Plot ratio is the ratio of a development's maximum permitted gross floor area (GFA) to its land area. Multiply plot ratio by site area to get the allowable GFA.

How long does URA planning permission last?

A Provisional Permission lapses 6 months after it is granted unless a longer period is stated (Planning Act s 17(3)). A Written Permission, planning or conservation, lapses if the development is not completed or effected within 2 years of the grant, unless URA imposes a different condition or extends it (s 20, as amended with effect from 18 Dec 2023). An unused permission does not change the approved use, so the existing lawful use continues.

Do I need planning permission to change a property's use?

Generally yes. A change of use (for example, residential to commercial) usually requires URA planning permission even when no building works are involved.

Is it still called a Development Charge in Singapore?

No. Since 1 August 2022 the Development Charge, the Differential Premium and the Temporary Development Levy have been consolidated into a single Land Betterment Charge (LBC), administered by the Singapore Land Authority. It is levied on the increase in land value arising from a chargeable consent — URA planning or conservation permission, URA's acceptance of a plan lodgment, or SLA varying a restrictive covenant in a State title (for example to allow a change of use or higher intensity). A lease top-up is not a chargeable consent; SLA prices it separately as a land premium. Older textbooks and past papers still use the DC and DP names, so recognise them, but give the LBC as the current answer.

Can a client run a business from an HDB flat or a condominium?

Yes, under one of two schemes, both of which apply to HDB flats and private homes. The Home-Based Business Scheme needs no approval at all, but it is limited to small-scale work with no non-resident employees, no signage and no disamenity to neighbours. The Home Office Scheme must be registered with HDB (for a flat) or URA (for a private home) for a fee, and allows up to two non-residents to work there, but excludes a published list of activities such as food catering, clinics, retail shops and beauty or massage services. Under both, the unit must remain a place of residence — that is why neither counts as a change of use — and the property stays residential for property tax, GST, the Residential Property Act and HDB's own rules. Confirm the current conditions with HDB or URA.

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Paper 1 · Planning & Development Control · 19 min read

Planning & Development Control: URA Master Plan, Zoning, GFA

Practise this section (152 questions) → · 2.12 Planning and development of land, in sets of about 30

Must-know for the exam

The Master Plan (MP2025, gazetted 1 Dec 2025) is statutory, reviewed at least every 5 years (Planning Act s 8), and its Written Statement prevails over the map.
GFA = plot ratio × site area: a 1,000 m² site with a plot ratio of 2.8 has a maximum gross floor area of 2,800 m²; the plot ratio is a ceiling.
All covered floor area is GFA unless excluded; from 1 Jun 2023 floor areas run to mid-wall, all strata areas count as GFA and voids are excluded.
Use quantum: Commercial & Residential max 40% commercial; Hotel min 60% hotel use; Business Park min 85%; B1/B2 min 60% industrial, tested on each strata unit.
A White site's approved mix becomes its approved use, so changing the mix later is a material change of use needing fresh permission.
Where a site includes unacquired land zoned Road, maximum GFA = whole site area × plot ratio of the non-road part (MP2025 Written Statement para 5.8).
An approval above the plot ratio for a zoning-consistent use becomes the land's deemed maximum, unless URA says otherwise or it is for landed houses.
Site coverage counts features raised 1 m or more: 50% for flats and condominiums, 50% for bungalows and 45% inside a GCBA (from 1 Mar 2025).
Since 1 Aug 2022 the Development Charge, Differential Premium and Temporary Development Levy are one Land Betterment Charge, administered by SLA; a lease top-up is priced separately.
The Home-Based Business and Home Office schemes leave the unit a place of residence, so neither is a change of use; Home Office allows up to 2 non-residents.

On this page · 13 sections

What can be built on a site — its use and how intensively it can be developed — is controlled by the Urban Redevelopment Authority (URA), the national planning authority. The exam tests the planning instruments and the plot-ratio/GFA relationship.

