Singapore Master Plan Changes 2019–2025
Singapore's Master Plan is the statutory land-use plan that decides what may be built on every parcel of land in the country. It was re-gazetted on 1 December 2025. We compared it, parcel by parcel, against the 2019 plan it replaced — and the finding is how little moved.
That stability is the headline. A statutory plan covering an entire country was revised across roughly one parcel in a hundred, which tells you more about how Singapore plans land than any individual rezoning does.
What changed, and in what way
A single "changed" count would hide the distinction that matters: whether land was put to a different use, or allowed to be built up more or less densely. These are two independent questions and a parcel can answer yes to both, so the rows below overlap and deliberately do not sum to 1,243.
| Change | Parcels | What it means |
|---|---|---|
| Land use changed | 914 | Rezoned to a different purpose — for example Business 1 to Business 2, or Commercial to Hotel |
| Plot ratio increased | 153 | More floor area permitted than in 2019 |
| Plot ratio decreased | 34 | Less floor area permitted than in 2019 |
| Plot ratio gained or lost a number | 812 | The intensity moved between a numeric ratio and a non-numeric one — a change of kind rather than degree, so no direction is claimed |
Rezoning is by far the most common kind of change. Plot ratio moved up or down on just 187 parcels in six years, across the whole of Singapore.
What this comparison cannot tell you
URA renumbers parcels between Master Plan vintages, so matching 2025 land to its 2019 equivalent is not automatic. 3,359 parcels either matched only by boundary overlap rather than exactly, or had no 2019 counterpart at all. We do not report those as changed or unchanged, because we cannot be confident which parcel we would be comparing against. They are excluded from the 1,243 above rather than quietly folded in.
Stating this is the point. A comparison that counted every parcel it could not verify would look more impressive and be wrong by 3,359. The full partition: 1,243 changed (1.10%), 3,359 not comparable (2.96%), and 108,792 unchanged (95.94%) — every parcel in exactly one bucket, summing to 113,394.
This page also makes no claim about what any change is worth. A rezoning is a planning fact, not a valuation.
Check a specific property
The figures above are the national picture. To see whether a particular plot is one of the 1,243, open it on the map — every parcel carries its own zoning, plot ratio, land area and, where the state sold it, the tender that created it.
Each parcel now states its own answer directly: whether its land use or plot ratio moved since 2019, or — for the 3,359 URA renumbered — that it cannot be compared at all.
Open the PropKaki Atlas →Use this on your own site
The comparison is available as an embeddable chart — an iframe you can drop into any article or report. It carries all three figures, including the 3,359 we decline to judge, and its attribution is part of the image. No API key, no script, nothing to maintain.
Add ?theme=light for a white background. Released under CC BY 4.0 — reuse it commercially, with attribution. Full citation formats are on the citation page.
Method
Every parcel in the URA Master Plan 2025 was matched to its Master Plan 2019 counterpart, then its land-use description and plot ratio compared. The match was computed once and stored, because zoning history cannot be reconstructed after the fact — once URA republishes, the previous state is gone unless someone kept it.
Of 113,394 parcels, 110,035 matched exactly, 3,351 by boundary only, and 8 had no 2019 counterpart at all. Only exact matches are eligible to be reported as changed.
Two questions, two answers. A parcel is counted as changed here if its land use or its plot ratio moved. The Atlas map colours a narrower set — 999 parcels — because it answers a different question: did development intensity change. The gap is 244 parcels that were rezoned while their plot ratio stayed exactly the same, which the map has no reason to shade but a reader would certainly call a change.
Two dates govern this plan and they are not interchangeable: the Master Plan 2025 was gazetted 1 December 2025, which is when its zoning took legal force. URA republishes the underlying dataset separately, and amendments reach us on republication rather than on gazette.
Counts are generated by the same pass that produces the underlying comparison, never entered by hand. See the source map and citation guide.