{"id":17156,"date":"2022-07-25T05:00:00","date_gmt":"2022-07-24T21:00:00","guid":{"rendered":"https:\/\/www.99.co\/blog\/singapore\/?p=17156"},"modified":"2024-09-11T16:07:48","modified_gmt":"2024-09-11T08:07:48","slug":"ura-master-plan","status":"publish","type":"post","link":"https:\/\/www.99.co\/singapore\/insider\/ura-master-plan\/","title":{"rendered":"URA Master Plan for property buyers: How to read and understand it"},"content":{"rendered":"<div id=\"bsf_rt_marker\"><\/div>\n<p><p>The first thing savvy property buyers do when researching to buy a unit, house, or project they are interested in is to check the URA Master Plan.<\/p>\n<h2>What is the URA Master Plan?<\/h2>\n<p>Created by the Urban Redevelopment Authority (URA), the <a href=\"https:\/\/www.ura.gov.sg\/Corporate\/Planning\/Master-Plan\" target=\"_blank\" rel=\"noopener\">Master Plan<\/a> is the &#8220;statutory land use plan which guides Singapore&#8217;s development in the medium term over the next 10 to 15 years.&#8221;<\/p><\/p>\n\n\n\n<p><p>It is based on the broader <a href=\"https:\/\/www.ura.gov.sg\/Corporate\/Planning\/Long-Term-Plan-Review\" target=\"_blank\" rel=\"noreferrer noopener\">Long-Term Plan<\/a> (formerly known as Concept Plans), containing more details about existing and potential land use. Every five years, they review the plan, with the latest version being the <a href=\"https:\/\/www.ura.gov.sg\/Corporate\/Planning\/Master-Plan\/Draft-Master-Plan-2025\" target=\"_blank\" rel=\"noreferrer noopener nofollow\">URA Master Plan 2025<\/a> (which is still in drafting).<\/p><br><h2>Check out our coverage for the <a href=\"https:\/\/www.99.co\/singapore\/insider\/ura-master-plan-2025\/\" target=\"_blank\" rel=\"noreferrer noopener\">URA Master Plan 2025<\/a>.<\/h2><\/p>\n\n\n<p><iframe loading=\"lazy\" style=\"border: none; width: 350px !important; box-shadow: 0px 2px 12px rgb(11 17 52 \/ 15%); border-radius: 16px;\" src=\"https:\/\/www.99.co\/property-value-widget?contentSource=insider-blog&amp;contentId=ura-master-plan\" width=\"350\" height=\"370\" scrolling=\"no\"><span data-mce-type=\"bookmark\" style=\"display: inline-block; width: 0px; overflow: hidden; line-height: 0;\" class=\"mce_SELRES_start\"><\/span><span data-mce-type=\"bookmark\" style=\"display: inline-block; width: 0px; overflow: hidden; line-height: 0;\" class=\"mce_SELRES_start\"><\/span><span data-mce-type=\"bookmark\" style=\"display: inline-block; width: 0px; overflow: hidden; line-height: 0;\" class=\"mce_SELRES_start\"><\/span><span data-mce-type=\"bookmark\" style=\"display: inline-block; width: 0px; overflow: hidden; line-height: 0;\" class=\"mce_SELRES_start\"><\/span><span data-mce-type=\"bookmark\" style=\"display: inline-block; width: 0px; overflow: hidden; line-height: 0;\" class=\"mce_SELRES_start\"><\/span><span data-mce-type=\"bookmark\" style=\"display: inline-block; width: 0px; overflow: hidden; line-height: 0;\" class=\"mce_SELRES_start\"><\/span><span data-mce-type=\"bookmark\" style=\"display: inline-block; width: 0px; overflow: hidden; line-height: 0;\" class=\"mce_SELRES_start\"><\/span><span data-mce-type=\"bookmark\" style=\"display: inline-block; width: 0px; overflow: hidden; line-height: 0;\" class=\"mce_SELRES_start\"><\/span><span data-mce-type=\"bookmark\" style=\"display: inline-block; width: 0px; overflow: hidden; line-height: 0;\" class=\"mce_SELRES_start\"><\/span><span