How to read the Masterplan

By Wong Xian Yang

Head, Research & Consultancy

Objectives
Understand MasterPlan
Interpret GPR
Differentiate site zonings
Regional plans

Introduction of URA Space

How to use the interface
What can you use it for

Serve clients better

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Table of Contents
1) What is the MasterPlan
2) What is site zoning
3) What is GPR
4) How can all these information help you serve your
clients better

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Concept Plan: A living document

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Concept Plan
Strategic land use and transportation plan that guides
Singapores development over the next 40-50 years
Reviewed every 10 years
Most recent review carried out in 2011
Jan 2013 Population white paper: 6.5 m to 6.9 m by 2030
Concept Plan
https://www.ura.gov.sg/uol/concept-plan.aspx?p1=ViewConcept-Plan&p2=Land-Use-Plan-2013

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Land Use Plan

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Background of MasterPlan
Statutory land use plan forecasting Singapores
development over next 10 to 15 years
Reviewed every 5 years
Shows permissible land use and density for
developments
Land use zoning
GPR

Source: OrangeTee Research, URA

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Land Use Zoning

Source: OrangeTee Research, URA

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Access Masterplan via URA Space

https://www.ura.gov.sg/maps/#

Select Land Use Plans > Master Plans

Legend

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Land Use Zoning

Source: OrangeTee Research, URA

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Land Use Zoning

Source: OrangeTee Research, URA

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Land Use Zoning

Residential
Residential with
commercial At 1st Storey
Commercial & Residential
Commercial component
Max: 40%
Commercial
Business 1
Business 2
Main difference between
B1 and B2 is the nuisance
buffer of 50m
Source: OrangeTee Research, URA

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Residential

These are areas used or intended to be used mainly for residential

development.

Examples
Landed housing
Non-landed housing
Retirement Housing
Serviced Apartments
Student Hostel

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Commercial
Areas used or intended to be used mainly for
commercial development
Examples

Offices
Retail
Convention/ Exhibition Centre
Commercial School
Bank
Market/ Food Centre/Restaurant
Cinema
Entertainment
Hotel
Recreation Club
Clinic

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Bonus plot ratio

Commercial sites within Downtown Core and Orchard Planning Areas may
be built more intensively if they have large site areas or are located close
to MRT stations.

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Bonus plot ratio

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Bonus Plot Ratio

4.9+

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Business 1

Areas for clean industry, light industry, warehouse, public utilities, and
telecommunication uses and other public installations

Imposes a Nuisance buffer of 50 m

Allowed ancillary (Childcare centres, ancillary offices, showroom,

industrial canteen etc.) use of 40%

Examples
Packing
Software development
Printing and publishing
Warehouse storage

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Business 2

Area for clean industry, light industry, general industry, warehouse,

public utilities and telecommunication uses and other public installations

No nuisance buffer of 50m

Allowed ancillary use of 40%

Examples
Manufacturing
Vehicle repair & Servicing
Biotechnology

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Ancillary Uses

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Grey area in the industrial zones

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Land Use Zoning

Business Park
Business Park - White
Not more than the 40%
of GFA can be used for
white
White

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Business Park

Area for non - pollutive industries and businesses that engage in high-tech,
high value-added, knowledge-intensive and Research and Development
activities

85% used for Business Park (BP) use, 15% can be used for white(Offices,
Shops, Restaurants) use

Max of 40% of the 85% (BP use) can be used for ancillary uses

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Allowable activities in business parks

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Land Use Zoning

Place of Worship
Columbarium Max:20%
Health & Medical Care
Civic & Community
Institutes
Reserve Site
Utility
Park
Educational Institute

Source: OrangeTee Research, URA

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Civic & Community Institutions

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For more information

Guidelines at a glance
http://www.ura.gov.sg/circulars/text/dchbnr/ataglance-dchbnr.pdf

Zoning Interpretation
http://www.ura.gov.sg/MP2008/ims/TABLE%201%20%20Zoning%20Interpretation.htm

Permissible uses by property type

https://www.ura.gov.sg/uol/guidelines/development-control/change-usepremises/sections/Permissible-Uses.aspx

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Hybrid maps: Potential redevelopment sites

Toggle between the years to
see the changes in
Masterplans
Adjust transparency between
Street map and Masterplan

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Jurong East
2014

2008

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Punggol
2014

2008

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Woodleigh
2014

2008

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Tanah Merah
2014

2008

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WHAT IS AROUND YOUR CLIENTS

HOUSE?

Points to remember
Business parks and commercial spaces are good
-> Larger tenant pool, more vibrancy in the
area
More residential spaces -> More rental
competition, but area may see an improvement
in amenities. Eg Transport links, commercial
spaces

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Gross Plot Ratio

 
Source: OrangeTee Research, URA

  
 

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Gross Plot Ratio

Residential

When you know the GPR, you

can estimate the building
height

 

  
 

Source: OrangeTee Research, URA

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What is around your clients house?

Surrounded by residential developments (HDB)
Highest plot ratio in the area is 4.9
(Commonwealth Towers, Dundee Site)
North-facing site, plot ratio is only
2.1(24 storeys), so taking a unit on
the 30th and above floor should be
safe.
Sky Ville

Place of worship, healthcare,

Educational Institute

Source: OrangeTee Research, URA

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What is around your clients house?

2.1
2.1

Sky Ville

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Understanding MasterPlan
Helps to answer the following questions:
What is around your clients house?
Will your clients view be blocked in future?
What is the future development plans?

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Future development plans

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Future development plans

https://www.ura.gov.sg/uol/master-plan/View-Master-Plan/master-plan2014/master-plan.aspx

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Planning Area Brochures

Source: URA, Orangetee Research

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(http://www.ura.gov.sg/uol/master-plan/View-Master-Plan/master-plan-2014/masterplan/Planning-area-brochures.aspx)

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Regional Highlights

Source: URA, Orangetee Research

43 (http://www.ura.gov.sg/uol/master-plan/View-Master-Plan/master-plan-2014/masterplan/Planning-area-brochures.asp)
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URA SPACE

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Tools to use in URA Space

Land Use Plans
Master Plans
Government Land Sales

Property Use and Approval

Planning Decisions
Development Charge Rates

Private Residential Property Transactions

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Land Transport Masterplan

https://www.lta.gov.sg/content/dam/ltaweb/corp/PublicationsResearch/
files/ReportNewsletter/LTMP2013Report.pdf

Focus on public transport: Expansion of rail and bus network, facilitate

cycling, taxi travel.

Moderate vehicle population growth: Cost of private transport, stabilising

supply of COEs

By 2030,

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Questions & Answers

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