The Urban Redevelopment Authority (URA) has proposed new residential sites in Sengkang, Woodlands, and Bukit Panjang, which could potentially yield up to 14,000 new dwelling units. The westernmost site in this proposal, located in Fernvale, is planned to be zoned exclusively for residential purposes.
According to Lee Sze Teck, Senior Director of Data Analytics at Huttons Asia, this location might eventually house a new MRT station as part of a new line extending from Woodlands to the Greater Southern Waterfront, passing through Sengkang. However, he notes that the planning for this new line could take several years to materialize.
The easternmost parcel in the proposal includes a site zoned for residential development, an area designated for a park, and another site planned for healthcare services. These sites could be developed with higher density compared to the other locations, with a gross plot ratio (GPR) ranging from 4.0 to 4.2.
The proposed sites in Sengkang are situated within the Fernvale subzone, bounded by the Tampines Expressway to the north, Sengkang West Drive to the east, Fernvale Road to the south, and Jalan Kayu to the west. The three parcels are separated by two roads. Lee describes Fernvale as an extension of Sengkang town, bringing residents closer to Seletar Aerospace Park.
Additional residential development sites in the area, such as those on Anchorvale Street, could yield between 6,000 and 7,000 new homes. Combined with the proposed sites, this could bring the total number of new homes in Sengkang to between 10,500 and 12,000, encompassing a mix of executive condominiums and private residential units.
The central parcel includes pockets of residential sites, a proposed park, and a planned site for a place of worship. Most sites in this area will have a GPR of 3.9 to 4.2.
Lee estimates that the three parcels in Sengkang could collectively provide 4,500 to 5,000 new homes in the future, comprising a mix of HDB flats, executive condominiums (ECs), and private housing.
The URA’s latest amendments to the Master Plan 2019 include the rezoning of five land parcels, with three located in Sengkang, one in Woodlands, and another in Bukit Panjang. These changes are intended to support residential development to meet housing demand in these areas and to enhance residents’ access to amenities and public transportation.
The other two sites earmarked for residential development are Woodlands Drive 17 and Bukit Panjang Ring Road.
The Bukit Panjang site is currently occupied by Beacon Primary School. Lee suggests that this site could yield between 900 and 1,000 new Built-to-Order (BTO) flats.
The land parcel in Woodlands, located opposite the Singapore Sports Academy, is expected to produce around 1,000 residences. Nearby, a Government Land Sale (GLS) site at Champion’s Way was sold for $904 per square foot per plot ratio in September 2023 to City Developments Ltd. This site is slated to be developed into a 350-unit private residential project.