data-mce-type=\"bookmark\" style=\"display: inline-block; width: 0px; overflow: hidden; line-height: 0;\" class=\"mce_SELRES_start\"><\/span><span data-mce-type=\"bookmark\" style=\"display: inline-block; width: 0px; overflow: hidden; line-height: 0;\" class=\"mce_SELRES_start\"><\/span><span data-mce-type=\"bookmark\" style=\"display: inline-block; width: 0px; overflow: hidden; line-height: 0;\" class=\"mce_SELRES_start\"><\/span><span data-mce-type=\"bookmark\" style=\"display: inline-block; width: 0px; overflow: hidden; line-height: 0;\" class=\"mce_SELRES_start\"><\/span><span data-mce-type=\"bookmark\" style=\"display: inline-block; width: 0px; overflow: hidden; line-height: 0;\" class=\"mce_SELRES_start\"><\/span><span data-mce-type=\"bookmark\" style=\"display: inline-block; width: 0px; overflow: hidden; line-height: 0;\" class=\"mce_SELRES_start\"><\/span><span data-mce-type=\"bookmark\" style=\"display: inline-block; width: 0px; overflow: hidden; line-height: 0;\" class=\"mce_SELRES_start\"><\/span><span data-mce-type=\"bookmark\" style=\"display: inline-block; width: 0px; overflow: hidden; line-height: 0;\" class=\"mce_SELRES_start\"><\/span><span data-mce-type=\"bookmark\" style=\"display: inline-block; width: 0px; overflow: hidden; line-height: 0;\" class=\"mce_SELRES_start\"><\/span><span data-mce-type=\"bookmark\" style=\"display: inline-block; width: 0px; overflow: hidden; line-height: 0;\" class=\"mce_SELRES_start\"><span data-mce-type=\"bookmark\" style=\"display: inline-block; width: 0px; overflow: hidden; line-height: 0;\" class=\"mce_SELRES_start\"><\/span><\/span><\/iframe><\/p>\n<h2>Why Does the URA Master Plan Exist?<\/h2>\n\n\n<p>Short of investigating an actual crystal ball, knowing how to read the URA Master Plan can help you locate the ideal home \u2014 be it for own stay or for capital appreciation\/investment.<\/p>\n\n\n\n<p>This is because the Singaporean government zones all land under specific categories (e.g. residential, commercial, transportation, etc.), allowing you to see what future developments are in the works before committing to a property decision.<\/p>\n\n\n\n<p><a id=\"nopopup\" href=\"https:\/\/go.99.co\/99gformblog\" target=\"_blank\" rel=\"noopener\" class=\"img-link media-img img-link media-img\"><img decoding=\"async\" class=\"alignnone wp-image-62770 size-full\" src=\"https:\/\/www.99.co\/singapore\/insider\/wp-content\/uploads\/2023\/01\/seller-lead-cta-banner-e1672816945355.jpg\" alt=\"Seller 99.co in-house CTA banner\" width=\"1200\" height=\"225\" srcset=\"https:\/\/www.99.co\/singapore\/insider\/wp-content\/uploads\/2023\/01\/seller-lead-cta-banner-e1672816945355.jpg 1200w, https:\/\/www.99.co\/singapore\/insider\/wp-content\/uploads\/2023\/01\/seller-lead-cta-banner-e1672816945355-150x28.jpg 150w\" sizes=\"(max-width: 1200px) 100vw, 1200px\" \/><\/a><\/p>\n\n\n\n<p>You can view the URA Master Plan map on <a href=\"https:\/\/www.ura.gov.sg\/maps\/\" target=\"_blank\" rel=\"noopener\">URA SPACE<\/a>, a portal where you can find various types of maps, including those that detail planning decisions and government land sales sites.