Districts

A Northern Coastal & Lakeside Transformation: The URA Master Plan for District 27

The Urban Redevelopment Authority (URA) Master Plan for District 27 outlines a comprehensive and exciting vision for the northern towns of Sembawang and Yishun, transforming them into a distinctive waterfront destination that masterfully blends recreational living with heartland convenience. This strategic blueprint capitalizes on the area’s unique assets—its extensive coastline, lush greenery, and serene reservoirs—to create a compelling live-work-play environment. The plan moves to shed outdated perceptions, instead positioning District 27 as a model of sustainable, community-focused, and rejuvenated suburban living with a character all its own.

Sembawang: Coastal Living and Strategic Redevelopment

The Master Plan unlocks the immense potential of Sembawang’s coveted coastline. The vision enhances the Sembawang Park and Waterfront area, creating vibrant public spaces and improving accessibility to the sea for residents. A key focus is the sensitive rejuvenation of the Sembawang Shipyard area and the former Canberra military camp into new residential and mixed-use precincts, which will inject new housing options and modern amenities while respecting the area’s historical heritage. This approach preserves Sembawang's charming, laid-back village atmosphere while thoughtfully introducing new vitality.

Yishun: A Mature Town Reimagined

For Yishun, the Master Plan focuses on strategic renewal and enhancing its existing strengths. The ongoing transformation of the Yishun Town Centre, including the development of Northpoint City—one of Singapore’s largest integrated regional centres—has already created a dynamic hub for shopping, dining, and community events. The plan builds on this with further upgrades to public spaces, community facilities, and transport links. The lush surroundings of Yishun Pond and Khatib Bongsu nature park are further integrated into the townscape, promoting a greener and more serene living environment for its mature community.

Sustainability and Community at the Core

A core tenet of the vision is fostering sustainable and cohesive communities. New housing developments are encouraged to incorporate green building technologies and communal spaces that encourage interaction. The plan strengthens the identity of each precinct—from the coastal vibe of Sembawang to the bustling town center of Yishun—ensuring that growth is inclusive and enhances the quality of life for both new and long-term residents. The preservation and enhancement of natural habitats and water bodies ensure that development is in harmony with the environment.

What to Look Out For in Real Estate

For property investors and homebuyers, District 27 offers compelling value-driven opportunities. Waterfront properties in Sembawang, especially those with sea views or proximity to parks, are rare in Singapore and hold strong long-term value due to their scarcity. Properties within the Northpoint City catchment area benefit immensely from the integrated mall, bus interchange, and Khatib MRT station, ensuring constant rental demand and high liquidity. New BTO and Executive Condominium launches near TEL stations (like Canberra) offer affordable entry points into a district undergoing rapid transformation. Finally, older HDB clusters in Yishun with en-bloc or SERS potential present opportunities for value unlocking as the government continues to rejuvenate this mature town.