The URA Draft Master Plan 2025 offers a clear look at how Singapore’s landscape will evolve over the next 10 to 15 years. A total of 80,000 new homes will be introduced across 10 areas, from Newton and Dover to the former Turf Club at Kranji. But in this piece, we’re looking at one region in particular – northern Singapore.
From brand-new Build-To-Order (BTO) flats to upcoming private condos, the north is on track to see major changes. These insights were shared by Christine Sun, the Chief Researcher and Strategist at Realion Group.
Table of contents
- What’s in the URA Draft Master Plan 2025?
- Why all this change is happening now
- Johor Bahru–Singapore Rapid Transit System (RTS) link will connect the North to Johor and beyond
- A closer look at the the new homes coming to Northern Singapore
- Sembawang North
- Chencharu (Yishun)
- Lentor
- Springleaf
- Kranji (Former Singapore Racecourse)
- Expanding the Woodlands Regional Centre
- What this means for you
What’s in the URA Draft Master Plan 2025?
The URA Draft Master Plan 2025 brings major redevelopment plans to the North. Three key initiatives stand out: the redevelopment of Sembawang Shipyard, the expansion of Woodlands Regional Centre, and the repurposing of the former Singapore Racecourse in Kranji. These projects aim to reshape the northern part of Singapore by adding new housing, commercial developments, and green community spaces.
As a result, you can expect a more lively, connected, and balanced living environment if you plan to live in the north.
Why all this change is happening now
For a long time, the north has seen slower growth than the east, north-east, west, and central regions. Compared to developed areas like Tampines, Changi, Punggol, and Jurong, the north just hasn’t kept up in terms of growth and infrastructure.
For instance, the north has the smallest supply of private housing in Singapore. As of Q2 2025, it had only 24,063 private homes, compared to 59,588 in the West and over 215,000 in the Central region. Property transactions have also been slow. From January 2024 to June 2025, just 1,154 private homes were sold in the north. Central Singapore recorded 16,024 in the same period.
Johor Bahru–Singapore Rapid Transit System (RTS) link will connect the North to Johor and beyond
By the end of 2026, cross-border travel is set to become easier than ever. The RTS Link, part of the Johor-Singapore Special Economic Zone (JS-SEZ), will connect Woodlands North to Johor Bahru. This new rail system will carry up to 10,000 passengers per hour, per direction.
With the RTS coming to Woodlands North, you’re likely to see the enhanced link will boost economic activity in the area, likely attracting more businesses and jobs. This could also lead to more demand for homes near Woodlands North. In fact, with more expatriates and cross-border workers expected, residential and commercial properties in this zone might become even more desirable.
A closer look at the the new homes coming to Northern Singapore
You’re about to see thousands of new homes pop up in the northern estates. These include Chencharu, Woodlands, Kranji, and Lentor. If you’ve been waiting for fresh BTO launches or new condo options in the north, this will be great news.
Sembawang North
In Sembawang North, the plan includes 10,000 new homes, made up of 8,000 BTO flats and 2,000 private homes. The first project, Sembawang Beacon, was launched in July 2025, finally answering the demand in this area. There hadn’t been any new launches since 2020, and over 8,000 flats in the area reached MOP between 2020 and 2024. That means resale activity has also been increasing.
Chencharu (Yishun)
In Yishun, you’re looking at about 10,000 new homes in Chencharu by 2040. Roughly 80% of these will be public housing. Located near Khatib MRT, this area already has three BTO projects on the way: Chencharu Hills (launched June 2024), Chencharu Green, and Chencharu Vines (both launched in February 2025).
In September 2024, a new integrated development also opened, featuring a hawker centre, a bus interchange, and retail shops. It’s ideal if you’re looking for convenience and connectivity in one package.
Lentor
Lentor is another area seeing fresh change. A brand-new condominium cluster and shopping mall are being built. This development will help shape Lentor into a more self-contained and modern estate. For those of you hoping to live in a condo near green spaces with amenities nearby, Lentor is worth watching.
Springleaf
Springleaf, known for its peaceful surroundings, is also part of the plan. Two residential sites have been identified here – Upper Thomson Road (Parcel A and B). Parcel A was already launched under the Government Land Sales programme in June 2025, and Parcel B is expected to house Springleaf Residence in the near future. With the nearby Lower Seletar Reservoir and park connectors, it’s a spot that appeals to nature lovers and HDB upgraders alike.
Read more: Upper Thomson, Telok Blangah, Dorset Road: URA released 3 GLS sites for sale in June 2025
Kranji (Former Singapore Racecourse)
One of the most transformative projects lies in Kranji, where the former Singapore Racecourse will become a mix of residential estates, community spaces, and recreational zones. Around 14,000 new homes will be built here.
You’ll also have access to some of the country’s most beloved nature attractions, like Sungei Buloh Wetland Reserve and the Mandai wildlife parks. This blend of urban and green living is designed with long-term sustainability in mind.
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Expanding the Woodlands Regional Centre
The expansion of Woodlands Regional Centre is a big step towards turning Northern Singapore into a full-fledged economic zone. This area will include Woodlands Central and Woodlands North Coast. Combined, they will offer about 700,000 square metres of commercial space and more than 100 hectares of developable land.
Woodlands North Coast, in particular, is designed to be a mixed-use waterfront destination. It will feature new housing developments, an expanded waterfront park, and a business park focused on SMEs. There will also be new offices and direct MRT access via the Thomson-East Coast Line. If you’re someone who loves living near water or dreams of working closer to home, this is a region to keep your eyes on. The first BTO in the area, Woodlands North Verge, was launched in February.
What this means for you
With all these changes, you can expect more housing options across different price points, along with new amenities and parks for you and your family to enjoy. Improved transport and easier cross-border access will also make daily commutes and weekend getaways more convenient. As demand grows, property values in the area are likely to rise too.
So, if you’ve been waiting for the right time to consider living or investing in the north, this could be the turning point you’ve been looking for.
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