Singapore · Planning
Singapore gazettes Master Plan 2025 as its statutory land use plan
On 1 December 2025 URA gazetted Master Plan 2025, with immediate effect, as Singapore's statutory land use plan for the next 10 to 15 years, succeeding Master Plan 2019.
Announced 1 December 2025 · Effective 1 December 2025
Sign in to save this event to your research. It is free.
Current position: as introduced · 2 parameters, none amended
Original rule
as at 1 December 2025
Current position
as at 27 September 2026
Statutory Master Plan in force
Master Plan 2025, gazetted 1 December 2025, succeeding Master Plan 2019
Statutory Master Plan in force
No amendment recorded in this archive
Buildings conserved as part of the Master Plan
33 buildings, gazetted for conservation in Master Plan 2025
Buildings conserved as part of the Master Plan
No amendment recorded in this archive
Key numbers
In brief
On 1 December 2025 URA gazetted Master Plan 2025, with immediate effect, making it Singapore's statutory land use plan for the next 10 to 15 years in place of Master Plan 2019. It named Bukit Timah Turf City and the former Kranji racecourse as future housing estates and conserved 33 buildings. The draft exhibited from June 2025 had changed nothing until this day.
Why it mattersInterpretation
Why it mattersInterpretation
The draft became the plan on one day
Between 25 June and 30 November 2025 the proposals were a draft on exhibition, open to objection, and changed no control. From 1 December 2025 they are the statutory plan. A land use or plot ratio read from the draft before that date was a proposal, and one read from the plan after it is a control.
What it means for development
The plan sets the land use and maximum intensity URA considers an application against, but the Written Statement says it confers no development right and no entitlement to the maximum plot ratio. The named housing areas are intentions with land still to be released, and Annex B says Turf City sites will come in tandem with infrastructure.
Related planning changes
The review built on the Long-Term Plan Review of 2022, a set of long-term strategies that are not statutory. Incentive schemes such as the CBD Incentive have their own circulars and dates.
Explore on the map
The land use layer on Prevo's map is Master Plan 2025, the plan this event gazetted, as downloaded from data.gov.sg on 18 August 2026. Prevo holds no earlier plan's land use, so the map cannot show what changed parcel by parcel, and Prevo does not compare plan versions. The layer carries no edition date, and its subzones are still those of Master Plan 2019.
What changed
The statutory plan changed on 1 December 2025. Development control now reads against Master Plan 2025 and its Written Statement, which say the plan guides development and confers no right to develop to the maximum intensity. At national level URA framed the plan around four themes carried over from the review. The areas it named are Bukit Timah Turf City and the former Kranji racecourse as housing estates, with Pearl's Hill, Marina South, Dover-Medway, Newton and Paterson as further new neighbourhoods, and Jurong Lake District, Woodlands Regional Centre and Bishan Sub-Regional Centre as business nodes. Thirty-three buildings were gazetted for conservation, 22 of them at Turf City. The release lists no parcel changes.
Full event recordDates, regulator, scope, every stored claim value, the position before and the current status
Event facts
- Announced
- 1 December 2025
- Effective
- 1 December 2025
- Announcement to effective
- Same day
- Regulator
- Urban Redevelopment Authority
- Instruments and scope
- All land in Singapore, through development control: the land use and intensity controls against which URA considers applications for planning permission from 1 December 2025, as Master Plan 2025 and its Written Statement set them. The plan confers no development right on any parcel. The Draft Master Plan 2025 and the Long-Term Plan Review are outside it.
- Claim 5
- 220000 people engaged, approximate[URA release pr25-64, 1 December 2025, paragraph 3; URA release pr23-36, 5 October 2023, second paragraph; URA release pr25-32, 25 June 2025, paragraph 5]
- Claim 10
- 33 buildingsBuildings, not sites or conservation areas. 22 are at Bukit Timah Turf City.[URA release pr25-64, 1 December 2025, paragraph 11; Annex B, paragraph 15 and footnotes 1 and 2]
- Before this framework
- On 30 November 2025 the statutory land use plan was Master Plan 2019, gazetted on 27 November 2019. The Draft Master Plan 2025 had been on exhibition since 25 June 2025, and its proposals, including new housing at Bukit Timah Turf City and the former Kranji racecourse, were proposals that changed no control. The Long-Term Plan Review of 2022 had set long-term strategies, which are not statutory.
