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.
The three ways a parcel changed
A single "changed" count would hide the distinction that matters: whether land was allowed to be built up more densely, less densely, or put to a different use altogether.
| Change | Parcels | What it means |
|---|---|---|
| Plot ratio increased | 153 | More floor area permitted than in 2019 |
| Plot ratio decreased | 34 | Less floor area permitted than in 2019 |
| Reclassified | 812 | A different land use, or an intensity that gained or lost a numeric ratio entirely — a change of kind rather than degree |
| Not on the 2019 plan | 8 | Land with no 2019 counterpart. New, not changed — counted separately for that reason |
Reclassification is by far the most common. Plot ratio moved on 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. 3,351 parcels matched only by boundary overlap rather than exactly. We do not report those as changed or unchanged, because we cannot be confident which parcel we are comparing against. They are excluded from the 999 above rather than quietly folded in.
Stating this is the point. A diff that reported 4,358 changes by counting every parcel it could not verify would look more impressive and be wrong by 3,351. The full partition: 999 changed (0.88%), 8 new (0.01%), 3,351 not comparable (2.96%), and 109,036 unchanged (96.16%) — 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 999, 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.
Open the PropKaki Atlas →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 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.