will move its operations to other airbases in locations such as Changi and potentially Tengah. The airbase was built in 1954 to serve as the Singapore International Airport, but was later acquired by the RSAF in 1980.

The land currently occupied by the airbase will be redeveloped into a new town. The government hopes to help the area retain its character as a former airbase, while also creating a sustainable and nature-filled environment with plenty of green spaces.

The exact date of the airbase’s relocation has not been announced, but is expected to take place in around 2030.

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URA Master Plan Punggol

The upcoming Punggol Digital District is expected to open in phases beginning in 2024 and be completed by the end of 2026.

Touted as Singapore’s first smart business district, it will occupy 50 hectares and also be the site of the Singapore Institute of Technology. It is expected to yield about 28,000 new jobs and hopes to become a hub for digital tech companies.

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URA Master Plan Tengah

Tengah is a new neighbourhood being developed intensively right now. It will be a car-lite town which integrates green spaces into residents’ daily lives. For instance, the town centre will feature roads that run below ground level, freeing up space at ground level for cyclists and pedestrians.

The town will be planned in such a way that enables residents to live within easy reach of commercial, medical, educational and community amenities. Other facilities in the works for Tengah include a central park, a sports hub and an integrated community hub.

Numerous BTO launches in Tengah have already taken place, with the first residents moving in in late 2023 and early 2024. The Jurong Region Line which serves the area is expected to open progressively, beginning in 2027. It will, however, take many years for the town to be fully developed.

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Additional contribution by Wendy Ker