URA Space is a tool you can use to understand the Urban Redevelopment Authority (URA) Master Plan. Whether you are a buyer, home upgrader, or investor, you’ll want to know how to use this important tool to better understand Singapore’s current land use.
In short, if you have a stake in Singapore real estate, consulting the URA Master Plan is almost “required reading” as it provides you with the government’s blueprint for how Singapore will develop in the coming years.
Knowing in advance how the government plans to develop an area will give you an investment edge. But first, you need to understand how to read the blueprint. Here is a four-step guide on how to do it.
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Table of Contents
What is the URA Master Plan?
The Urban Redevelopment Authority (URA) defines the Master Plan as a “statutory land use plan that guides Singapore’s development in the medium term over the next 10 to 15 years”. In simple terms, the URA Master Plan is the future development blueprint for Singapore for the next fifteen years, openly available to you.
Since all land in Singapore is zoned according to its use (e.g., residential, commercial, transport, etc.), this master plan serves as a semi-blueprint for Singapore’s development and includes details such as permissible land use and development density. It is also reviewed every five years.
By understanding this plan, homebuyers hold a “crystal ball” in their hands, as they have “first-hand” information about Singapore’s future development. Through this “crystal ball,” you can understand which future developments might affect the quality of life and the valuation of the property you are interested in.
We have compared the 2019 URA Master Plan with the previous 2014 version, so you can see at a glance what has changed.
Using URA Space and Understanding the URA Master Plan
Now that we have the basic background, here comes the tricky part: understanding how to read it. For newcomers who haven’t been exposed to the URA Master Plan before, this can be very difficult, especially when seeing all these terms and color-blocked areas.
If you find it difficult to understand the URA Master Plan, here is a handy step-by-step guide to help you.
Prerequisite 1: Learning How to Read the Legend/Color Codes on URA Space
To understand the URA Master Plan, you first need to figure out the meaning behind each color code on the map.
To get the full legend, click on “Find Master Plan Zoning” on the first page. Then click on “Legend” located next to the main menu to understand what the various colors of the codes represent. As you move around the map, you can click the “Legend” button to refer to an explanation of what you are looking at.
After clicking the button, you can see the following details, which clearly show the various colors and explain which “zone” they represent (detailed below):
As you can see, each zone is color-coded according to the use of the land. You can also check what the various colors represent by looking at the legend. Generally, the key takeaways are:
| Legend | Color/Symbol | Description |
| Residential / Commercial & Residential | Beige, Light Blue | The most important colors you need to know are the beige and blue areas. These areas indicate where residential real estate development will take place. |
| Educational Institution | Off-white, with an “E” inside | If your children are of school age (or you plan to have children), having a good school nearby can be very attractive. Note that schools are often noisy during recess and after school hours. |
| Health and Medical Care | Red, with an “H” inside | Areas zoned for healthcare usually refer to hospitals, polyclinics, or other developments such as rehabilitation centers or hospices.
Living near a healthcare facility can be particularly important if you live with parents or elderly family members or friends, especially if they require frequent medical attention. |
| Transport Facilities | Symbols with various lines, depending on the type of transport | Transport facilities like the MRT are one of the factors that have a significant impact on real estate prices. HDB flats located within walking distance of an MRT station are usually more expensive than those further away.
However, if an HDB unit is too close to the MRT tracks, the constant noise can also be a deterrent. |
| Commercial & Residential / Commercial (Retail Shops, Offices) | Light Blue, Blue, and Pale Blue | Having a shopping mall or a variety of convenient retail facilities near where you live is very attractive. After all, everyone loves convenience. This is also one of the ways coronavirus has changed how we buy homes. |
Prerequisite 2: Plot Ratio
Besides interpreting land use and its zoning, another thing you must figure out when exploring each area for property purchase is the plot ratio.
The plot ratio tells you how densely a piece of land can be used for development; for instance, how likely it is to accommodate various skyscrapers or high-rise buildings. The plot ratio determines the maximum Gross Floor Area (GFA) for any development on that plot. This is why the plot ratio can be an effective indicator of a region’s development potential.
If you zoom in on the URA Master Plan via URA Space, you will notice that each plot has a number (e.g., 2.9, 3.0, 3.5). This is simply the plot ratio for that plot. The higher the value, the more intensive the land use. This means that a high plot ratio allows for the construction of more residential units and more floors.
