Master Plan
What is the URA Master Plan?
The Master Plan is Singapore's statutory land use plan, prepared by URA. It guides development over the next 10 to 15 years and shows the permitted land use (zoning) and development intensity (plot ratio) for every site. It is reviewed every five years; the current edition is Master Plan 2025, which you can view on URA SPACE.
Key facts
- Prepared by
- The Urban Redevelopment Authority (URA)
- Status
- Statutory land use plan
- Time horizon
- The next 10 to 15 years
- Reviewed
- Every five years
- Current edition
- Master Plan 2025, gazetted on 1 December 2025
- Shows
- Permissible land use and density for each site
- Where to view
- URA SPACE, URA's online map
As of 6 Nov 2026. Source: URA, HDB.
How the Master Plan works
The Master Plan turns Singapore’s long-term planning into rules for each site. For every plot of land it shows two things:
| What it shows | What it means |
|---|---|
| Land use zoning | What the land may be used for, such as residential or commercial, or a mix |
| Plot ratio | How much floor area may be built. See gross plot ratio |
URA reviews the plan every five years. Master Plan 2025, the current edition, was gazetted on 1 December 2025 after a two-year public engagement that reached close to 220,000 people. Its housing plans include redeveloping the former Singapore Racecourse at Kranji and Bukit Timah Turf City as new housing estates.
Example
You are buying a condo and want to know what might be built on the empty plot next door. On URA SPACE you find that the plot is zoned residential with a gross plot ratio of 2.8. That tells you it is planned for housing. A future development there would need planning approval, and its floor area would be capped at about 2.8 times the plot’s area, plus any approved bonus.
Common mistakes
- Assuming an empty plot will stay empty. Check its zoning and plot ratio.
- Relying on an old edition. Use the current Master Plan and its gazetted amendments.
- Treating zoning as a building approval. Any development still needs planning permission.
Frequently asked questions
How do I check the zoning of a property?
Look it up on URA SPACE, which shows the Master Plan 2025 zoning and plot ratio for each site. For an official record, URA's e-services can provide the latest planning decision and current zoning for a property.
Can the Master Plan change between reviews?
Yes. URA gives public notice of proposed amendments to Master Plan 2025. One listed in October 2026 would raise the plot ratio of a residential site at Ang Mo Kio Street 82 from 3.5 to a maximum of 4.4.
Why does zoning matter to home buyers?
It shows what can be built nearby, such as housing, commercial or other uses, and how intensely. It also affects HDB's property ownership rules: land under residential zoning, including some mixed zonings, counts as private residential property.
Related terms
Sources
Every figure on this page was checked against the official government sources above on 6 Nov 2026. See our editorial policy.
This is general information, not financial, legal or tax advice.