URA Master Plan 2025: Six Precincts Changing Shape and What Buyers Should Know

Singapore's URA Master Plan is reviewed every five years. The 2025 edition, gazetted earlier this year, lays out zoning changes, new infrastructure corridors, and precinct-level transformations that will play out over the next 10–15 years. If you are buying property now, these plans directly affect what your neighbourhood will look like — and how its value may evolve.

This article covers six precincts undergoing meaningful transformation, drawing from confirmed URA plans, GLS activity, and LTA transport commitments. We separate what is confirmed from what is speculative.

1. Bukit Timah Turf City — from horse racing to homes

What's confirmed

• The former Turf City site (Singapore Turf Club) has been rezoned for residential and mixed-use development under Master Plan 2025.
• URA has released multiple GLS sites: Dunearn Road (first site at $1,410 psf ppr, second at $1,625 psf ppr — a 15.2% increase) and Holland Link ($1,432 psf ppr).
• Approximately 15,000 new homes are planned across the broader Bukit Timah Turf City precinct over the coming decade.
• The Bukit Timah–Rochor Green Corridor will connect the precinct to the city centre.
• CRL Phase 2 will add a Turf City station (CR14), opening by 2032.

What's speculative

• Exact timelines for the full build-out. The first project (Dunearn House) is expected to launch in 2026, but the precinct will take 10+ years to fully materialise.
• The precise mix of public vs private housing. HDB has indicated public housing will be part of the mix, but unit counts are not finalised.

2. Newton Urban Village — from offices to a mixed-use hub

What's confirmed

• Newton is being planned as a mixed-use "Urban Village" around Newton MRT Interchange, combining residential, lifestyle, community, and commercial uses.
• ~5,000 new homes (public and private) planned over the next decade.
• Two private GLS sites: Bukit Timah Road at $1,820 psf ppr (Nov 2025, ~340 units) and Peck Hay Road at $1,865 psf ppr (Jun 2026, ~315 units).
• New green spaces and a mixed-use cluster around Newton MRT.

What's speculative

• White site and mixed-use tenders have not been awarded. The retail, F&B, and community facilities are planned but not yet delivered.
• ACS Junior is expected to relocate to Tengah (~2030). The school's current 1 km catchment benefit for the Peck Hay Road site is time-limited.

3. Jurong Lake District — Singapore's "second CBD"

What's confirmed

• JLD is designated as Singapore's largest business district outside the CBD, anchored by Jurong East MRT interchange.
• The 2H 2026 GLS includes the JLD White Site (1,200 units + 40,000 sqm office) and Town Hall Link (1,200 units + 83,200 sqm commercial).
• Jurong Region Line (JRL) — 24 stations, completion targeted 2027–2029.
• CRL Phase 3 will add a Jurong Lake District station (CR19), connecting to JRL, targeted late 2030s.
• Lucerne Grand's site (Lakeside Drive) was secured at $1,132 psf ppr — the anchor OCR project for the western corridor.

What's speculative

• The full JLD vision (office towers, lifestyle amenities, waterfront promenades) will take 15–20 years. Current amenities are limited.
• The "second CBD" label is aspirational. Office take-up depends on corporate relocation decisions that have not yet materialised at scale.

4. Lentor — a nearly complete precinct

What's confirmed

• Seven GLS projects totalling ~2,954 units, with only ~28 units unsold as of April 2026.
• Lentor MRT (TEL Stage 3) is operational.
• Lentor Hills estate includes a neighbourhood park, polyclinic, and Lentor Modern Mall.
• Land prices ranged from $920 (Lentor Gardens) to $1,204 psf ppr (Lentor Modern), with launch prices from ~$1,837 to ~$2,586 psf.

What's speculative

• No new Lentor GLS sites in the current programme. Whether URA releases more plots depends on future Master Plan reviews.

5. Novena / Newton corridor (The Serra Residences, Dorset Road)

What's confirmed

• Dorset Road GLS awarded to UOL/Singland/Kheng Leong at $1,338 psf ppr (Oct 2025) for ~428 units — becoming The Serra Residences.
• Far East Organization holds the adjacent freehold site (acquired in 2010 for $122M, two parcels totalling 51,395 sqft at $847 psf ppr).
• Novena MRT (NSL) and upcoming Great World MRT (TEL) provide dual-line access.

What's speculative

• Whether the Newton Urban Village transformation spills over into Novena's immediate precinct. They are adjacent but governed by different precinct plans.

6. Upper Thomson / Peirce (Thomson Reserve)

What's confirmed

• Thomson Reserve GLS awarded at $1,178 psf ppr.
• Upper Thomson MRT (TEL Stage 4) operational, providing direct access to Orchard and Marina Bay.
• Proximity to Thomson Nature Park and Lower Peirce Reservoir — a genuine nature corridor.
• En bloc threshold changes proposed (August 2026): 10–39 year old developments may only need 70% consent (down from 80%), which could unlock more redevelopment in the area.

What's speculative

• The en bloc threshold changes are proposed, not enacted. Monitor Ministry of Law announcements.
• Land Betterment Charge increases (average 3.4% for non-landed residential) will add to developer costs for future en bloc purchases.

Confirmed vs speculative — how to tell the difference

What this means for buyers