Master Plan 2025 amendments near a new launch: how to check

To find out whether URA has proposed or approved a zoning or plot-ratio change near a new launch, search the roads around the site on URA’s two lists of Master Plan 2025 amendments: the proposed list (last updated 9 October 2026, seven entries) and the approved list (last updated 16 October 2026, five entries). On URA’s page, proposals go to the Minister for National Development for approval, after which the amendments are incorporated into the Master Plan. No entry we read gives a building height or a start date.

A walk around the neighbourhood, as our guide to questions beyond the showflat suggests, cannot show this. Below are the dated facts, one real entry read line by line, five official look-ups and a template for your research file. One lesson from rechecking: a notice leaves the proposed list once it is no longer exhibited, so save a copy of any entry that matters to you.

What is on URA’s proposed list on 17 October 2026?

Each entry gives URA’s “from” and “to” wording. GPR means gross plot ratio. The multipliers are our arithmetic: new ratio divided by old. We count rows on URA’s list, not the notices’ amendment lines.

Three entries change a plot ratio:

• 2 October, Brickland Close: ‘Commercial & Residential at GPR 3.0’ to ‘Commercial & Residential at GPR 4.0’, and ‘Road’ (≈ 1.33). URA’s reason includes “the site’s proximity to an upcoming MRT station” and refers to “Tengah Town residents”. Our Tengah rezoning note looks at this entry and the Tengah Central one in more detail.
• 2 October, Tomlinson Road/Orchard Boulevard: ‘Residential at GPR 2.8’ to ‘Residential at GPR 3.5’ (= 1.25), and part to ‘Road’. URA’s reason includes “proximity to transport nodes, such as Orchard Boulevard MRT station”.
• 9 October, Changi South Street 1: ‘Business 2 at GPR 1.0’ to ‘Business 2 at GPR 1.4’ (= 1.4), “to facilitate the intensification of the site for industrial use”.

Four change what the land is for, all in the 25 September notice:

• Kim Chuan Lane and Kim Chuan Drive (two entries): ‘Business 2’ to ‘Civic & Community Institution’, each “to facilitate a development proposal received by URA”.
• Tengah Central / Tengah Drive: land moves between ‘Educational Institution’, ‘Reserve Site’, ‘Health & Medical Care’ and ‘Road’, for a service road to an educational institution and a future public hospital, and a covered linkway for the hospital.
• Jurong West Street 42: ‘Open Space’ to ‘Educational Institution’ and ‘Waterbody’, and some ‘Educational Institution’ land to ‘Waterbody’, for Grace Orchard School’s new campus on the former Hong Kah Secondary School site.

URA’s text names no private-housing project, and we have not matched any entry to a launch’s address. If a road name here matches your shortlisted project’s, ask URA or your lawyer what it means for you.

Why did the September notices leave the list?

On 3 October 2026 the proposed list held 11 entries, including notices of 4 and 18 September for South Bridge Road and North Canal Road, Upper Changi Road East and Simei Road / Simei Lane, whose objection windows ended on 3 and 2 October. On 17 October neither notice was listed, both notice pages returned “Page not found”, and neither appeared on the approved list. URA describes the proposed list as the sites “currently exhibited”; our reading is that dropping off it is not a decision either way. Hence the saved copy in the template below.

What does the approved list show?

The approved list had no entries when we read it on 3 October 2026 and five by 16 October, in two notices:

• 9 October 2026: two Hongkong Street entries, Commercial to Hotel at a plot ratio of 4.2 (approved on 4 September 2026); Leonie Hill, a Residential plot ratio amendment (approved on 19 August 2026); and Ayer Rajah Avenue / Ayer Rajah Crescent / North Buona Vista Road, Business Park changes (approved on 4 September 2026).
• 16 October 2026: Tyersall Avenue / Holland Road, from Special Use and Open Space to Residential at a maximum plot ratio of 1.4, Residential (Landed), Open Space and Road (approved on 9 October 2026).

Each approved notice says the amendments “shall take effect on the dates set out above”, the approval dates. None of the five appears by name on the proposed list we read on 3 October, so search both lists rather than expecting to follow one amendment from one to the other.

How do you read “Residential at GPR 2.8 to Residential at GPR 3.5”?

URA’s gross floor area handbook (last updated 9 June 2026) defines gross plot ratio as “the ratio of the GFA of a building to its site or plot area”, and says a development’s allowable GPR is guided by the GPR in the Master Plan. Read the Tomlinson Road/Orchard Boulevard entry from the 2 October notice one line at a time:

• Where: the list says “land parcels at the junction of Tomlinson Road and Orchard Boulevard”; the notice itself says “at Tomlinson Road”.
• From and to: ‘Residential at GPR 2.8’ to ‘Residential at GPR 3.5’, which the notice calls a “maximum permissible plot ratio of 3.5 (gross)”.
• The arithmetic: 3.5 ÷ 2.8 = 1.25. The floor area the plan allows on each square metre of land rises by a quarter.
• An illustrative example: on a fictional 10,000 m² plot, 2.8 allows up to 28,000 m² of gross floor area and 3.5 allows up to 35,000 m², or 7,000 m² more.
• What it does not say: height, the number or size of homes, a start date, whether the proposal will be approved, or whether anyone intends to build.

