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.

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 consented act — a change of use, an increase in intensity or plot ratio, or a lease top-up. Older textbooks and past papers still use the DC and DP names, so recognise them, but give the LBC as the current answer and confirm rates with SLA.

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.

← All study notes

Paper 1 · Planning & Development

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

Must-know for the exam

The Urban Redevelopment Authority (URA) is the national planning authority controlling what a site may be used for and how intensively it is developed.
The Master Plan is statutory, reviewed about every 5 years, and sets zoning and plot ratio per parcel; the Concept Plan is a strategic 40–50-year direction.
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.
Plot ratio is the multiplier and GFA the result; a higher plot ratio means more buildable floor area and underpins en-bloc or collective-sale potential.
Since 1 Aug 2022 the Development Charge, Differential Premium and Temporary Development Levy are consolidated into one Land Betterment Charge (LBC), administered by SLA.
The LBC is charged on the uplift in land value from a chargeable consented act: a change of use, an increase in intensity or plot ratio, or a lease top-up.
A change of use needs URA written permission even with no building works; Provisional Permission precedes Written Permission, and building works need BCA building-plan approval.

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

	Concept Plan	Master Plan
Horizon	Long-term, 40–50 years	Medium-term, 10–15 years
Nature	Strategic / broad direction	Statutory — legally binding
Reviewed	About every 10 years	About every 5 years
Sets	Big-picture land & infrastructure	Zoning + plot ratio for each parcel

Zoning — what a site may be used for

Zone	Typical use

Premium

Every lesson. Every question. One pass.

6 more sections of this lesson are part of Premium.

Every section of every lesson
All 2,600+ practice questions
Full timed Paper 1 & 2 mocks
A worked explanation on every question
The AI tutor, for any concept you're stuck on
Your full mistake bank and weak-area review

Unlock with Premium

From ≈$14.98/mo on the 6-month pass

Ready to test yourself?

Practise exam-style questions on Planning & Development — with instant answers and explanations.

Practise Planning & Development questions →

Exam-style questions on this topic

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.
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 consented act — a change of use, an increase in intensity or plot ratio, or a lease top-up. Older textbooks and past papers still use the DC and DP names, so recognise them, but give the LBC as the current answer and confirm rates with SLA.
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.

Keep learning

Explore more

Practise Planning & Development questions All study notes RES exam guides Free calculators (ABSD/BSD/TDSR)

Get each day's lesson free — one RES topic + the trap, every day on Telegram.

Join @resprepsg →

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