- Positioning at introduction
- Presented by URA as the conclusion of its most extensive public engagement, meant to steer the next phase of Singapore's urban transformation. With the gazette URA said it would formally adopt the plan as Singapore's official land use plan and guiding blueprint, building on the strategies of the Long-Term Plan.
- Current status
- Active as introduced, no amendment recorded in this archive.
Market context
The market around the announcement
When this was announced on 1 December 2025, URA's latest quarterly figures were for 3Q2025, published 24 October 2025, 38 days earlier. The next release, 4Q2025, came on 23 January 2026. The table carries on through three releases after it.
| Private residential | 1Q2025Apr 2025 | 2Q2025Jul 2025 | On the day3Q2025Oct 2025 | 4Q2025Jan 2026 | 1Q2026Apr 2026 | 2Q2026Jul 2026 | Trend | Change3Q2025 to 2Q2026 |
|---|---|---|---|---|---|---|---|---|
| Prices | ||||||||
| Private home price index | 211.1 | 213.2 | 215.1 | 216.4 | 218.3 | 219.4 | +2.0% | |
| Non-landed, core central region | 156.0 | 160.7 | 163.4 | 157.7 | 158.6 | 161.5 | −1.2% | |
| Private rental index | 158.5 | 159.8 | 161.7 | 160.9 | 161.4 | 162.5 | +0.5% | |
| Sales | ||||||||
| New homes sold by developers | 3,375 | 1,212 | 3,288 | 2,940 | 2,013 | 2,141 | −34.9% | |
| Resales | 3,565 | 3,647 | 3,881 | 3,529 | 3,225 | 3,813 | −1.8% | |
| Sub-sales | 321 | 269 | 235 | 230 | 175 | 194 | −17.4% | |
| Units launched | 3,139 | 1,520 | 4,191 | 2,632 | 1,844 | 1,783 | −57.5% | |
| Supply | ||||||||
| Unsold, uncompleted, with planning approval | 18,125 | 18,498 | 17,029 | 14,859 | 16,095 | 14,929 | −12.3% | |
| Pipeline with planning approval | 35,364 | 36,663 | 36,814 | 35,690 | 38,133 | 38,556 | +4.7% | |
| Vacancy rate | 6.5% | held | held | 6.0% | 6.2% | 6.4% | n/a | |
Each figure is the quarter's own value as URA printed it in that quarter's release, not as later revised. Select a figure to see the annex and page it comes from.
Held back: URA prints the number in more than one place and the table's labels do not settle which one it is, so the archive stores it but does not show it.
What happens next
1 December 2025 to 1 December 2028
Named new housing areas move from plan to land release
Show detail
Named new housing areas move from plan to land release
Interpretation
URA said agencies would progressively release public and private housing sites at Bukit Timah Turf City and call a master planning consultancy for the former Kranji racecourse the following year. The test is whether land at either area reaches release within three years of the gazette. If neither moves, the plan's housing intention for them stays on paper for the window.
Why this grade
No grade is assigned. Land releases follow the Government Land Sales and HDB launch programmes, which respond to demand and supply as well as to the plan.
Not observable until a second plan edition is held
Parcel-level change in land use and plot ratio against Master Plan 2019
Show detail
Parcel-level change in land use and plot ratio against Master Plan 2019
Interpretation
The release describes the plan at named-area level. The test, fixed now, is whether the areas it names as new housing estates show a change towards residential or residential-compatible use between Master Plan 2019 and Master Plan 2025. If they show none, the gazette did not carry the intention the release states.
