Pm Wong Singapore’s North Set Revival New Housing Rts Link And Shipyard Makeover

After 60 years of nation-building, Singapore is at a crucial point where it must reassess its land use and explore innovative ways to meet future housing, economic, and transport needs. In his National Day Rally speech on Aug 17, Prime Minister Lawrence Wong emphasized the importance of the latest development plans for Woodlands, Kranji, and Sembawang in the North Region, which were announced in the Draft Master Plan 2025 released in June.

With Woodlands poised to become Singapore’s northern gateway, its significance is set to grow even further with the impending completion of the Johor Bahru-Singapore Rapid Transit System (RTS) Link next year and its close proximity to the Johor-Singapore Special Economic Zone (JS-SEZ). According to PM Wong, the JS-SEZ presents opportunities for both sides to leverage their respective strengths, but he also stressed the need for improved cross-border connectivity to fully realize its potential.

In line with this, Singapore is embarking on the redevelopment of Woodlands Checkpoint (WCP), with plans to expand the facility five times its current size over the next 15 years. The Immigration and Checkpoints Authority (ICA) announced in January that the expansion would involve both land reclamation and acquisition. In June, the plans to extend WCP at the Old Woodlands Town Centre were confirmed, with construction set to commence in the third quarter of 2025.

Meanwhile, work on the RTS continues as planned, with the standalone light rail system set for completion by the end of 2026. It is expected to serve up to 10,000 commuters per hour, easing congestion at WCP. The RTS will terminate at Bukit Chagar Station on the Johor side and connect to Woodlands North Station on the Thomson-East Coast Line (TEL) on the Singapore side. Passengers will clear both Singapore and Malaysia immigration at their point of departure, and on the Singapore side, flexible industrial spaces are being developed to support businesses keen on tapping into the JS-SEZ.

Apart from the RTS, the Woodlands North Station on the TEL will also be connected to a new Multi-Modal Transport Hub (MMTH) at Woodlands Gateway, which forms part of a larger mixed-use business-white development that will include offices and retail spaces. This new transport hub is expected to anchor the area, and a new precinct called “Housing by the Woods” will be built next to it, providing around 4,000 new homes. Two Build-to-Order (BTO) projects have already been launched: the 1,563-unit Woodlands North Verge (February 2025) and the 1,148-unit Woodlands North Grove (July 2025). A new waterfront precinct, Woodlands Waterfront, has also been outlined.

ERA Singapore’s key executive officer, Eugene Lim, noted that the government is striving to maintain a balance between growth and affordability in Woodlands. New BTO projects in Woodlands North Coast and Sembawang North offer accessible price points, a variety of layouts from two-room to three-generation flats, and ample green spaces that promote inclusivity for first-time buyers, young families, and upgraders. Lim also expects Woodlands to become the second-largest HDB town after Tampines, and believes that better cross-border connectivity may attract more Malaysian workers employed in Singapore to live closer to the RTS, resulting in increased rental demand.

According to ERA, the North Region has seen relatively lower new housing supply in Sembawang and Sungei Kadut. Consequently, median condo prices in these areas rose 38.2% between 2020 and July 2025, compared to 42% for the non-landed Outside Central Region index. However, HDB resale prices in Sembawang and Woodlands rose by 54% to 89%, outpacing the national HDB Resale Price Index’s 54% increase. Rents have also climbed significantly, with average rents in the north rising 82% over the past five years to $3.89 psf per month, higher than the growth observed in the Outside Central Region.

The government is also exploring plans to redevelop the former Singapore Racecourse into a new residential precinct. The last race was held in October 2024, and the 130ha site is expected to be returned by March 2027. PM Wong emphasized the rare opportunity for a significant transformation, with the potential to provide around 14,000 new homes. The first tranche of public housing in the area could be ready in approximately ten years, with enhanced connectivity through the North-South Line (NSL) and Downtown Line’s Sungei Kadut Interchange, which is set to open in 2035.

In addition to the plans for Woodlands, PM Wong also mentioned the transformation of Sembawang Shipyard into a new waterfront lifestyle precinct, highlighting the government’s intention to capitalize on the coastline to create a new town three times the size of Ang Mo Kio Town Centre. The Draft Master Plan outlines two proposed plans – a modern mixed-use hub with an industrial wharf character and a live-in waterfront heritage town – both of which aim to preserve the area’s maritime heritage while creatively reusing landmarks. PM Wong noted that these plans are still in the initial stages, but assured the public that the government is committed to making them a reality – drawing a parallel to the 1996 National Day Rally when then-PM Goh Chok Tong introduced the Punggol 21 project. Nearly three decades later, Punggol is now a “thriving, beautiful town”. Similarly, PM Wong believes that in the years to come, Kranji and Sembawang will grow into vibrant towns, full of life and opportunity.

Overall, with better connectivity, new amenities, and cross-border opportunities, ERA expects homes in the North Region to see sustained growth over the next decade, narrowing the price gap between northern towns and some central and eastern neighborhoods.

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