Reaffirming its commitment to decentralisation, the Singapore government’s Draft Master Plan 2025[1] outline strategies to grow regional hubs while also reinforcing the CBD's position as it evolves into a mixed-use district. This Master Plan iteration spotlights Bishan and Tampines as key regional office hubs.
Tampines Regional Centre (TRC) – a more dynamic destination with diverse offerings
Authorities developed TRC as Singapore’s first regional centre. However, most of the office buildings in TRC are currently over 20 years old, potentially limiting their ability to attract new tenants seeking modern workspaces.
Master Plan 2025 seeks to transform underused land in the TRC into new housing, workplaces, and community facilities to future-proof the TRC for new live-work-play trends. Plans are also in place to create a seamless pedestrian and active mobility network to link up areas within the TRC.
Decentralised development opportunities
Upcoming development sites in Bishan and Tampines will inevitably compete for occupiers and investors with existing decentralised options available for sale via the GLS programme. These options include the JLD Master Developer white site, the Woodlands Avenue 2 white site, and the Punggol Walk commercial site.
The white site at JLD has recently made its tender conditions more competitive in the 2H25 GLS programme by reducing the mandatory office component and transferring that area to the residential component to boost the master developer’s cash flow.
With numerous options available, developers will make strategic site selections informed by their unique development strategy, location optimism and potential synergies with existing assets.
Figure 1: Singapore’s key economic gateways
[1] The Master Plan is a statutory land use plan released by the government every five years to guide Singapore’s development over the next 10-15 years.