<\/p>\n\n\n<div class=\"wp-block-image\">\n<figure class=\"aligncenter size-full is-resized\"><a href=\"https:\/\/www.99.co\/singapore\/insider\/wp-content\/uploads\/2021\/08\/URA-space.jpg\" class=\"img-link media-img img-link media-img\"><img decoding=\"async\" width=\"1744\" height=\"1200\" src=\"https:\/\/www.99.co\/singapore\/insider\/wp-content\/uploads\/2021\/08\/URA-space.jpg\" alt=\"URA space\" class=\"wp-image-57123\" style=\"width:700px;height:481px\" srcset=\"https:\/\/www.99.co\/singapore\/insider\/wp-content\/uploads\/2021\/08\/URA-space.jpg 1744w, https:\/\/www.99.co\/singapore\/insider\/wp-content\/uploads\/2021\/08\/URA-space-1536x1057.jpg 1536w, https:\/\/www.99.co\/singapore\/insider\/wp-content\/uploads\/2021\/08\/URA-space-150x103.jpg 150w\" sizes=\"(max-width: 1744px) 100vw, 1744px\" \/><\/a><figcaption class=\"wp-element-caption\">Source: URA<\/figcaption><\/figure><\/div>\n\n\n<p>Trouble is, reading the colour-coded plan can be daunting for first-timers.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\" id=\"h-how-to-read-the-ura-master-plan\">How to Read the URA Master Plan?<\/h2>\n\n\n\n<p>This guide helps you easily understand the Master Plan by zooming in on what you need to look out for.<\/p>\n\n\n\n<h3 class=\"wp-block-heading\" id=\"h-what-is-the-legend\">What is the Legend?<\/h3>\n\n\n\n<p>The first thing most users of the Master Plan encounter will be the colour-coded <strong>legend<\/strong>, which tells you the designated use of each site. Locate it by clicking &#8216;Find Master Plan Zoning&#8217; on the first page.<\/p>\n\n\n<div class=\"wp-block-image\">\n<figure class=\"aligncenter size-full is-resized\"><a href=\"https:\/\/www.99.co\/singapore\/insider\/wp-content\/uploads\/2022\/07\/URA-master-plan-zoning.jpg\" class=\"img-link media-img img-link media-img\"><img decoding=\"async\" width=\"4088\" height=\"1920\" src=\"https:\/\/www.99.co\/singapore\/insider\/wp-content\/uploads\/2022\/07\/URA-master-plan-zoning.jpg\" alt=\"\" class=\"wp-image-57142\" style=\"width:700px\" srcset=\"https:\/\/www.99.co\/singapore\/insider\/wp-content\/uploads\/2022\/07\/URA-master-plan-zoning.jpg 4088w, https:\/\/www.99.co\/singapore\/insider\/wp-content\/uploads\/2022\/07\/URA-master-plan-zoning-1536x721.jpg 1536w, https:\/\/www.99.co\/singapore\/insider\/wp-content\/uploads\/2022\/07\/URA-master-plan-zoning-2048x962.jpg 2048w, https:\/\/www.99.co\/singapore\/insider\/wp-content\/uploads\/2022\/07\/URA-master-plan-zoning-150x70.jpg 150w\" sizes=\"(max-width: 4088px) 100vw, 4088px\" \/><\/a><figcaption class=\"wp-element-caption\">Source: URA<\/figcaption><\/figure><\/div>\n\n\n<p>After clicking on it, this is what you&#8217;ll see:<\/p>\n\n\n<div class=\"wp-block-image\">\n<figure class=\"aligncenter size-full is-resized\"><a href=\"https:\/\/www.99.co\/singapore\/insider\/wp-content\/uploads\/2021\/08\/URA-legend.jpg\" class=\"img-link media-img img-link media-img\"><img decoding=\"async\" width=\"3734\" height=\"1912\" src=\"https:\/\/www.99.co\/singapore\/insider\/wp-content\/uploads\/2021\/08\/URA-legend.jpg\" alt=\"URA legend\" class=\"wp-image-57143\" style=\"width:700px\" srcset=\"https:\/\/www.99.co\/singapore\/insider\/wp-content\/uploads\/2021\/08\/URA-legend.jpg 3734w, https:\/\/www.99.co\/singapore\/insider\/wp-content\/uploads\/2021\/08\/URA-legend-1536x787.jpg 1536w, https:\/\/www.99.co\/singapore\/insider\/wp-content\/uploads\/2021\/08\/URA-legend-2048x1049.jpg 2048w, https:\/\/www.99.co\/singapore\/insider\/wp-content\/uploads\/2021\/08\/URA-legend-150x77.jpg 150w\" sizes=\"(max-width: 3734px) 100vw, 3734px\" \/><\/a><figcaption class=\"wp-element-caption\">Source: