Commentary on the Draft Master Plan 2025

By Tricia Song (宋明蔚), Head of Research, Southeast Asia, CBRE

The Draft Master Plan 2025  (DMP 2025) revealed on 25 June 2025 showcases islandwide land use plans and strategies for more inclusive, accessible homes and neighbourhoods; refreshed business nodes and vibrant workspaces; and a more resilient Singapore that is better able to respond to economic, social and climate challenges in the years to come.

CBRE notes that the Draft Master Plan 2025 has taken in public feedback and focuses on more flexible use of scarce land sources by adopting more white sites, relaxing some conditions, and business-white sites for businesses, and the continued embrace of vibrant mixed-use districts for new housing neighbourhoods.     

We highlight the key new changes:

Decentralisation into Bishan Sub-Regional Centre, while JLD remains the envisioned largest mixed-use business district outside CBD

• Bishan Town Centre will be rejuvenated as part of the Bishan Sub-Regional Centre, with a polyclinic and more retail and F&B options, to bring more workspaces and community amenities closer to homes. Other planned improvements include enhanced connections to key transport nodes and pedestrian-friendly streets. A variety of public spaces and skyrise greenery will also be integrated with future developments to support the community in bonding and forging closer ties. Agencies are also studying the feasibility of adding a new hawker centre in the town centre, integrated with a revamped bus interchange. To kickstart the development of this business node, selected agencies are exploring the possibility of relocating their offices to Bishan Town Centre.
• Jurong Lake District (JLD) is still on the plans to be the largest mixed-use business district outside the city centre. While the 6.5 ha site has been put on the reserve list in the latest H2 2025 government land sales programme, requirements were tweaked with a reduction in its minimum office quantum – from 145,000 sqm for the entire site, to 100,000 sqm.

 

More business-white sites planned to allow greater flexibility for businesses

• Business-White sites, which allow the co-location of synergistic non-industrial activities alongside manufacturing operations, will be introduced around key transport nodes in the Jurong and Tuas industrial estates, in addition to existing sites in Woodlands. These sites will support the growth of new business models, provide greater flexibility for businesses, better optimise and intensify land use, and inject amenities such as retail and F&B options to serve workers and nearby residents. 
• In Woodlands, upcoming developments will capitalise on both the Johor-Singapore Special Economic Zone (JS-SEZ) and the upcoming Johor Bahru-Singapore Rapid Transit System (RTS) Link, which is expected to be ready by end-2026. A new multi-modal transport hub will connect the RTS Link to MRT and bus services, and will be part of a 7 hectare (ha) integrated development designated for “business-white” use with office, industrial and retail spaces for businesses and the community. It is expected to be completed in the mid-2030s.
• URA is also reviewing its industrial land use zone guidelines to better respond to business needs in an evolving economic landscape, by providing businesses with more flexibility in allowable uses on industrial zoned land.

 

New residential neighbourhoods in Newton, Paterson, the Greater one-north area, Bukit Timah Turf City, Kranji Racecourse, and around Paya Lebar Airbase

• There will also be more opportunities to live in and near the city centre, with a new Newton neighbourhood planned next to the Newton MRT station. Comprising three clusters at Newton Circus, Scotts Road and Monk’s Hill, the neighbourhood will be shaped as a vibrant mixed-use ‘urban village’ with new homes set amidst greenery. At the doorsteps of Orchard Road, the new Paterson neighbourhood will be transformed into a bustling mixed-use hub with new residential developments, shops and public spaces. We note sites on top of Newton and Orchard MRT stations, initially zoned Residential, has been rezoned white.
• A mix of public and private homes, along with amenities will be introduced at Dover-Medway along Dover Road in the Greater one-north area. The new Dover-Medway neighbourhood will support residents who wish to stay close to work and learning spaces in the knowledge hub. It is home to leading technology, media and biomedical firms, and Institutes of Higher Learning. 
• Redevelopments at Bukit Timah Turf City, Kranji Racecourse and Paya Lebar Airbase were anticipated, with DMP2025 revealing change to residential zoning.

 

More details here.