Brickland Close reads the same way: 4.0 ÷ 3.0 ≈ 1.33, a third more floor area per square metre of land. We could not open the Master Plan’s Written Statement, so read no more into a zone label such as ‘Commercial & Residential’ than the notice’s own words. Both entries also move part of the land to ‘Road’. Each notice links a PDF for every amendment; those PDFs did not open on our network, so we cannot say which part of either site is affected.

What are the five look-ups, in order?

The order is ours, not URA’s.

1. The Master Plan itself. URA’s Master Plan page (last updated 17 June 2026) says the plan “shows the permissible land use and density for developments in Singapore”, is reviewed every five years and is viewable on URA SPACE. Note the zoning and plot ratio shown for the project’s plot and the plots beside it, with the date you looked.
2. The proposed list. Search the road names around the site, then open each matching notice for its printed dates, and save a copy while it is listed.
3. The approved list. It showed no approved amendments when we read it on 3 October 2026 and five on 17 October. Recheck it whenever you recheck the proposed list.
4. A legal requisition, through your lawyer. URA’s FAQ says any member of the public may apply, but “in most cases” law firms submit them for property transactions. It returns the latest planning decision, any refusal and its grounds, and the current Master Plan zoning for a property. It does not cover land acquisition, road proposals or drainage proposals; the FAQ points to the Singapore Land Authority, the Land Transport Authority and PUB for those. We found no mention of proposed Master Plan amendments in the FAQ, so do not assume a requisition reports them; ask your lawyer.
5. Approved plans, DC15. URA’s buying-property guidance (last updated 29 June 2026) says that when buying a private residential property you can ask the seller for a copy of the approved plans or submit DC15 (Requisition of Planning Records) to URA. The DC15 FAQ (last updated 15 October 2026) gives a search fee of S$109.00 including 9% GST plus document fees, and says URA will email you once the search results are ready, within 10 working days. It asks for documentary proof of ownership, plus either the written consent of the person who engaged the architect or professional engineer (and of that professional) or a letter of authorisation from the owner. Our reading, not URA’s: neither page says whether a DC15 search applies to an uncompleted unit, so ask your lawyer.

What do the dates on the notices mean?

Each proposed notice says a certified copy of the proposals may be inspected during office hours at the URA Centre, 45 Maxwell Road, and that any objection or representation may be sent in writing to the Permanent Secretary, Ministry of National Development, on or before the printed date, stating the grounds on which it is made (Rule 5 of the Planning (Master Plan) Rules). The three notices now listed each run to a date 29 days after the notice (our count from the printed dates): 24 October, 31 October and 7 November 2026.

A closed window is not a decision, and we found no decision date on the pages we read. Every notice date we have seen, proposed or approved, has been a Friday (4, 18 and 25 September and 2, 9 and 16 October 2026), an observation across six dates and not a URA schedule. Whether to send a representation is your own choice; this page does not advise on it.

What can the lists not tell you?

• Height and timing. URA cautions that actual development parameters such as building height are subject to other considerations, and the entries we read give no height or start date.
• Floor area actually built. URA’s gross floor area handbook allows bonus GFA above the Master Plan ratio, up to a maximum of 10% of it, under incentive schemes. Our reading: the ratio in an entry is a planning parameter, not a forecast of what will be built.
• Names. Entries are listed by road. Our inference: a plot beside your project may sit under a neighbouring road name, so also look at the plan in URA SPACE, not only the list.
• Land sales. A Master Plan amendment is not a land sale: URA’s open tenders and their closing dates are in our GLS tender calendar.

A template for your research file

File each entry as a dated document, with the notice’s printed date as the document date:

• Notice date and link: as printed, with a saved copy of the notice page, since URA takes a notice off the proposed list once it is no longer exhibited.
• Location: road names exactly as URA wrote them.
• From and to: URA’s wording in quotation marks, and the multiplier (new ÷ old) or “not a ratio change”.
• URA’s stated reason: quoted, or “none given”.
• Window closes and status: the printed date; proposed or approved, and the date you checked.
• Your own note: where it sits relative to your shortlisted project, labelled as your observation.
• Question for your lawyer: if any.

What should you check before you book?

• List the road names around your shortlisted site, search both lists for each, and write “none found on [date]” if nothing matches. That is a result too, with the limits above.
• Ask your lawyer which searches will be made, including a legal requisition, and what each does not cover.
• Keep what you saw on foot separate: our commute test and the viewing guides cover that side.
• Recheck both lists the day before you pay a booking fee.

Common questions