URA<\/figcaption><\/figure><\/div>\n\n\n<p>The main colours to note are:<\/p>\n\n\n\n<div class=\"wp-block-columns is-layout-flex wp-container-core-columns-is-layout-9d6595d7 wp-block-columns-is-layout-flex\">\n<div class=\"wp-block-column is-layout-flow wp-block-column-is-layout-flow\" style=\"flex-basis:33.33%\">\n<figure class=\"wp-block-image size-full\"><img decoding=\"async\" width=\"516\" height=\"181\" src=\"https:\/\/www.99.co\/singapore\/insider\/wp-content\/uploads\/2021\/08\/URA-residential-commercial.jpg\" alt=\"\" class=\"wp-image-57145\" srcset=\"https:\/\/www.99.co\/singapore\/insider\/wp-content\/uploads\/2021\/08\/URA-residential-commercial.jpg 516w, https:\/\/www.99.co\/singapore\/insider\/wp-content\/uploads\/2021\/08\/URA-residential-commercial-512x181.jpg 512w, https:\/\/www.99.co\/singapore\/insider\/wp-content\/uploads\/2021\/08\/URA-residential-commercial-150x53.jpg 150w\" sizes=\"(max-width: 516px) 100vw, 516px\" \/><\/figure>\n<\/div>\n\n\n\n<div class=\"wp-block-column is-layout-flow wp-block-column-is-layout-flow\" style=\"flex-basis:66.66%\">\n<p><strong>Beige and light-blue blocks.<\/strong> These denote residential areas, which include both private properties and HDB estates. A plot that is colour-coded in beige means that it is only for residential use. Contrarily, blue plots serve both commercial and residential needs.<\/p>\n\n\n\n<p>&nbsp;<\/p>\n<\/div>\n<\/div>\n\n\n\n<div class=\"wp-block-columns is-layout-flex wp-container-core-columns-is-layout-9d6595d7 wp-block-columns-is-layout-flex\">\n<div class=\"wp-block-column is-layout-flow wp-block-column-is-layout-flow\" style=\"flex-basis:33.33%\">\n<figure class=\"wp-block-image size-full\"><img decoding=\"async\" width=\"516\" height=\"100\" src=\"https:\/\/www.99.co\/singapore\/insider\/wp-content\/uploads\/2022\/07\/URA-educational-institution.jpg\" alt=\"\" class=\"wp-image-57146\" srcset=\"https:\/\/www.99.co\/singapore\/insider\/wp-content\/uploads\/2022\/07\/URA-educational-institution.jpg 516w, https:\/\/www.99.co\/singapore\/insider\/wp-content\/uploads\/2022\/07\/URA-educational-institution-512x100.jpg 512w, https:\/\/www.99.co\/singapore\/insider\/wp-content\/uploads\/2022\/07\/URA-educational-institution-150x29.jpg 150w\" sizes=\"(max-width: 516px) 100vw, 516px\" \/><\/figure>\n<\/div>\n\n\n\n<div class=\"wp-block-column is-layout-flow wp-block-column-is-layout-flow\" style=\"flex-basis:66.66%\">\n<p><strong>Off-white blocks with an &#8216;E&#8217;.<\/strong> If you are a parent (or have plans to have children), keep an eye out for <a href=\"https:\/\/www.99.co\/singapore\/insider\/properties-within-radius-top-primary-schools-in-singapore\/\" target=\"_blank\" rel=\"noreferrer noopener\">properties near the school blocks<\/a>. Smaller sites are allocated to primary schools.<\/p>\n\n\n\n<p>&nbsp;<\/p>\n<\/div>\n<\/div>\n\n\n\n<div class=\"wp-block-columns is-layout-flex wp-container-core-columns-is-layout-9d6595d7 wp-block-columns-is-layout-flex\">\n<div class=\"wp-block-column is-layout-flow wp-block-column-is-layout-flow\" style=\"flex-basis:33.33%\">\n<figure class=\"wp-block-image size-full\"><img decoding=\"async\" width=\"516\" height=\"181\" src=\"https:\/\/www.99.co\/singapore\/insider\/wp-content\/uploads\/2022\/07\/URA-commercial.jpg\" alt=\"\" class=\"wp-image-57150\" srcset=\"https:\/\/www.99.co\/singapore\/insider\/wp-content\/uploads\/2022\/07\/URA-commercial.jpg 516w, https:\/\/www.99.co\/singapore\/insider\/wp-content\/uploads\/2022\/07\/URA-commercial-512x181.jpg 512w, https:\/\/www.99.co\/singapore\/insider\/wp-content\/uploads\/2022\/07\/URA-commercial-150x53.jpg 150w\" sizes=\"(max-width: 516px) 100vw, 516px\" \/><\/figure>\n<\/div>\n\n\n\n<div class=\"wp-block-column is-layout-flow wp-block-column-is-layout-flow\" style=\"flex-basis:66.66%\">\n<p><strong>Light-blue and dark-blue blocks.