Skip to main content
A Singapore Government Agency Website How to identify
Official website links end with .gov.sg
Secure websites use HTTPS
Look for a lock () or https:// as an added precaution. Share sensitive information only on official, secure websites.
Scheduled Maintenance

URA e-Services will undergo maintenance on Friday, 27 November 2026 from 10 pm to 5 am the next day and will be unavailable during this period. We apologise for any inconvenience caused.

Urban Redevelopment Authority (URA)

Amendments to Master Plan 2025

Notice of proposed amendments to Singapore’s Master Plan 2025, detailing recent zoning and plot ratio changes now in effect.

Last updated on 13 November 2026

PLANNING ACT 1998
PLANNING (MASTER PLAN) RULES (R1)
Notice Under Rule 4

Notice is hereby given that the following proposals for amendment to the Master Plan were submitted to the Minister for National Development:

  1. Rezoning of Lot TS07-00383N, at Upper Circular Road [PDF, 748.91 KB] (opens in new tab), from Commercial Zone at a plot ratio of 4.2 (gross) to Hotel Zone at a maximum permissible plot ratio of 4.2 (gross).

  2. Amending the plot ratio of Lots MK13-06789T (pt), MK13-06787V (pt), etc., at Canberra Road / Sembawang Drive [PDF, 749.12 KB] (opens in new tab), from Residential Zone at a plot ratio of 3.5 (gross) to Residential Zone at a maximum permissible plot ratio of 4.4 (gross).

  3. Rezoning of Lots MK13-04947A (pt), MK13-06787V (pt), MK13-06737M (pt), etc., at Admiralty Street / Admiralty Lane / Sembawang Drive / Canberra Road / Bermuda Road [PDF, 749.12 KB] (opens in new tab), from:

    1. Waterbody Zone / Place of Worship Zone / Residential Zone at a plot ratio of 4.0 (gross) / 3.7 (gross) / 3.5 (gross) / “subject to detailed planning” to Road Zone;

    2. Residential Zone at a plot ratio of 3.5 (gross) to Place of Worship Zone / Waterbody Zone / Park Zone;

    3. Road Zone to Residential Zone at a maximum permissible plot ratio of 4.4 (gross) / Residential Zone with plot ratio “subject to detailed planning”; and

    4. Place of Worship Zone to Residential Zone at a maximum permissible plot ratio of 3.5 (gross).

  4. Amending the plot ratio of Lot MK20-02641W (pt), at Seletar West Road 1 [PDF, 739.11 KB] (opens in new tab), from Business 2 Zone at a plot ratio of 1.5 (gross) to Business 2 Zone at a maximum permissible plot ratio of 2.5 (gross).

A certified copy of the proposals may be inspected during office hours at the Urban Redevelopment Authority, The URA Centre, 1st Storey Customer Service Centre, 45 Maxwell Road, Singapore 069118, from 13 November 2026 to 12 December 2026. The Amendments to Master Plan may also be viewed online.

Any objection or representation to the proposals may be sent in writing to the Permanent Secretary, Ministry of National Development, 5 Maxwell Road, Singapore 069110, on or before the 12 December 2026, and shall state the grounds on which it is made, as required under Rule 5 of the Planning (Master Plan) Rules (R1).

YAK PEK CHING
for Chief Planner
URBAN REDEVELOPMENT AUTHORITY