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

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In his National Day Rally speech on August 17, Prime Minister Lawrence Wong addressed the need for Singapore to reassess its land use and find new ways to support housing needs, economic activity, and transport infrastructure in light of 60 years of nation-building and urban development.

During his speech, PM Wong focused on the latest development plans for the North Region, particularly in Woodlands, Kranji, and Sembawang. These plans were announced in the Draft Master Plan 2025, a government blueprint for land use in the next decade that was released in June.

Woodlands: Singapore’s Northern Gateway

As Singapore’s northern gateway, Woodlands will only become more significant with the upcoming completion of the Johor Bahru-Singapore Rapid Transit System (RTS) Link in the next year and its close proximity to the Johor-Singapore Special Economic Zone (JS-SEZ). PM Wong highlighted the potential for both sides to benefit from each other’s “complementary strengths”, but emphasized that this can only be fully realized with improved cross-border connectivity.

To support this, Singapore is redeveloping the Woodlands Checkpoint (WCP) by expanding its compound fivefold over the next 15 years. The new facility is expected to be operational from 2028 and will require both land reclamation and acquisition, as announced by the Immigration and Checkpoints Authority (ICA) in January. Additionally, ICA confirmed plans in June to extend WCP at the Old Woodlands Town Centre, with construction starting in the third quarter of 2025.

Meanwhile, progress on the RTS continues, with the standalone light rail system set to be completed by the end of 2026. It will serve up to 10,000 commuters per hour in each direction, easing congestion at the Woodlands Checkpoint.

The RTS and JS-SEZ are expected to be catalysts for growth in the region. On the Johor side, the RTS will terminate at Bukit Chagar Station, while in Singapore, it will connect to Woodlands North Station on the Thomson-East Coast Line (TEL). Passengers will clear both Singapore and Malaysia immigration at their point of departure. To support businesses interested in leveraging the JS-SEZ, flexible industrial spaces are being developed on the Singapore side.

The RTS station and Woodlands North on the TEL will anchor a new Multi-Modal Transport Hub (MMTH), part of a larger mixed-use business-white development called Woodlands Gateway.

Woodlands Gateway: “Housing by the Woods”

Located in the lively District 18, Rivelle Tampines is a prime executive condominium that caters to families with its strategic location near various reputable schools and educational institutions. Developed by Sim Lian Land, the property boasts close proximity to Tampines West MRT Station on the Downtown Line, making it convenient for students of all levels to travel to school. With a plethora of preschools, primary and secondary schools, junior colleges, polytechnics, and universities in the vicinity, Rivelle Tampines EC is the perfect choice for families looking for a home that prioritizes education. Moreover, the PIE (Pan Island Expressway), TPE (Tampines Expressway), and ECP (East Coast Parkway) provide easy access to other parts of the city, making commuting a breeze for both parents and students.

Adjacent to Woodlands Gateway, a new “Housing by the Woods” precinct will be built, providing 4,000 new homes. Two Build-To-Order (BTO) projects have already been launched: the 1,563-unit Woodlands North Verge in February 2025 and the 1,148-unit Woodlands North Grove in July 2025. A new waterfront precinct, called Woodlands Waterfront, has also been outlined.

According to Eugene Lim, key executive officer of ERA Singapore, the government is striking a balance between growth and affordability in Woodlands. The new BTO projects in the Woodlands North Coast and Sembawang North offer accessible price points and layouts ranging from two-room to three-generation flats, as well as ample green spaces. This promotes inclusivity for first-time buyers, young families, and upgraders. Lim also notes that Woodlands is projected to become the second-largest Housing and Development Board (HDB) town after Tampines, and improved cross-border connectivity could attract more Malaysian workers employed in Singapore to live closer to the RTS, boosting rental demand.

Median Condo Prices in the North Up by 38.2%

According to ERA, the North Region of Singapore saw relatively lower new housing supply in Sembawang and Sungei Kadut. Between 2020 and July 2025, median condo prices in these areas rose by 38.2%, compared to 42% for the non-landed Outside Central Region (OCR) index. However, HDB resale prices in Sembawang and Woodlands saw a surge of 54% to 89%, outpacing the national HDB Resale Price Index’s 54% rise.

Rents have also seen a sharp increase, with average rents in the north rising by 82% over five years to $3.89 per square foot per month, outpacing growth in the OCR.

Kranji Racecourse Redevelopment

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 130-hectare site will be returned by March 2027. PM Wong said that this is a rare opportunity for a major transformation, as the site could potentially accommodate about 14,000 new homes.

The first tranche of public housing in this area could be ready in about 10 years. The area is currently served by Kranji MRT Station on the North-South Line (NSL), with connectivity set to be further enhanced with the opening of the Sungei Kadut Interchange in 2035, linking the NSL and Downtown Line. ERA expects homes in the North Region to see sustained value growth over the next decade, supported by improved transport links, new amenities, and cross-border opportunities. Relative affordability and stronger connectivity could narrow the price gap between northern towns and some central and eastern neighbourhoods.

Sembawang Shipyard Transformation

The transformation of Sembawang Shipyard into a waterfront lifestyle precinct is another major project in the works. PM Wong said that the government will capitalize on the coastline to create a new town three times the size of the Ang Mo Kio Town Centre, featuring new concepts for dining, retail, and community spaces.

At Sembawang Shipyard, the government plans to develop a new town three times the size of the Ang Mo Kio Town Centre. (Image: URA)

The Draft Master Plan outlines two proposals:

1. A modern mixed-use hub with an industrial wharf character, proposed by the Singapore Institute of Architects.

2. A live-in waterfront heritage town, proposed by the Singapore Institute of Planners.

Redevelopment plans will preserve the area’s maritime heritage while creatively reusing landmarks. The 305m King George VI Dock could be repurposed as a sunken public plaza for sports and recreation, while the former Naval Workshop could host media production, start-ups, and artists, alongside cafes and co-working spaces. The conserved 1938 Sembawang Fire Station could become a community and lifestyle hub.

PM Wong emphasized that the government is committed to making these plans a reality, saying, “In Singapore, you know that we do not just plan, we make things happen.” He drew a parallel to the 1996 National Day Rally, when then-PM Goh Chok Tong announced the Punggol 21 project. Nearly three decades later, Punggol is now a “thriving, beautiful town”. PM Wong believes that just as they transformed Punggol, these plans will take shape in the years ahead, with Kranji and Sembawang becoming vibrant towns full of life and opportunity.