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
Singapore’s 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=View-
Concept-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 Singapore’s
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-use-
premises/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 client’s 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.

Place of worship, healthcare,

Sky Ville Educational Institute

Source: OrangeTee Research, URA

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 What is around your client’s 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-plan-
2014/master-plan.aspx

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 Planning Area Brochures

Source: URA, Orangetee Research

42 (http://www.ura.gov.sg/uol/master-plan/View-Master-Plan/master-plan-2014/master-
plan/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/master-
plan/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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