Why this grade
No grade can be assigned. Prevo holds Master Plan 2025 land use only, so no plan-to-plan comparison exists, and matching polygons across two editions needs a method that separates a redrawn boundary from a planning change.
Master Plan 2019 land use is published on data.gov.sg and is not ingested here.
Prevo analysis
Prevo view
InterpretationA statutory event with little a reader can measure on the day. Its legal effect is clear and dated: from 1 December 2025 development control reads against Master Plan 2025. What it changed for any given site is not in the release, which speaks in areas and themes, and Prevo cannot yet answer it because it holds only this edition of the plan. The named housing areas are the part that can be tested within a few years, by whether land at Turf City and Kranji actually reaches release.
Confidence: MEDIUM-HIGH
What would change this view: Ingesting Master Plan 2019 land use beside Master Plan 2025, with a method that separates redrawn polygons from planning changes, would let the plan's parcel-level effect be stated rather than described. A certified copy of the Written Statement as gazetted would fix its text on the day.
The case for and the case against2
The case for
URA's case is that the plan reflects its most extensive engagement, close to 220,000 people over two years, balanced against national priorities. It gives a statutory basis to housing on brownfield sites near existing and planned MRT lines, keeps business nodes outside the city centre under the decentralisation strategy, and conserves buildings from Singapore's post-independence history.
The case against
The release and its annexes describe the plan at the level of named areas and themes, so a landowner cannot tell from them whether a given parcel's controls moved. Several of the named housing areas have no timetable, and the largest depend on land preparation and infrastructure yet to be built. The online Written Statement already reflects dates after the gazette, which leaves the text as gazetted harder to fix than the plan's standing suggests.
What this view assumes3
- Master Plan 2025 has been the statutory land use plan since 1 December 2025.
- The Draft Master Plan 2025 changed no control at any point.
- No held source states a parcel-level change made by the gazette.
What we don't know4
- Which parcels changed land use or plot ratio between Master Plan 2019 and Master Plan 2025
- The text of the Written Statement exactly as gazetted on 1 December 2025
- The timetable for the named new neighbourhoods other than Bukit Timah Turf City and Kranji
- Whether Prevo's land use layer reflects amendments made after the gazette
Evidence behind this event
15 claims, 14 verified
- Causally established outcomes
- 0
- Interpretive sections, not claim-verifiableWhy it matters, Prevo View, The case for, The case against
- 4
Source interpretations1
Prevo interpretations (not independently verifiable)1
Every claim, by type
Rates, figures and counts1
- Claim 10
URA conserved 33 buildings as part of Master Plan 2025, across the themes of economy, housing, social and defence, 22 of them at Bukit Timah Turf City.
VERIFIED PRIMARY[URA release pr25-64, 1 December 2025, paragraph 11; Annex B, paragraph 15 and footnotes 1 and 2]Statutory, gazetted for conservation with the plan. A count of buildings, not of sites: Annex B's footnote counts six former SIT blocks at Dakota Crescent separately within the 33. The other named buildings include the former Royal Malayan Navy Admin Block, Jurong Hill Tower and the Singapore Badminton Stadium.
Policy decisions and design4
- Claim 6
The review was shaped around four themes: a happy and healthy city, sustainable growth, urban resilience, and nature and heritage.
VERIFIED PRIMARY[URA release pr25-32, 25 June 2025, paragraph 5; URA release pr25-64, 1 December 2025, paragraph 2; URA release pr23-36, 5 October 2023, themes i to iv]Themes of the review, not controls. The 2023 release says they were translated from the Long-Term Plan Review's pillars.
- Claim 7
URA said that under Master Plan 2025 Bukit Timah Turf City and the former Singapore Racecourse at Kranji would be transformed into new housing estates, with preparatory works starting at Turf City and a master planning consultancy for Kranji to be called the following year.
VERIFIED PRIMARY[URA release pr25-64, 1 December 2025, paragraph 9; Annex B, paragraphs 2 to 4]Named-area intentions, as the release words them. No parcel's land use, plot ratio or boundary is stated or carried. Annex B puts the Kranji estate "over the next 10 years" and says the first Turf City site at Dunearn Road was recently sold for around 380 homes; that sale is a land release, not a change made by the gazette.