Concept Plan vs Master Plan

	Long-Term Plan (formerly the Concept Plan)	Master Plan
Horizon	Long-term, the next 50 years and beyond	Medium-term, 10–15 years
Nature	Strategic / broad direction	Statutory — legally binding
Reviewed	Regularly, about every 10 years	At least once every 5 years (Planning Act s 8(1))
Sets	Big-picture land & infrastructure	Zoning + plot ratio for each parcel

Zoning — what a site may be used for

Zone	Typical use
Residential	Homes (landed, flats, condos)
Commercial	Offices, shops, retail
Business 1 / Business 2	Light industry / heavier industry
White site	Flexible mix decided by developer
Civic & Community / Open Space	Institutions, parks

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Quick self-check · 5 questions

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A 1,000 m² site has a plot ratio of 2.8. What is its maximum GFA?Show answer
2,800 m². GFA = plot ratio × site area, so 1,000 × 2.8. Plot ratio is the multiplier; GFA is the result.
How often must URA review the Master Plan, and does the plan give a right to the maximum plot ratio?Show answer
At least once every 5 years (Planning Act s 8(1)). No right to the maximum: URA sets the actual intensity, which can fall below it.
A 2,000 m² site at plot ratio 2.8 includes a 200 m² unacquired strip zoned Road. What is the maximum GFA?Show answer
5,600 m² (2,000 × 2.8), not 5,040 m² (1,800 × 2.8). Where land zoned Road has not been acquired or vested, the whole site area is used.
Is an enclosed condominium clubhouse counted in GFA?Show answer
Yes. Enclosed communal facilities such as a clubhouse, gym or function room count. Exclusions cover items such as open-sided landscaped communal space, voids, common car park floors and open-to-sky roof gardens.
Since when has a single Land Betterment Charge applied, who administers it, and what did it replace?Show answer
Since 1 Aug 2022, administered by SLA. It replaced the Development Charge, the Differential Premium and the Temporary Development Levy, and is charged on the land-value uplift a chargeable consent creates.

Common questions

What is plot ratio?: Plot ratio is the ratio of a development's maximum permitted gross floor area (GFA) to its land area. Multiply plot ratio by site area to get the allowable GFA.
How long does URA planning permission last?: A Provisional Permission lapses 6 months after it is granted unless a longer period is stated (Planning Act s 17(3)). A Written Permission, planning or conservation, lapses if the development is not completed or effected within 2 years of the grant, unless URA imposes a different condition or extends it (s 20, as amended with effect from 18 Dec 2023). An unused permission does not change the approved use, so the existing lawful use continues.
Do I need planning permission to change a property's use?: Generally yes. A change of use (for example, residential to commercial) usually requires URA planning permission even when no building works are involved.
Is it still called a Development Charge in Singapore?: No. Since 1 August 2022 the Development Charge, the Differential Premium and the Temporary Development Levy have been consolidated into a single Land Betterment Charge (LBC), administered by the Singapore Land Authority. It is levied on the increase in land value arising from a chargeable consent — URA planning or conservation permission, URA's acceptance of a plan lodgment, or SLA varying a restrictive covenant in a State title (for example to allow a change of use or higher intensity). A lease top-up is not a chargeable consent; SLA prices it separately as a land premium. Older textbooks and past papers still use the DC and DP names, so recognise them, but give the LBC as the current answer.
Can a client run a business from an HDB flat or a condominium?: Yes, under one of two schemes, both of which apply to HDB flats and private homes. The Home-Based Business Scheme needs no approval at all, but it is limited to small-scale work with no non-resident employees, no signage and no disamenity to neighbours. The Home Office Scheme must be registered with HDB (for a flat) or URA (for a private home) for a fee, and allows up to two non-residents to work there, but excludes a published list of activities such as food catering, clinics, retail shops and beauty or massage services. Under both, the unit must remain a place of residence — that is why neither counts as a change of use — and the property stays residential for property tax, GST, the Residential Property Act and HDB's own rules. Confirm the current conditions with HDB or URA.

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Study material aligned to the public CEA syllabus. Not financial or legal advice — verify current figures with the relevant authority (IRAS, HDB, CEA, MAS).