Newton Urban Village – What the URA Master Plan 2025 Means for Property Buyers

Newton is changing. For most of its modern history, the area around Newton MRT Interchange has been characterised by its concentration of office buildings, car showrooms and commercial properties – a functional but not particularly residential corner of the Core Central Region. The URA Master Plan 2025 is rewriting that character entirely.

Under the plan, Newton is being transformed into what planners call a mixed-use Urban Village – a precinct that combines residential, lifestyle, community and commercial uses around the Newton MRT hub. The vision includes new green spaces, a mixed-use cluster around Newton MRT, and approximately 5,000 new homes across both public and private residential developments over the coming decade.

For property buyers, this transformation follows a pattern that Singapore has seen before: a precinct that enters a master-planned uplift phase tends to reward early-mover buyers who enter before the infrastructure and amenities materialise. Marina Bay, Jurong Lake District and Tengah are the most cited examples. Newton is smaller in scale but follows the same structural logic.

Source: URA Master Plan 2025 – Newton planning area. ERA Singapore, December 2025 – “1H 2026 GLS Programme.” Stacked Homes, April 2026.

What the Transformation Actually Involves

Under URA Master Plan 2025, the Newton area will see several specific changes that directly affect the residential profile of the precinct.

First, the Peck Hay Road extension. The existing Peck Hay Road will be extended in a north-west direction to connect to Scotts Road, creating a new street frontage for the GLS residential development and improving the walkability of the neighbourhood from the Cairnhill side toward Newton MRT.

Second, white sites and mixed-use developments are planned around Newton MRT Interchange. These will bring new retail, food and beverage, community facilities and lifestyle amenities to an area that currently lacks them at the street level. The vision is to create an active precinct that residents can walk through rather than drive around.

Third, the broader transformation includes new public housing. The HDB component of the Newton Urban Village will eventually deliver approximately 4,000 to 5,000 public housing units alongside the private residential developments, creating a mixed-tenure residential community in the precinct.

Source: URA Master Plan 2025. ERA Singapore Research, December 2025. Stacked Homes analysis, April 2026 – “Two Prime Central GLS Sites Just Launched In Newton And River Valley.”

The Two Private Residential GLS Sites

Newton Urban Village will have two private residential GLS sites from the current planning cycle. The first was the Bukit Timah Road GLS, awarded in November 2025 to HH Investments at S$1,820 psf ppr for approximately 340 units. The second is the Peck Hay Road GLS, tender launched in April 2026, for approximately 315 units.

Both sites sit on opposite sides of Newton MRT Interchange and together will bookend the interchange from the north-west and south-east. Between them and the planned mixed-use white sites, the Newton MRT precinct will eventually have a substantially more active and liveable character than it does today.

Source: URA 1H 2026 GLS Confirmed List, December 2025. URA press release, April 9, 2026. EdgeProp Singapore, November 2025 – Bukit Timah Road GLS award.

The ACS Junior Factor – and What Happens After

A notable element of the Newton transformation that buyers should be aware of is the planned relocation of Anglo-Chinese School Junior. The school currently occupies the Winstedt Road campus, which is within the 1km catchment of the Peck Hay Road GLS site. Under plans related to the broader Newton transformation, ACS Junior is expected to eventually consolidate with ACS Primary at a new campus in Tengah when that facility opens around 2030.

This means the 1km ACS Junior school proximity advantage for the Peck Hay Road GLS site is tied to the current school location at Winstedt Road. Families making a purchase decision based on ACS Junior school proximity should verify the timeline of the relocation directly with MOE and consider whether the school’s presence at Winstedt Road will still be in place when their child enters Primary 1.

The broader Newton school cluster – including St Joseph’s Institution Junior, Singapore Chinese Girls’ School Primary, St Margaret’s Primary and River Valley Primary – is not affected by this relocation and remains intact within 1 to 2km of the Peck Hay Road site.

Source: Stacked Homes, April 2026 – ACS Junior relocation context within Newton transformation analysis. MOE school planning information.

What This Means for Buyers Acting in 2026

The Newton Urban Village transformation is still in its early stages. The GLS sites are at tender phase. The white sites and mixed-use developments have not yet been tendered. The new public housing will take years to deliver.

For buyers who want to enter the Newton corridor in 2026, there is currently no new launch condo to purchase. Both the Bukit Timah Road GLS and the Peck Hay Road GLS are at least two years away from public sales. The action available today is to register interest, monitor tender outcomes and track developer announcements.

For buyers who want to act in 2026 within the broader Bukit Timah corridor, Dunearn House at Dunearn Road in District 11 is the only confirmed new launch available for purchase. It offers its own long-term uplift thesis through the Turf City Rejuvenation precinct alongside the Bukit Timah-Rochor Green Corridor. The two transformation stories – Turf City and Newton Urban Village – are distinct precincts, but they reflect the same underlying planning approach: using GLS sites and mixed-use development to raise the residential and lifestyle character of established but underperforming urban nodes.

Source: bukittimahcollection.sg – Dunearn House project page and Peck Hay Road GLS vs Dunearn House comparison, April 2026. URA Master Plan 2025 – Turf City and Newton transformation precincts.

Buyers considering the broader Bukit Timah corridor can also explore Holland Link GLS in District 10, the first GLS site in the Holland Plain precinct near King Albert Park MRT.

Register to receive updates when the Peck Hay Road GLS developer is confirmed and when launch details are released. This page will be updated as the Newton Urban Village transformation progresses.