Singapore's North Region Plans: 14,000 Homes at Kranji, Woodlands and What Else Is Coming

URA's Master Plan 2025 casts the North as "a vibrant Northern gateway to Singapore with thriving business and industrial districts, quality living alongside nature, good transport connectivity to the rest of Singapore and to Malaysia". At the National Day Rally on 17 August 2025, Prime Minister Lawrence Wong focused on "three areas: Woodlands, Kranji, and Sembawang". The North covers 8 planning areas: Central Water Catchment, Lim Chu Kang, Mandai, Sembawang, Simpang, Sungei Kadut, Woodlands, Yishun.

The plans, from most to least firm as of 26 Sep 2026:

Sources: URA Master Plan 2025, North Region pages; Prime Minister's National Day Rally, 17 August 2025; HDB, 22 October 2024; MOF and MND, 5 June 2023.

The closure. The Ministry of Finance and the Ministry of National Development announced on 5 June 2023 that the Singapore Turf Club "will close its facility by March 2027. The last race meeting is scheduled to take place in October 2024." The reasons, in their words: "Singapore is a city-state with limited land", and "Local horse racing has also experienced declining spectatorship over the years." The land "is to be returned to the Government in 2027, so that land preparation and redevelopment can commence."

What replaces it. At the 2025 National Day Rally the Prime Minister said: "we will build a new public housing estate here in Kranji. There is space for 14,000 new homes – more than Bidadari new town", "supported by more amenities, including a new neighbourhood centre around the Kranji MRT", and "it is something we can all look forward to in about 10 years' time." He described the site as "About 130 hectares – roughly 200 football fields".

URA's Master Plan 2025 pages describe the estate's setting: "Homes will be nestled in the lush riverine setting of the Kranji Nature Corridor and have convenient access to the Rail Corridor and Round Island Route (RIR)", with "The existing riding centre" still "safeguarded for equine uses", and the old sand training track "could be repurposed into a rustic recreational trail".

What the zoning map shows. In 2023 the Government said it "intends to update the revised land use for the site to include housing in the upcoming Master Plan". It has. PropKaki checked the Master Plan 2025 land-use map (gazetted 1 December 2025): the parcel containing the racecourse's own address is a single 123.8-hectare parcel zoned Residential, with its plot ratio marked SDP, "subject to detailed planning".

The three area figures differ: MOF's "some 120 hectares" for the land the racecourse occupied (2023), the Prime Minister's "About 130 hectares" for the site (2025), and the 123.8-hectare Residential parcel on the zoning map. What has not been announced: flat types, prices or a BTO launch date.

New homes. HDB announced in October 2024 that Woodlands North Coast "will yield about 4,000 new homes across 21 hectares", and that "The first BTO project will be launched in February 2025, and HDB will progressively launch the rest of the projects in the coming years." The Prime Minister repeated it in August 2025: "Nearby, next to Admiralty Park, around 4,000 HDB units in a new "Housing by the Woods" precinct. And we have also set aside space for more housing, including public housing, along the Woodlands waterfront." URA names the two Woodlands North Coast precincts "Housing by the Woods and Woodlands Waterfront", joined by the WoodsVista Gallery, "a 1.9-kilometre-long upcoming community link with designated pedestrian and cycling paths". For BTO projects in Woodlands and Sembawang, see our BTO launch schedule.

The RTS Link. "The RTS Link station in Singapore will be at Woodlands. It will be directly connected to Woodlands North MRT Station along the Thomson-East Coast Line" (PM, 2025); URA gives it as "targeted to be ready by end-2026".

The regional centre, "the economic hub of the North", also gets a "Multimodal Transport Hub, which will have a new bus interchange" and the "Redeveloped Woodlands Checkpoint, which will be progressively operationalised from 2029" (URA), and "will also benefit from the Johor-Singapore Special Economic Zone."

URA's Master Plan 2025: "As operations in the Sembawang Shipyard wind down in 2028, the area is set for transformation into a mixed-use waterfront lifestyle district with rich and unique maritime character!" The Prime Minister added in August 2025 that the site is "about three times the size of Ang Mo Kio Town Centre" and that "There will be homes with waterfront living."

The designs are still at the ideas stage. URA published schemes from "The Singapore Institute of Architects (SIA) and the Singapore Institute of Planners (SIP)", including new uses for the King George VI Dock ("The world's largest dry dock when it opened in 1938"), which one idea would turn into "a sunken public plaza".

What is firm: the 2028 wind-down and homes on the site. What is not: how many homes, what kind, or when.

Sembawang North is a different place. HDB announced in October 2024 that "Sembawang North, a 53-hectare site within Sembawang town, will deliver close to 10,000 housing units – 8,000 BTO flats and 2,000 private housing units, when fully developed", and that the first BTO projects there and at Woodlands North Coast "will be launched in 2025, with the rest to follow progressively". For BTO projects launched in Sembawang since, see our BTO launch schedule.

From HDB's data on every residential block, as held by PropKaki on 26 Sep 2026:

• 178,631 HDB flats in the North Region, 15.3% of the 1,169,361 in all residential blocks.
• By planning area: Woodlands 74,558; Yishun 71,440; Sembawang 32,523; Sungei Kadut 110.

