URA Moots Higher Plot Ratios for Three Upper Changi and Simei Plots, Allowing More Homes Near MRT Stations

The URA has mooted raising the density limits of three housing plots in Upper Changi and Simei, so more people can live closer to MRT stations. In proposed amendments to the Master Plan published on 18 September, the agency raised the gross plot ratio of three plots of land in the Upper Changi area, which are close to Expo and Simei MRT stations.

The gross plot ratio is a figure that determines the maximum floor area of a development. For each plot, URA said the proposed increase would “optimise the provision of housing in view of its proximity to MRT infrastructure”.

Christine Sun, chief researcher and strategist at Realion Group, which comprises property firms OrangeTee and ETC, provided estimates for each site.

Plot one. The largest of the three has an area of about 2 hectares and sits between Upper Changi Road and Upper Changi Road East, about 370m from Expo MRT station. Based on its proposed plot ratio of 3.5, Sun said it can yield up to 600 flats, a 70 per cent increase on the 350 or so flats that can be built at its current plot ratio of 2.1.

Plot two. Across Upper Changi Link, another plot measuring about 1.8 hectares was also allocated a proposed plot ratio of 3.5. This site can hold about 500 to 550 flats, up from the 300 to 350 flats possible under the current 2.1 plot ratio.

Plot three. The third is next to the intersection of Simei Road and Simei Street 3, about 510m from Simei MRT station. Sun said it can yield about 480 to 530 flats based on its proposed plot ratio of 3.4, up from about 300 to 350 flats that its current 2.1 plot ratio can accommodate.

The three plots fall within areas that the URA had in 2022 identified for public housing to potentially be built, as part of efforts to mix different housing types to encourage more interaction among residents of different backgrounds.

It noted then that the Upper Changi area had large private estates, including condominiums and landed houses. Injecting public housing and amenities could improve accessibility to facilities for existing residents, and allow for more social mixing, the URA said at an exhibition following its Long-Term Plan Review that year.

Since then, one of the areas, located next to Upper Changi MRT station, has been used for a Build-To-Order project, Simei Symphony, which became the Housing Board’s first Simei project in over 10 years when it was launched in July 2025.

The three plots are among five in Upper Changi and Simei earmarked for housing. Sun said the five plots can yield more than 2,000 homes if used entirely for public housing, with the two other plots accounting for up to 800 homes.

Sun said there will likely be demand for homes in the area regardless of whether private or public homes are built. Families may want to live near the Singapore University of Technology and Design, while working adults might be drawn by the area’s proximity to Changi Business Park.

The most recent evidence supports that. Simei Symphony drew more than eight first-time applicants for each of its 100 five-room units, and more than six first-time applicants for each of its 140 four-room units in the July 2025 BTO exercise.