If you are planning to buy a residential project, you can get a rough estimate of the number of floors and building density based on the plot ratio:
| Gross Plot Ratio / Density | Floors |
| 1.4 (Very low density) | 5 |
| 1.6 (Low density) | 12 |
| 2.1 (Medium density) | 24 |
| 2.8 (High density) | 36 |
| >2.8 (Very high density) | >36 |
If two plots of land are close in size (on the URA Space map) but have different plot ratios, it usually means one plot has a higher degree of intensive use or more floors than the other.
You can use the search bar to check the maximum allowable height of a building on a specific plot. Just enter the address or name or click on an area on the map, then click “Redevelop Site,” and you can see the maximum height of the building.
So why is the plot ratio important? It’s because the plot ratio indicates the height of various buildings on a designated plot. In other words, if the plot ratio number is large, there is a higher probability of tall buildings being constructed on that plot.
A residential plot with a high plot ratio might mean towering condominium buildings, while a commercial-use area might have a new shopping mall.
Paying attention to the plot ratio is crucial because you don’t want to buy an expensive apartment only to have your view blocked by another developing apartment. This can seriously affect your property value!
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What Should I Look Out for in the URA Master Plan Before Buying a Home?
Step 1: Zoom In on Your Area of Interest
Before you use the URA Master Plan, the first and most helpful step is to have an area of interest.
Otherwise, it’s like exploring a world map to find a travel destination. You’ll be overwhelmed by the numerous choices and end up in a dilemma of indecision.
Let’s say you and your partner are looking for a new Build-To-Order (BTO) flat. Based on the upcoming BTO projects, you can choose an area you are interested in. For example, when you zoom into Tengah town, you can see the numerous upcoming developments in Tengah.
Step 2: Identify the Key Features of Your Desired Plot (and its Surroundings)
Using the URA Master Plan, you’ll discover that a residential and commercial plot will be released in the upcoming BTO project in Tengah. A residential and commercial plot indicates that it will be an integrated development and may have a small shopping area nearby.
The plot may even have a hawker center, which would be very convenient for your food needs. With the latest version of URA Space, you can overlay different maps on top of each other and even change their opacity for a clearer view.
For example, the shops in Plantation Village (as shown in the URA Master Plan) will be distributed along the perimeter of the green space between Plantation Village and Plantation Grove.
Like Plantation Village, Parc Residence, launched in the August 2020 BTO exercise, will also be another integrated development plot (the blue area). This BTO project, located diagonally across from Plantation Village, will house a neighborhood center with shops, a community club, and a polyclinic.
Another feature you can discover from the URA Master Plan is that the plot is just one street away from the MRT (Tengah Plantation). From a transportation perspective, this plot is very convenient, especially after the completion of the Jurong Region Line.
For sports enthusiasts, there is also a stadium nearby (in the top right corner of the picture). Not only that, but you can also see a green belt between the various plots in Tengah, indicating a potential park connector. If you are a nature lover, this will definitely help you tick a few more boxes on your checklist.
Step 3: Avoid “Undesirable” Areas
When looking at the 2019 URA Master Plan, you might notice some “undesirable” areas that you should avoid.
Business 2 (heavy industry, magenta) areas could be one such example. Since these areas often emit a lot of air and noise pollution, living near these heavy industries would mean a lot of factory emissions of carbon dioxide and various loud noises.
In addition, living next to a place of worship might not be ideal either.
The reason is that places of worship tend to attract large crowds, incense burning, and religious prayers. Sometimes, a place of worship can also be a columbarium. That’s why it’s important to make sure you know what you’re getting into before you decide to buy a property (and end up regretting it).
Step 4: Evaluate the Plot You Are Considering
If you are buying a property for investment purposes, you can also use the URA Master Plan to evaluate the location you are considering.
While it is almost impossible to predict the future price of a development, you can gauge its value by comparing it with similar nearby plots (e.g., comparing Tengah with Jurong West/Bukit Batok).
The URA Master Plan can also give you an idea of upcoming developments in the area that could boost your property’s price (e.g., MRT, business parks).
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While the URA Master Plan is Detailed, It Has Its Limitations
While the URA Master Plan is very useful for making property decisions, it should not be your only source of information. Sometimes, even with a development plan in place, execution can be difficult. This is why the URA Master Plan is reviewed every five years.
That said, consulting the URA Master Plan can give you an idea of how nearby land will be used and how intensive the use can be, although it doesn’t tell you in detail exactly what will be built at a certain location. For example, an MRT station is very different from a bus interchange.
Therefore, as you keep an eye on the latest news, such as a new shopping mall or condominium that might block the pristine view from your window, it’s also important to supplement your research with news and updates from the URA and the Land Transport Authority (LTA) regarding various developments in the area.
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