<\/strong> Living within proximity of malls ranks high on the property hunting checklist, as it offers a ton of convenience when buying daily groceries and amenities.<\/p>\n\n\n\n<p>&nbsp;<\/p>\n<\/div>\n<\/div>\n\n\n\n<div class=\"wp-block-columns is-layout-flex wp-container-core-columns-is-layout-9d6595d7 wp-block-columns-is-layout-flex\">\n<div class=\"wp-block-column is-layout-flow wp-block-column-is-layout-flow\" style=\"flex-basis:33.33%\">\n<figure class=\"wp-block-image size-full\"><img decoding=\"async\" width=\"516\" height=\"181\" src=\"https:\/\/www.99.co\/singapore\/insider\/wp-content\/uploads\/2022\/07\/URA-open-space-park.jpg\" alt=\"\" class=\"wp-image-57149\" srcset=\"https:\/\/www.99.co\/singapore\/insider\/wp-content\/uploads\/2022\/07\/URA-open-space-park.jpg 516w, https:\/\/www.99.co\/singapore\/insider\/wp-content\/uploads\/2022\/07\/URA-open-space-park-512x181.jpg 512w, https:\/\/www.99.co\/singapore\/insider\/wp-content\/uploads\/2022\/07\/URA-open-space-park-150x53.jpg 150w\" sizes=\"(max-width: 516px) 100vw, 516px\" \/><\/figure>\n<\/div>\n\n\n\n<div class=\"wp-block-column is-layout-flow wp-block-column-is-layout-flow\" style=\"flex-basis:66.66%\">\n<p><strong>Green blocks.<\/strong> Those who want to live near green spaces can easily see where (and how expansive) they are by looking at green blocks.<\/p>\n\n\n\n<p>&nbsp;<\/p>\n<\/div>\n<\/div>\n\n\n\n<div class=\"wp-block-columns is-layout-flex wp-container-core-columns-is-layout-9d6595d7 wp-block-columns-is-layout-flex\">\n<div class=\"wp-block-column is-layout-flow wp-block-column-is-layout-flow\" style=\"flex-basis:33.33%\">\n<figure class=\"wp-block-image size-full\"><img decoding=\"async\" width=\"516\" height=\"181\" src=\"https:\/\/www.99.co\/singapore\/insider\/wp-content\/uploads\/2022\/07\/URA-MRT-LRT.jpg\" alt=\"\" class=\"wp-image-57148\" srcset=\"https:\/\/www.99.co\/singapore\/insider\/wp-content\/uploads\/2022\/07\/URA-MRT-LRT.jpg 516w, https:\/\/www.99.co\/singapore\/insider\/wp-content\/uploads\/2022\/07\/URA-MRT-LRT-512x181.jpg 512w, https:\/\/www.99.co\/singapore\/insider\/wp-content\/uploads\/2022\/07\/URA-MRT-LRT-150x53.jpg 150w\" sizes=\"(max-width: 516px) 100vw, 516px\" \/><\/figure>\n<\/div>\n\n\n\n<div class=\"wp-block-column is-layout-flow wp-block-column-is-layout-flow\" style=\"flex-basis:66.66%\">\n<p><strong>White blocks with lines.<\/strong> Properties near to MRT or LRT lines are of <a href=\"https:\/\/www.99.co\/singapore\/insider\/mrt-stations-property-prices\/\" target=\"_blank\" rel=\"noreferrer noopener\">higher value<\/a>&nbsp;compared to those further away.<\/p>\n<\/div>\n<\/div>\n\n\n\n<p><b>Stadiums and Sports Centres: <\/b>Stadiums nearby can be great if you plan to use them, but they might also cause noise and light pollution if your unit is right next to them.<\/p>\n\n\n\n<p><strong>Utility (grey with a \u201cU\u201d):<\/strong> These substations, transmitting\/ receiver stations and water pump stations, might be unsightly to some.