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Urban Redevelopment Authority (URA)
Press Releases

Proposed rezoning of land parcels at Holland Road

17 March 2026

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1    Following a land swap between the Singapore Government and the Regent of Johor His Royal Highness Tunku Ismail (ROJ), the Urban Redevelopment Authority (URA) has received a development application from the ROJ to develop his land parcels at Holland Road for residential uses. URA has reviewed the application with technical agencies and is proposing to rezone the ROJ’s land parcels at Holland Road to ‘Residential’.

2    In June 2025, the Singapore Government had announced that the ROJ intends to develop his land parcels at Holland Road, and that it would be carrying out a land swap with the ROJ (State land Plot A for ROJ-owned Plot C), so that the ROJ’s planned developments would be further away from the Singapore Botanic Gardens UNESCO World Heritage Site (refer to Figure 1). As shared then, the ROJ may develop his land after the swap (i.e. Plots A and B), which is suitable for low-rise and low-density residential uses. 


Aerial map showing proposed rezoning of land parcels at Holland Road, with Plots A and B to be rezoned to Residential and part of Plot C to be rezoned to Open Space, adjacent to Singapore Botanic Gardens UNESCO World Heritage Site.


3    The ROJ has now submitted a development application to develop his land for low-rise, low-density housing with a Gross Plot Ratio of 1.4 as well as Good Class Bungalows.

4    URA and the relevant agencies have reviewed the development application and assessed that the proposed plans are compatible and sensitive to the surrounding residential neighbourhood, and comply with current height restrictions that protect the visual amenity of the Singapore Botanic Gardens UNESCO World Heritage Site. URA is therefore proposing to rezone Plot A and Plot B from ‘Special Use’ and ‘Open Space’ respectively to ‘Residential’. Should the rezoning proposal be approved, a part of the land parcels zoned ‘Residential’ will also be designated as a Good Class Bungalow Area to reflect the type of housing to be developed. The developer will be required to undertake environmental studies prior to commencement of works to mitigate any potential impact on the environment. 

5    The Singapore Government will keep Plot C, which is currently zoned ‘Open Space’ and ‘Special Use’, undeveloped for now, while keeping open our future plans for the area. Hence, URA is also proposing to rezone the part of Plot C that is zoned ‘Special Use’ to ‘Open Space’ to reflect this intention.

Aerial map showing the location plan after a land swap near Singapore Botanic Gardens, with Plot A (8.5ha) and Plot B (8.1ha) as ROJ's land and Plot C (13ha State Land) along Tyersall Avenue and Holland Road.

6    The proposed amendment to the Master Plan has been published on the URA website at go.gov.sg/URAMPamendments and is also available for viewing at The URA Centre Atrium at 45 Maxwell Road from 17 March 2026 to 15 April 2026. 

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