The Paya Lebar Air Base has been in service for decades. But with the upcoming plans for its relocation, the 800-hectare site is set to become one of the country’s largest redevelopment projects.
Under the 2025 URA Master Plan, the air base will be transformed into a new mixed-use town comprising homes, workplaces, parks, amenities and transport infrastructure. Once completed, it will add an estimated 150,000 new homes to the market.
The redevelopment also represents a shift in how future neighbourhoods could be planned. Instead of separating residential, commercial and recreational spaces, the new town adopts a more integrated approach with daily necessities closer to where people live.
Here’s everything you need to know about what’s planned for the future Paya Lebar Air Base town.
What’s new in the 2025 URA Master Plan for Paya Lebar Air Base?
With the relocation of the air base, space is freed up for URA to develop an entire district from scratch, allowing for infrastructure, housing, transport and public spaces to be planned together.
This paves the way for self-sustaining neighbourhoods where residents can live, work and spend their leisure time without relying on long commutes.
What is the Holon concept for this new town?
A key planning concept introduced in the Master Plan is the idea of Holons. A Holon, by definition, is something that is simultaneously a whole in itself and a part of a larger whole.
In URA’s master plan, these Holons are self-contained neighbourhood clusters designed around everyday convenience and walkability, ranging from 300 to 1,000 dwelling units (DUs).
Each of these clusters is able to function independently while remaining connected to the surrounding clusters through pedestrian-friendly streets, cycling paths and public transport.
What a Holon neighbourhood looks like
Image credit: SIA, SIP via ura.gov.sg
A Holon 30 contains 300-400 DUs around a local hub. This is part of a bigger Holon 100, which is in turn just one part of a Holon 300 cluster. Scale it up to Holon 1,000, and you’ll see the entire neighbourhood, containing 20,000-15,000 DUs.
Each Holon has:
- Residential towers (public and private housing mix)
- Neighbourhood parks and green spaces
- Shops and dining venues
- Schools and community facilities
- Offices and flexible workspaces
With all these facilities located nearby, daily life becomes less dependent on lengthy commutes or car ownership.
The Holons are designed so residents can comfortably move between homes, schools, workplaces, shops and recreational spaces on foot or by bicycle; think covered walkways and overhead bridges everywhere you go.
150,000 new homes & what they’ll look like
Image credit: URA
A huge part of the redevelopment is the planned construction of approximately 150,000 new homes. This is roughly equivalent to the number of homes in both Punggol and Sengkang combined.
Unit types will likely feature 1- to 5-room HDB flats, and private condos from 1-bedroom starter units to multi-bedroom penthouses.
By offering both public and private housing within the same town, the development is designed to cater to different household needs, while creating integrated neighbourhoods.
With the Holon concept, neighbourhood parks, schools and everyday amenities are always within reach, creating communities where residents can live, work and unwind in one place.
Business hub of its own: office & workspaces closer to home
Image credit: URA
The plan envisions multiple commercial districts comprising offices, retail spaces and lifestyle amenities integrated within the new town. With workplaces woven into the wider urban environment, residents can easily commute on foot, by bicycle or via public transport.
This new business hub is expected to complement Singapore’s network of regional centres, joining areas such as Tampines, Woodlands, Punggol Digital District, and one-north to decentralise employment opportunities across the island.
Office buildings will be built alongside shopping malls and public spaces that encourage pedestrian activity. This creates a more vibrant streetscape compared to conventional office districts, where commercial buildings often become quiet after office hours.
Amenities & recreational spaces planned
Image credit: URA
Beyond housing, the new town will include green public spaces roughly the size of 20 basketball courts, and even more covered event spaces that can host everything from weekend markets and community festivals, to fitness classes and performances.
Rather than being designed for a single purpose, these spaces can adapt throughout the day. For example, you might see them hosting an exercise class in the morning, then functioning as a lunchtime gathering spot, and later a venue for community events or live performances.
Multi-functional spaces that can evolve with changing needs.
Image credit: URA
Homes and everyday amenities will be planned around these parks and event spaces, giving residents easy access to places to exercise, relax or spend time with family without leaving the neighbourhood.