- Claim 8
Annex B named Pearl's Hill, Marina South, Dover-Medway, Newton and Paterson among the other new neighbourhoods highlighted in Master Plan 2025, to take shape progressively after detailed plans are developed.
VERIFIED PRIMARY[URA release pr25-64, Annex B, paragraph 6]Named areas only, a list introduced by "SUCH AS". No timing or housing number is stated. The draft release of 25 June 2025 also named Sembawang Shipyard and Paya Lebar Air Base, and those draft-stage statements are not carried as gazetted.
- Claim 9
Annex B said Master Plan 2025 would continue the decentralisation strategy, naming Jurong Lake District as a major gateway and Woodlands Regional Centre and Bishan Sub-Regional Centre as business nodes.
VERIFIED PRIMARY[URA release pr25-64, Annex B, paragraph 8]A stated strategy and named nodes, no controls. Annex B says URA would soon announce an update on Jurong Lake District; that update is not part of this event.
Rules and scope2
- Claim 2
URA described the Master Plan as the statutory land use plan guiding Singapore's physical development over the next 10 to 15 years, and said that with the gazette it would formally adopt Master Plan 2025 as the official land use plan.
VERIFIED PRIMARY[URA release pr25-64, 1 December 2025, opening paragraph; URA circular URA/PB/2025/12-PPG, 1 December 2025, first paragraph]STATUTORY. A planning horizon stated as a range, not an expiry date: URA describes the Master Plan as reviewed every five years (claim 14), and no end date is set.
- Claim 3
The Master Plan Written Statement 2025 says the plan's contents guide development through development control and do not confer development rights or an entitlement to develop land to the maximum intensity.
VERIFIED PRIMARY[Master Plan Written Statement 2025, Preface, page 2]Statutory text, read from ura's current online copy. That copy lists monuments and parks as at 13 December 2025, so it is not the certified text as gazetted. The preface states what the plan is and is not a list, so an amendment of a list would not move it.
Dates6
- Claim 1
URA gazetted Master Plan 2025 on 1 December 2025, with immediate effect.
VERIFIED PRIMARY[URA release pr25-64, 1 December 2025, opening paragraph; URA circular URA/PB/2025/12-PPG, 1 December 2025, first paragraph and effective date]Statutory, the gazette date. The release says the plan "is officially gazetted today" and is dated 1 December 2025; the circular says "officially gazetted on 01 December 2025" and "With immediate effect". The Government Gazette notification is not held. The draft exhibition of 25 June 2025 is not this date.
- Claim 4
The Draft Master Plan 2025 was exhibited from 25 June to 29 November 2025, at the URA Centre and 14 other locations, and objections to its proposals were invited to MND by 23 July 2025.
VERIFIED PRIMARY[URA release pr25-64, 1 December 2025, paragraph 2; URA release pr25-32, 25 June 2025, paragraphs 1, 43 and 47]Proposed, a draft and not a plan. The exhibition changed no control and made no parcel's land use or intensity statutory. The Minister launched it on the morning of 25 June 2025, which is a date of the review, never the effective date.
- Claim 5
URA launched the public engagement for the Draft Master Plan 2025 on 5 October 2023, and said it engaged close to 220,000 people from October 2023 to June 2025.
VERIFIED PRIMARY[URA release pr25-64, 1 December 2025, paragraph 3; URA release pr23-36, 5 October 2023, second paragraph; URA release pr25-32, 25 June 2025, paragraph 5]Consultation, which changed no control. URA's own count, given as "close to" 220,000 in December 2025 and "almost" 220,000 in June 2025; the approximation is not sharpened. It counts participation, not support for any proposal.
- Claim 12
URA exhibited the Long-Term Plan Review's strategies from 6 June 2022 as planning concepts for the next 50 years and beyond, and said the Draft Master Plan 2025 built on them.
