What is Gross Floor Area (GFA)?
Gross Floor Area (GFA) is a key term in the real estate industry. It is a measurement that determines the total floor area within a building, including spaces occupied by walls and columns, but excluding certain voids and areas used for specific purposes, such as parking or refuse storage.
In Singapore, GFA is utilised for development control purposes, and the definition is provided by the Urban Redevelopment Authority (URA).
How to calculate Gross Floor Area (GFA)?
The calculation of GFA involves several steps:
- First, measure the length and width of the inside of the building’s walls.
- Then, multiply these measurements to find the square footage.
- Next, multiply the square footage by the number of floors in the building.
- Finally, subtract the square footage of any elevator shafts, lobbies (other than on the first floor), or rooms that house only equipment used for the building’s operation.
The result is the Gross Floor Area.
In Singapore, the calculation includes all covered floor areas of a building and all uncovered areas used for commercial purposes unless otherwise exempted. This includes the total area of the covered floor space measured between the center line of party walls, including the thickness of external walls, but excluding voids.
Factors affecting the gross floor area in Singapore
The GFA of a building can be affected by various factors. These include the layout and design of the building, the number of floors, and the purpose of the building. Certain areas may be excluded from the GFA calculation if they are used for specific purposes, such as parking or refuse storage.
Gross Floor Area vs. Gross Leasable Area: What is the difference?
While both Gross Floor Area (GFA) and Gross Leasable Area (GLA) measure the total floor space of a building, they are not the same. GFA includes the total floor area inside the building envelope, including the external walls, while GLA usually excludes corridors and other public areas inside the development. However, both figures include areas occupied by structures, such as walls and columns.
Bonus Gross Floor Area
In Singapore, a Bonus Gross Floor Area is allowed over the Master Plan Gross Plot Ratio (GPR) subject to a maximum of 10% of the MP GPR. It means that a site can potentially have a higher GFA under certain conditions. However, any additional GFA used under these conditions will not carry over if the site is redeveloped in the future.
Understanding Gross Plot Ratio
In Singapore, the Gross Plot Ratio (GPR) for a specific development site is defined as the ratio of the Gross Floor Area (GFA) of a building to its site or plot area. The allowable GPR of development is guided by the GPR outlined in the Master Plan (MP).
GFA incentive schemes
The URA has established incentive schemes to encourage certain types of development. These schemes allow for a Bonus GFA over and above the MP GPR, subject to a maximum of 10% of the MP GPR. However, while a site may make use of multiple GFA incentive schemes, the total GFA must not exceed the overall cap of 10% above the MP GPR.
Regional Variations in Gross Floor Area
The definition and calculation of Gross Floor Area in other regions can be different. For instance, in Hong Kong, the gross floor area of a building is defined as the area contained within the external walls of the building measured at each floor level, together with the area of each balcony in the building.
Conclusion
Understanding Gross Floor Plan Area is important for anyone involved in real estate, from developers to investors, architects, and planners. By accurately calculating GFA, stakeholders can make informed decisions about property valuation, development, and management. The specific rules and definitions can vary by region, so it’s important to understand the local regulations and standards.
We hope this guide can help you have a comprehensive overview of what a Gross Floor Plan is, how it is calculated, and why it’s important in the real estate industry. It’s a complex topic, but with this information, you should be better equipped to understand and navigate the world of real estate.