Daily conveniences are also built into the master plan. Residents can expect shops, supermarkets, restaurants, and even cinemas to be located within walking distance, making it easier to run errands or enjoy a night out without travelling to another town.
Getting around the new town
Image credit: NUS via ura.gov.sg
One of the defining features of the Paya Lebar Air Base redevelopment is its emphasis on reducing reliance on private vehicles. This master plan prioritises walking, cycling and public transport, making it easier for residents to travel.
The wider transport network is designed to support residents of all ages and mobility levels, with comprehensive walking and cycling routes complementing public transport.
Pedestrian infrastructure
Pedestrian walkways in residential areas.
Image credit: URA
Covered walkways and overhead bridges will connect residential developments with office buildings, retail spaces and community amenities, allowing residents to move around comfortably even during Singapore’s rain showers or hot, humid weather.
Instead of simply getting people from one spot to another, the planned pedestrian-friendly streets will be lined with shops, restaurants and public spaces where residents can stop for a meal, meet friends or spend time outdoors.
Pedestrian streets in commercial area.
Image credit: URA
Cycling will also become a practical transport option, thanks to dedicated 6m-wide cycling trails linked to Singapore’s wider park connector network.
Office developments are also expected to include bicycle parking, making cycling to work a more practical option for commuters.
Transportation networks
Beyond walking and cycling, the upcoming Cross Island Line (CRL) will provide direct MRT access to the redevelopment, improving connections to the rest of Singapore.
Transit priority corridors will also link the new town to the East-West Line and Circle Line, giving residents multiple options when travelling beyond the neighbourhood.
The residential town replacing Paya Lebar Air Base
Beyond the new homes and amenities, the redevelopment could also reshape surrounding neighbourhoods.
From lifting long-standing building height restrictions to its potential impact on nearby property values, here’s what the project could mean for existing estates around the former Paya Lebar Air Base.
Which areas benefit from the Paya Lebar Air Base height restriction being lifted?
The lifting of building height restrictions is expected to have the biggest impact on neighbourhoods surrounding the former air base, including Hougang, Marine Parade, Paya Lebar, Pasir Ris, Sengkang, Tampines and parts of the East Coast.
With the air base relocating, planners will have greater flexibility when redeveloping these neighbourhoods. Taller residential and commercial developments may become possible in selected areas, allowing land to be used more efficiently.
But the change doesn’t mean every building in these neighbourhoods will suddenly become much taller. Any future redevelopment will still be guided by planning considerations such as infrastructure capacity, surrounding land uses and overall urban design.
Will Paya Lebar Air Base’s redevelopment raise property prices nearby?
It could, but prices are also determined by many other factors. Large-scale redevelopment projects typically make surrounding neighbourhoods more attractive by introducing new transport links, commercial spaces, parks and lifestyle amenities.
As the Paya Lebar Air Base site is transformed into a new town, nearby estates could also become more desirable places to live. The housing supply of about 150,000 homes can also help meet future housing demand, moderating price growth over time.
Ultimately, whether property prices rise will depend on a range of factors, including market conditions, buyer demand, and broader government housing policies.
Rather than viewing the project as a guarantee of higher property values, prospective buyers may want to focus on the long-term improvements to connectivity, amenities and liveability that the new town is expected to bring.
What the relocation of Paya Lebar Air Base means for homebuyers
The Paya Lebar Air Base project is a starting point for the way in which Singapore’s future neighbourhoods could be planned, with homes, workplaces, parks and everyday amenities all integrated into self-contained, yet well-connected communities.
Beyond the new town, surrounding estates could also benefit from improved transport links, greater redevelopment flexibility and new lifestyle amenities over time.
While it is too early to predict how the area will evolve, the 2025 URA Master Plan certainly sets the foundation for this area’s future development.
Read more housing news:
- 1,600 units in the October 2026 Toa Payoh BTO project
- Dunearn House Condo launch with prices from $1.475M
- Seniors can now buy community care apartments from age 55
Cover image adapted from: URA, NUS via ura.gov.sg
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