VERIFIED PRIMARY[URA release pr22-25, 6 June 2022, second paragraph; URA release pr25-32, 25 June 2025, paragraph 4]Long-term intent, not statutory and not zoning. The 2025 release says the Long-Term Plan sets strategic directions and the Master Plan translates them into detailed land use proposals. Context for this event, recorded in the planning register as LTPR-2022.
- Claim 13
URA launched a year-long public engagement for the Long-Term Plan Review on 17 July 2021, saying its plans and strategies would guide the next Master Plan review in 2024.
VERIFIED PRIMARY[URA release pr21-24, 17 July 2021, opening paragraph and final paragraph]Consultation on a long-term strategy, which set no control. The review it anticipated for 2024 is the one whose draft was exhibited in 2025. Recorded in the planning register as LTPR-2021.
- Claim 14
The previous statutory plan, Master Plan 2019, was gazetted on 27 November 2019, and URA describes the Master Plan as reviewed every five years.
VERIFIED PRIMARY[URA circular URA/PB/2019/20-PPG, 27 November 2019, first paragraph; URA release pr25-32, 25 June 2025, paragraph 4]Statutory, the predecessor's date, for context. The Master Plan 2019 gazette is its own event (the November 2019 event). No held source says in terms that Master Plan 2025 revoked Master Plan 2019; claim 15 records the succession as Prevo's reading.
Characterisations and comparisons2
- Claim 11
URA said the engagement was meant to make the draft reflect Singaporeans' aspirations while balancing national priorities with community and individual interests.
VERIFIED PRIMARY[URA release pr25-64, 1 December 2025, paragraph 3]Ura's stated rationale for the process, not an observed effect.
- Claim 15
From 1 December 2025 Master Plan 2025 took the place of Master Plan 2019 as the statutory plan against which development is controlled, and URA described what it changed at national and named-area level, not parcel by parcel.
PARTIALLY VERIFIED[Prevo reading of claims 1, 2, 7 to 10 and 14]Prevo's reading, not a Government statement. The inputs are verified: URA said it would formally adopt Master Plan 2025 as the official land use plan, and Master Plan 2019 was the plan gazetted before it. The release and Annex B name areas and themes and list no parcel changes, and Prevo holds no earlier plan to compute them from.
How this is scored
Counts are by provenance, meaning who established the claim, not by how confident we are. A policy fact is one the regulator's own document states. A market observation comes from a named data series. A derived calculation is one we computed, with the working recorded on the claim.
Interpretations are counted, never netted out. This page will not display zero unsupported claims while interpretive sections sit outside the claim ledger, because that number would be true only by excluding the material most likely to be wrong.
A claim of one type is only treated as verified by a source of the matching type. A market observation is not verified by a regulator press release.
Claims are grouped by the type recorded on each one. Grouping hides nothing: every claim is in exactly one group, in full.
