Government controls on landed homes
Say you're looking to develop your own landed home, this is the right page for you.
Disclaimer: The information provided herein has been extracted and summarized from the official website of the Urban Redevelopment Authority (URA) and Building & Construction Authority (BCA). While every effort has been made to ensure the accuracy and completeness of the content, users are advised that the information is subject to change and updates as per the latest updates on their websites. The accuracy of the information is also contingent upon the reliability of the website content and the editor's extraction process. For specific legal matters or complex situations, it is recommended to seek professional legal advice. Furthermore, for detailed inquiries or clarifications regarding tax matters, users should consult directly with the URA or BCA.
For all developments in Singapore, including residential housing, there are development control guidelines regulated and facilitated by the URA (Urban Redevelopment Authority). These guidelines are reviewed periodically to meet changing needs, and to adapt to changing circumstances, taking into account feedback from professional bodies.
The residential handbooks provide development control guidelines and parameters for residential developments. It explains the parameters such as building setbacks, building coverage, intensity and height in detail.
While other developments focuses on the allowable GFA (Gross Floor Area) requirements, landed housing in Singapore follow the key aspects of the envelope control guidelines. The development shall not exceed the permissible building envelope.
Key #1: Building Height
Under the envelope control guidelines, the overall building height is based on the allowable number of storeys and the floor-to-floor height in metres. If the site has varying levels, separate building height calculations may be made for each platform. Additionally, lift overruns and safety barriers on flat roofs may extend up to 1 meter beyond the allowed building height.
Landed housing shall not exceed the 2-storey or 3-storey height control, or the prescribed storey height as shown in the designated landed housing plan in the Master Plan, whichever is lower. This is to ensure that the height of the development is sympathetic to the existing character of landed housing in the neighbourhood.
2-storey Envelope Control landed housing
3-storey Envelope Control landed housing
Read more on Mezzanine Floors, Attics and Basements.
Key #2: Setbacks
Setbacks are the minimum distances from the boundaries to ensure adequate spacing between buildings. For each housing type, there are different setback requirements. For example, for bungalows (detached) the set back from boundary is illustrated below:
Building Setback for bungalows within GCBA
Building Setback for bungalows outside GCBA
Key #3: Site Coverage
Site coverage specifies the proportion of the plot that can be built upon, leaving space for greenery and open areas. For example, for strata landed housing developments outside Good Class Bungalow Areas, the maximum site coverage is 50%. For strata landed housing developments within Good Class Bungalow Areas, the maximum site coverage is 40%.
Site Coverage and Communal Open Space
Other Design Restrictions
The guidelines also include considerations for roof form, landscaping, vehicular access and parking, earthworks, and other architectural elements to ensure compatibility with the surrounding area.
Read more for:
Builder's License
Before commencing of any construction works, you will require to obtain a building license; a formal approval granted by BCA. You must fulfil all of the licensing requirements in order to receive a Builder’s License, and one of which is to pay for the licensing fee. Each license is valid for up to 3 years.
The objective of Builders’ Licensing is to ensure that building works are carried out by Builders who are conversant with the statutory requirements of the Building Control Act and conduct their duties competently and professionally. This permit will ensure that you comply with the building codes, safety standards, zoning regulations, and covers aspects like integrity, fire safety, drainage and environmental considerations.
Any person carrying out any building works requiring BCA’s approval without a valid Builder’s License is liable on conviction to a fine not exceeding $20,000 or to imprisonment for a term not exceeding 1 year or both. Read more.
Before starting on building works, the relevant plans will also need to be submitted to BCA for approval through a Qualified Person (QP). Read more.
Word of advise: It is important to consider the quality segment as there is a platform that allows potential homebuyers to get information on the past construction workmanship quality performance of developers and builders.
Developer Sale License
If you are developing a housing project with more than four units, you will have to comply with the Housing Developers (Control and Licensing) Act and its Rules, which is different from the one mentioned above. Instead of a Builder's License, you will be applying for a Housing Developer License instead.
There are 2 types of licences: a sale licence which allows you to commence construction works and to commence sale of units after obtaining building plan approval and a no-sale licence which allows you to commence construction works only. Download. Read More.
Redevelopment
Redevelopment refers to projects where an entire building is demolished and a new one erected, like subdividing your detached into a pair of semi-detached.
Depending on the nature of renovation for your terrace, semi-detached or detached house, planning permission is required to redevelop an existing landed property into more than one landed property. The types of landed properties you can redevelop to depend on the housing form(s) safeguarded in the designated landed housing area plan.
Reconstruction
Reconstruction refers to projects where there is an increase in 50% of the approved GFA, and removal or replacement of 50% of existing external walls, columns, beams or floor slabs. An example would be to add another storey or changing the housing form (e.g. from semi-detached to detached).
Addition & Alteration
Addition and Alteration (A&A) refers to minor works to an existing landed house that result in less than 50% increase in Gross Floor Area (GFA), external walls or structural elements such as columns and beams.
Read: Additions & Alternations for Conserved Buildings