The announced plans add to this: about 14,000 homes at Kranji (PM, 2025), close to 10,000 at Sembawang North and about 4,000 at Woodlands North Coast (HDB, 2024), plus housing along the Woodlands waterfront and at Sembawang Shipyard, for which no counts have been given.

HDB flats. 4-room medians from HDB's resale records and rental approvals:

Sources: HDB resale and rental records via PropKaki; resales Sep 2025 to Aug 2026, rentals Sep 2025 to Aug 2026.

Private condos and apartments, over Sep 2025 to Aug 2026 (URA caveats, one per unit), compared like for like:

A median mixes old and new homes, and in a small market a single launch can move it, so compare resale with resale and launch with launch. None of this is a forecast: whether the Kranji estate or the RTS Link lifts prices nearby is not something the data can tell you. To see how a budget sits against these numbers, use PropKaki's financial planner.

Every residential Government Land Sales award in the North Region since 2015, from PropKaki's GLS table:

Source: PropKaki's GLS table (URA's GLS records and URA's and HDB's award releases). Winners as awarded; "$psf ppr" = land price per square foot of permitted floor area; HDB's E-coded parcels are executive condominium sites.

Open now. HDB has two executive condominium sites in the North out to tender, both on 99-year leases:

• Canberra Drive: 11,535.4 sq m of land, up to 18,457 sq m of floor area; "The deadline for submission is on 1 October 2026".
• Admiralty Walk (previously called Sembawang Drive): 12,893.3 sq m, up to 45,127 sq m of floor area; deadline 17 December 2026.

For how GLS works and the results across the island, see our GLS sites and tender results guide; for when EC sites turn into launches and the rules that apply to them, see upcoming EC launches.

PropKaki assigned every parcel of URA's Master Plan 2025 land-use map to its planning area. The North Region's 13,910 hectares break down like this:

Source: URA Master Plan 2025 land-use parcels (data.gov.sg), assigned to planning areas by their centre point.

The North is greener than the island average: a quarter of it is open space and another tenth is water, reflecting the Central Catchment, Kranji and the rural north-west. 12.9% is Reserve Site, land held for uses still to be decided, the same share as islandwide.

A zone says what land may be used for, not when anything will be built. A zone is a permission, not a promise.

The two are easy to mix up. Bukit Timah Turf City is a separate site in the Central Region, which SLA had "been managing ... since 1999" and "leased out for lifestyle and recreational uses including retail, F&B, sports and recreation, childcare centres, and motor vehicle showrooms". Kranji is the racecourse in the North (above).

SLA announced on 21 December 2023 that "The Bukit Timah Turf City site will be vacated by 31 December 2023 to facilitate redevelopment works for a new neighbourhood." The site "has been zoned for residential use since the Master Plan 1998", agencies have been studying "a good mix of both public and private housing", and SLA said then that a Turf City MRT station on the Cross Island Line would be completed in 2032.

The Ministry of National Development lists both among its agencies: "Together with our statutory boards, MND guides Singapore's land use planning and urban development, delivers affordable and quality public housing solutions". URA describes itself as "Singapore's land use planning and conservation authority".

In the North, the split shows in the land sales above: URA sold 8 private sites, and HDB sold 8 executive condominium sites and 2 private mixed-use sites, while URA's Master Plan sets what every parcel may become.

• What happens to an EC after 10 years? See upcoming EC launches for the minimum occupation period and privatisation rules, which depend on when the land tender closed.
• Will my HDB flat be worth $0 after 99 years? See 99-year leasehold explained.
• Can an older buyer get an HDB flat? See Singapore public housing explained and Community Care Apartments.
• Is it a good time to buy? PropKaki doesn't give buying advice or price forecasts; see Singapore property market and our bubble check.

What we used.

• The plans: the Prime Minister's National Day Rally speech of 17 August 2025; HDB's release on Sembawang North and Woodlands North Coast of 22 October 2024; URA's Master Plan 2025 North Region pages; the MOF and MND release of 5 June 2023 and MOF's parliamentary replies of 3 July 2023; SLA's Turf City releases of 23 September and 21 December 2023; and HDB's land-tender page, all read on 26 Sep 2026.
• The racecourse parcel: URA's Master Plan 2025 land-use map (data.gov.sg, gazetted 1 December 2025). We took the polygon that contains the racecourse's own postal address point and read its zone, plot ratio and area.
• Homes and prices: HDB's block data (dwelling units), HDB resale records and rental approvals (Sep 2025 to Aug 2026), and URA caveats for private condos and apartments (Sep 2025 to Aug 2026, one caveat per unit), split into resales and new launches.
• Land sales and zoning: PropKaki's GLS table (URA's and HDB's award records), and every Master Plan 2025 parcel assigned to its planning area by its centre point.

What we did not claim. We do not forecast prices or say whether the plans will lift values nearby. We give no launch date for homes at Kranji or the shipyard, because none has been announced; for BTO projects already launched in Woodlands and Sembawang, see the BTO launch schedule; "about 10 years" is the Prime Minister's horizon, not a schedule. A zone is what land may be used for, not a schedule. The Sembawang Shipyard schemes are ideas published by professional institutes, not Government plans.

Plans and figures are as of 26 Sep 2026. Check URA's Master Plan pages and HDB's launch announcements for updates. Read more about how PropKaki works with data on our methodology page. This page is for information only; it is not legal or financial advice.