The Urban Redevelopment Authority (URA) Draft Master Plan 2025 marks the next stage of Singapore’s urban transformation. Beyond new housing estates, the spotlight is now on Core Central Region (CCR) precincts like Pearl’s Hill, Newton, and Paterson. These new plans aim to rejuvenate prime areas into mixed-use urban villages that balance heritage with modern city living.
Pearl’s Hill – Hillside Living in the City
Pearl’s Hill, part of the Outram planning area, is a central heritage site with deep historical roots. The hill, once taller before the British reduced its height for strategic defence, now stands at 45 metres and hosts an 8.5-hectare city park.
Key heritage landmarks include:
- One Pearl Bank, the 2020 redevelopment of the iconic Pearl Hill Bank Apartments.
- People’s Park Complex, a brutalist megastructure that remains a cultural and retail hub.
What’s Ahead
- 6,000 new homes at the foothill of Pearl’s Hill City Park, blending public and private housing.
- Potential short-term housing, like serviced apartments and rental flats.
- A car-lite district with seamless access to Outram Park MRT and new pedestrian connections to Chinatown, Robertson Quay, and Fort Canning.
- Heritage preservation, including the Lower Barracks and People’s Park Complex, ensures continuity of cultural identity.
Newton – From Crossroads to Urban Village
Newton sits at the heart of Singapore, where major roads converge at Newton Circus. Known for landmarks like The Istana and Newton Food Centre, the area blends civic, commercial, and residential uses.
What’s Ahead
- Around 5,000 new private homes across Newton Circus, Scotts Road, and Monk’s Hill.
- Monk’s Hill Linear Park, transforming a mature estate into a green corridor linking Newton MRT to Emerald Hill.
- A new Village Square at Newton Circus, integrating Newton Food Centre into a hub for community life.
- Developments guided by urban design guidelines that retain the area’s character while adding density.
Paterson – A New Mixed-Use Precinct in Orchard
Paterson sits at the fringe of Orchard Road, Singapore’s iconic retail and entertainment belt. While Orchard is dominated by malls and offices, Paterson offers a blend of luxury residences and quieter streets.
What’s Ahead
- A large integrated development above Orchard MRT with 1,000 new homes plus retail, dining, office, and public spaces.
- A 3.5-hectare site spanning Paterson Road, Orchard Boulevard, and Grange Road is to be launched under the Government Land Sales (GLS) programme.
- Integration into the Inner Ring Identity Corridor, connecting Orchard to River Valley, Tiong Bahru, and Balestier.
- Enhanced walk-and-cycle infrastructure to promote sustainable mobility.
Rejuvenating Orchard with the SDI Scheme
Despite Orchard Road’s vibrancy, some strata-titled malls from the 1970s and 1980s are ageing. Under URA’s Strategic Development Incentive (SDI) Scheme, owners can collaborate to redevelop sites into modern mixed-use projects.
- Example: Tanglin Shopping Centre, announced for redevelopment in 2019 under SDI.
- Other malls such as Far East Shopping Centre and Orchard Towers may follow as Orchard evolves under the 2025 plan.
Conclusion
The Draft Master Plan 2025 shows how URA intends to densify and rejuvenate CCR precincts while preserving heritage. Pearl’s Hill, Newton, and Paterson will see thousands of new homes, improved pedestrian networks, and community-oriented hubs.
At the same time, heritage icons like People’s Park Complex and Newton Food Centre will be integrated into the urban fabric, creating live-work-play neighbourhoods that blend identity with growth.
For investors and homeowners, this transformation creates new opportunities in prime central districts while reinforcing Singapore’s long-term strategy of a vibrant, sustainable city.
Planning to buy or invest in Singapore’s Core Central Region? The 2025 URA Draft Master Plan offers both opportunities and challenges. Contact me today to discuss your property strategy and secure the right move in this evolving market.
Frequently Asked Questions (FAQ)
1. What is the URA Draft Master Plan 2025?
It is Singapore’s medium-term land use plan, outlining redevelopment and housing supply strategies for the next 10–15 years.
2. Which CCR areas are included in the 2025 plan?
Key focus areas are Pearl’s Hill, Newton, and Paterson, with thousands of new homes and urban village concepts.
3. How many new homes will be built?
The plan includes about 6,000 homes at Pearl’s Hill, 5,000 in Newton, and 1,000 at Paterson, adding major supply in CCR.
4. Will heritage buildings be preserved?
Yes. Landmarks like People’s Park Complex, Newton Food Centre, and Lower Barracks will be preserved and integrated into new precincts.
5. What does this mean for property investors?
New housing supply and mixed-use hubs in CCR could reshape values, making early awareness of precinct changes important for buyers and investors.
