Holland Plain and Kampong AI: JTC's One-North Plan and URA's Approved Zoning, Explained for Buyers
If someone in your household works in tech, research or a startup, one-north is likely on your shortlist of places a Holland Plain address has to serve. Two official documents now shape that question. JTC set out its refreshed plan for LaunchPad @ One-North, including Kampong AI, on 2 March 2026. Then URA approved a Master Plan amendment for the land around Ayer Rajah Avenue, Ayer Rajah Crescent and North Buona Vista Road on 4 September 2026. Earlier talk of a "proposed" rezoning is now out of date: the change is approved.
What JTC is building at LaunchPad
| JTC's plan | What it means for a Holland Plain household |
|---|---|
| Kampong AI: two repurposed blocks, slated for completion in 2028 | A dated workplace milestone. It is JTC's timeline, not Holland Plain's launch or completion date. |
| An AI block with 14,500 square metres of business park space for up to 70 companies, plus event spaces | More AI and startup jobs concentrated in one place, if that is your field |
| An adjacent block with more than 200 homes for the startup community | Housing inside LaunchPad itself, separate from the homes planned at Holland Plain |
| A pilot phase from March 2026 using existing LaunchPad workspace | Some AI firms can move in before the new blocks are finished |
| New covered linkways, with up to a ten-minute sheltered walk to One-North and Kent Ridge MRT stations, plus new sports, event and food spaces | The station-to-desk part of a commute should get easier for people working there |
JTC says LaunchPad, which opened in 2015, now spans seven blocks including Block 71 Ayer Rajah Crescent, and has housed more than 2,400 startups and over 30 incubators, accelerators and venture capital firms.
What URA's approved amendment changes
URA's amendment plan (MPA20260080) covers land around Ayer Rajah Avenue, Ayer Rajah Crescent and North Buona Vista Road, the streets where LaunchPad's blocks sit. It does three things:
- Sites zoned Business Park with plot ratio "subject to detailed planning" now have a set maximum plot ratio of 2.5 (gross).
- Sites zoned Business Park at a plot ratio of 4.0 or 5.0 (gross) are changed to a maximum of 2.5 (gross).
- Some land zoned White or Road becomes Business Park at 2.5 (gross), and some Road land becomes Residential with Commercial at 1st Storey, with plot ratio "subject to detailed planning".
Read plainly: the area stays a business park, with one consistent intensity limit across it, and a small piece is set aside for homes with shops below. The amendment does not name Kampong AI or say what will be built on each plot. URA also notes that actual parameters such as building height depend on other considerations, so the plot ratio is a ceiling, not a building design.
Why this matters from Holland Plain
Holland Plain is not in one-north, and nothing in the JTC plan or the URA amendment involves the Holland Plain parcel that URA awarded to Sim Lian Land Pte Ltd and Sim Lian Development Pte Ltd on 12 May 2026. The link is a commute. URA's environmental study for Holland Plain places the King Albert Park station works to the north of its study area. King Albert Park is on the Downtown Line, which meets the Circle Line at Botanic Gardens, and one-north is a Circle Line station. That gives a rail route with one change. Travel times and walking distances from the eventual site have not been published, so test the trip yourself at the hours you would actually travel.
What the new documents settle is the destination. Kampong AI has a 2028 completion target, and the zoning for the surrounding business park is now approved, not just proposed. For a household weighing a job at LaunchPad against a home at Holland Plain, that is firmer ground than a press headline.
A checklist for one-north workers
- Confirm whose workplace is actually at one-north, and whether it is inside LaunchPad or elsewhere in the district.
- Do the King Albert Park to one-north trip at peak hours, including the change at Botanic Gardens and the walk at each end.
- Keep Kampong AI's 2028 target separate from any completion date for Holland Plain, which has not been announced.
- Treat the business park as a place to work, not as a promise of rental demand or resale value.
- Re-check the route once Sim Lian publishes a site plan showing where the entrances will be.
What is still to come for Holland Plain
The project name, unit mix, prices, floor plans and completion date have not been announced. When they are, layouts will go on the floor plans page and official prices on the price page. To hear first when previews are scheduled, register for showflat updates. For the wider neighbourhood, see our location guide.
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