Sources
8 documents
Primary sources8
- Circular URA/PB/2019/20-PPG, Gazette of Master Plan 2019
Urban Redevelopment Authority · URA/PB/2019/20-PPG · Published 27 November 2019
Cited by 1 claim, 1 verified
- Claim 14 · URA circular URA/PB/2019/20-PPG, 27 November 2019, first paragraph; URA release pr25-32, 25 June 2025, paragraph 4
- Space for our dreams: URA launches year-long public engagement exercise for the Long-Term Plan Review (press release pr21-24)
Urban Redevelopment Authority · pr21-24 · Published 17 July 2021
Cited by 1 claim, 1 verified
- Claim 13 · URA release pr21-24, 17 July 2021, opening paragraph and final paragraph
- URA launches “Space For Our Dreams” exhibition for the Long-Term Plan Review (press release pr22-25)
Urban Redevelopment Authority · pr22-25 · Published 6 June 2022
Cited by 1 claim, 1 verified
- Claim 12 · URA release pr22-25, 6 June 2022, second paragraph; URA release pr25-32, 25 June 2025, paragraph 4
- Coming together to make Singapore a more liveable, inclusive and endearing home: Launch of the Draft Master Plan 2025 public engagement exercise (press release pr23-36)
Urban Redevelopment Authority · pr23-36 · Published 5 October 2023
Cited by 2 claims, 2 verified
- Claim 5 · URA release pr25-64, 1 December 2025, paragraph 3; URA release pr23-36, 5 October 2023, second paragraph; URA release pr25-32, 25 June 2025, paragraph 5
- Claim 6 · URA release pr25-32, 25 June 2025, paragraph 5; URA release pr25-64, 1 December 2025, paragraph 2; URA release pr23-36, 5 October 2023, themes i to iv
- A Singapore that is liveable, inclusive and endearing for generations: URA unveils Draft Master Plan 2025 (press release pr25-32)
Urban Redevelopment Authority · pr25-32 · Published 25 June 2025
Cited by 5 claims, 5 verified
- Claim 4 · URA release pr25-64, 1 December 2025, paragraph 2; URA release pr25-32, 25 June 2025, paragraphs 1, 43 and 47
- Claim 5 · URA release pr25-64, 1 December 2025, paragraph 3; URA release pr23-36, 5 October 2023, second paragraph; URA release pr25-32, 25 June 2025, paragraph 5
- Claim 6 · URA release pr25-32, 25 June 2025, paragraph 5; URA release pr25-64, 1 December 2025, paragraph 2; URA release pr23-36, 5 October 2023, themes i to iv
- Claim 12 · URA release pr22-25, 6 June 2022, second paragraph; URA release pr25-32, 25 June 2025, paragraph 4
- Claim 14 · URA circular URA/PB/2019/20-PPG, 27 November 2019, first paragraph; URA release pr25-32, 25 June 2025, paragraph 4
- Gazette of Master Plan 2025 (press release pr25-64)
Urban Redevelopment Authority · pr25-64 · Published 1 December 2025
Cited by 10 claims, 10 verified
- Claim 1 · URA release pr25-64, 1 December 2025, opening paragraph; URA circular URA/PB/2025/12-PPG, 1 December 2025, first paragraph and effective date
- Claim 2 · URA release pr25-64, 1 December 2025, opening paragraph; URA circular URA/PB/2025/12-PPG, 1 December 2025, first paragraph
- Claim 4 · URA release pr25-64, 1 December 2025, paragraph 2; URA release pr25-32, 25 June 2025, paragraphs 1, 43 and 47
- Claim 5 · URA release pr25-64, 1 December 2025, paragraph 3; URA release pr23-36, 5 October 2023, second paragraph; URA release pr25-32, 25 June 2025, paragraph 5
- Claim 6 · URA release pr25-32, 25 June 2025, paragraph 5; URA release pr25-64, 1 December 2025, paragraph 2; URA release pr23-36, 5 October 2023, themes i to iv
- Claim 7 · URA release pr25-64, 1 December 2025, paragraph 9; Annex B, paragraphs 2 to 4
- Claim 8 · URA release pr25-64, Annex B, paragraph 6
- Claim 9 · URA release pr25-64, Annex B, paragraph 8
- Claim 10 · URA release pr25-64, 1 December 2025, paragraph 11; Annex B, paragraph 15 and footnotes 1 and 2
- Claim 11 · URA release pr25-64, 1 December 2025, paragraph 3
- Gazette of Master Plan 2025 (Circular URA/PB/2025/12-PPG)
Urban Redevelopment Authority · URA/PB/2025/12-PPG · Published 1 December 2025
Cited by 2 claims, 2 verified
- The Planning Act Master Plan Written Statement 2025
Urban Redevelopment Authority · Publication date not recorded
Cited by 1 claim, 1 verified
- Claim 3 · Master Plan Written Statement 2025, Preface, page 2
Event checked against its primary sources on 27 September 2026. Each claim keeps its own verification status.
Prevo provides research and informational analysis only. It is not a broker, investment adviser or fiduciary, and nothing on this site constitutes investment, legal, tax or financial advice. Verify independently.