Plans for new private residences in the Paterson and Newton areas

Plans for new private residences in the Paterson and Newton areas

Above the Orchard MRT interchange, an integrated development is being planned.

June 25, 2025

CONDOsingapore.com

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Under the Draft Master Plan 2025, the Urban Redevelopment Authority (URA) has released plans for new neighbourhoods in a number of locations, including the Paterson, Newton, Greater One-North, and Defu areas.

In the Paterson Road neighbourhood close to Orchard Road, a 10-hectare (ha) area is being considered for development as a primarily residential neighbourhood with roughly 1,000 new private residences. In a proposed integrated development, these will be supplemented by a variety of uses (including retail, food and beverage, and office spaces), as well as public areas and facilities.

This mixed-use integrated development will occupy approximately 3.5 hectares of land on top of the Orchard MRT interchange.

The entire Paterson neighbourhood is on state land, which should make it easier to implement the plans through the government land sales (GLS) programme, according to observers. Paterson Road, Orchard Boulevard, and Grange Road will all have frontages.

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A partnership between CapitaLand and Sun Hung Kai Properties purchased the Orchard Turn site across the street, above the Orchard station on the North-South Line, at a GLS tender for S$1.38 billion, or S$1,020 per square foot per plot ratio, almost twenty years ago. Eventually, this developed into The Orchard Residences and the Ion Orchard mall.

Located on a 26-hectare plot of land adjacent to the namesake MRT interchange station, the new Newton neighbourhood is envisioned as a "vibrant, mixed-use 'urban village' set amid greenery and anchored on its unique identity," according to URA.

A variety of community living experiences will be offered to present and future residents as new homes are gradually added around three different clusters in Newton Circus, Scotts Road, and Monk's Hill.

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According to URA, "next to Newton MRT station (on the North-South Line) and Newton Food Centre, a new amenity node with high-density and mixed-use developments anchored by a central public space envisaged as a 'village square' will be introduced to provide residents with amenities and more food options."

There will be public areas built for locals to relax and socialise.

A linear park will be created on Monk's Hill Road, surrounded by old, mature trees and historic structures that will be incorporated into the new community. Emerald Hill and the Newton MRT interchange will be connected by this green corridor.

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It is anticipated that the Newton neighbourhood will produce roughly 5,000 private residences.

According to Professor Sing Tien Foo, provost chair professor of real estate at the National University of Singapore Business School, a 99-year private housing site in the Newton neighbourhood is scheduled to open in August as part of the second-half 2025 GLS program's confirmed list.

"Watching how the market reacts will be crucial. More land may be released in this area if there is a high demand for it," he continued.

"The idea of a village square in Newton and a mixed-use hub in Paterson should be of strong interest to developers," stated Chua Yang Liang, head of South-east Asia research at JLL.

Homes in Newton and the Paterson/Orchard areas are popular with owner-occupiers, investors, and renters because of their convenient location, variety of nearby amenities, and transportation connectivity, according to PropNex CEO Ismail Gafoor.

"We think the injection of new private homes will garner interest after a few years without any new major condo launches in these areas," he continued.

ABSD dampener

Gafoor anticipates that Singaporeans and permanent residents (PRs) will increasingly drive demand for private homes in the upscale neighbourhoods, such as Newton and Orchard, since the Additional Buyer's Stamp Duty on foreign buyers doubled to 60% since late April 2023.

According to caveats filed, 8.3% of all non-landed private homes sold in the Orchard planning area this year have been purchased by foreign (non-PR) buyers (based on URA Realis data up to June 17). Compared to nearly 45% of the market in 2019 and 2020, this represents a significant decline.

According to the PropNex analysis, the share of foreign buyers in the Newton planning area has decreased from a peak of 23.5% in 2023 to 4.1% thus far this year.

According to URA's Draft Master Plan, a new neighbourhood called Dover-Medway has been set aside for a mix of private and public residences in the Greater One-North Knowledge Hub, along with additional facilities and recreational areas.

Homes will be closer to places of employment thanks to the new housing.

Dover-Medway's development will take many years to complete. In order to take advantage of the transportation connectivity and benefit future residents, the first phase will concentrate on the eastern section close to the One-North and Kent Ridge MRT stations. The first phase will provide roughly 6,000 housing units.

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The confirmed list of the H2 2025 GLS programme, which was revealed earlier in June, includes a 99-year private housing site along Dover Road in the Dover-Medway area. It has a gross floor area of 3,000 square metres (sq m) for commercial space and approximately 625 housing units. The property is situated on undeveloped state land.

When Singapore Institute of Technology @ Dover and United World College of South East Asia (Dover Campus) move to Punggol and Tengah, respectively, more land in the area will be available for home development.

According to URA, state-owned bungalows are situated in the western portion, where development will only occur in the long run. It also stated that "in the upcoming years, agencies will examine the plans in greater detail."

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State-owned and JTC-leased land make up the Defu industrial belt adjacent to Paya Lebar Air Base. The area will be transformed into a neighbourhood that is focused on the community and offers places to live, work, and play. A Cross Island Line MRT station will improve the area's connectivity.

Beginning in the 2030s, Paya Lebar Air Base will be moved, releasing roughly 800 hectares of land for the construction of a new town in eastern Singapore and removing some building height restrictions in the area.

It will have a civic centre centred on the region's aviation history, a network of green and blue spaces, and well-connected transit options. A portion of the runway and the old airport buildings will be adaptively reused and incorporated into the new community as historical features.

According to URA, a new housing estate with roughly 14,000 public and private residences in a lush, riverine setting will be built on the site of the former Singapore Racecourse in Kranji in the north. It will also feature new leisure and recreational activities.

According to URA, the Sembawang Shipyard area will be "progressively transformed into a distinctive mixed-use waterfront district" with housing, amenities, and jobs following the relocation of current uses starting in 2028.

Concept plans and ideas have been put forth by the Singapore Institute of Planners and the Singapore Institute of Architects.

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