<\/p>\n\n\n\n<p><strong>Health and Medical Care (red with an \u201cH\u201d):<\/strong> Smaller sites can mean a senior care home. Bigger sites are hospitals or polyclinics.<\/p>\n\n\n\n<p><strong>Reserve Site (yellow): <\/strong>These are wildcards, as their uses have not been determined yet.<\/p>\n\n\n\n<p><strong>Special Use (army green):<\/strong> These can be military camp, airbases, etc.<\/p>\n\n\n\n<h3 class=\"wp-block-heading\" id=\"h-what-is-plot-ratio\">What is Plot ratio?<\/h3>\n\n\n\n<p>Defined as the permissible development intensity of a specified land parcel, the plot ratio determines the maximum gross floor area (GFA) of any development on that land parcel. This is the formula for calculating the maximum GFA from plot ratio:<\/p>\n\n\n\n<p><strong>GFA in square feet = Plot ratio x Site area in square feet<\/strong><\/p>\n\n\n\n<p>To check the plot ratio of a specific development or land parcel, search for the development\/ area name in the URA Master Plan, and look at the number assigned on the development\/ land parcel.<\/p>\n\n\n\n<p>(Land parcels in more undeveloped or yet-to-be-developed areas do not have assigned plot ratios.)<\/p>\n\n\n\n<p>As a rule of thumb, if two developments have roughly the same land area but vastly different plot ratios, this means that one will be a lot denser or taller than the other.<\/p>\n\n\n\n<p>For example, <a href=\"https:\/\/www.99.co\/singapore\/hdb\/the-pinnacle-duxton-de84zoRNJ9gpzbow3a7N2CS3\" target=\"_blank\" rel=\"noreferrer noopener\">The Pinnacle@Duxton<\/a> has a land&nbsp;<strong>plot ratio of 8.4<\/strong>, whereas the neighbouring <a href=\"https:\/\/www.99.co\/singapore\/hdb\/tanjong-pagar-plaza-deLC58pRmzezkSq5CT9oir2B\" target=\"_blank\" rel=\"noreferrer noopener\">Tanjong Pagar Plaza<\/a> has a&nbsp;<strong>plot ratio of only 3.5<\/strong>&nbsp;(see screenshot below).<\/p>\n\n\n\n<p>Sure enough, The Pinnacle@Duxton appears to be a far denser development than Tanjong Pagar Plaza.<\/p>\n\n\n\n<p>Take a closer look at the stats for both developments:<\/p>\n\n\n\n<figure class=\"wp-block-table\"><table><tbody><tr><td>&nbsp;<\/td><td><strong><a href=\"https:\/\/www.99.co\/singapore\/hdb\/the-pinnacle-duxton-de84zoRNJ9gpzbow3a7N2CS3\" target=\"_blank\" rel=\"noreferrer noopener\">The Pinnacle@Duxton<\/a><\/strong><\/td><td><strong><a href=\"https:\/\/www.99.co\/singapore\/hdb\/tanjong-pagar-plaza-deLC58pRmzezkSq5CT9oir2B\" target=\"_blank\" rel=\"noreferrer noopener\">Tanjong Pagar Plaza<\/a><\/strong><\/td><\/tr><tr><td><strong>Plot ratio<\/strong><\/td><td>8.4<\/td><td>3.5<\/td><\/tr><tr><td><strong>Site area<\/strong><\/td><td>25,172.1 sqm (270,950 sqft)<\/td><td>28,700 sqm (308,924 sqft)<\/td><\/tr><tr><td><strong>Maximum GFA<\/strong><\/td><td>8.4 x 270,950 sqft = 2,275,980 sqft<\/td><td>3.5 x 308,924 sqft = 1,081,234 sqft<\/td><\/tr><tr><td><strong>Highest storey<\/strong><\/td><td>50<\/td><td>24<\/td><\/tr><tr><td><strong>Total residential units<\/strong><\/td><td>1,848<\/td><td>1,022<\/td><\/tr><\/tbody><\/table><\/figure>\n\n\n\n<figure class=\"wp-block-image size-full\"><img decoding=\"async\" width=\"1366\" height=\"607\" src=\"https:\/\/www.99.co\/singapore\/insider\/wp-content\/uploads\/2021\/08\/ura-master-plan-residential.jpg\" alt=\"Residential site on the URA Master Plan\" class=\"wp-image-42618\" srcset=\"https:\/\/www.99.co\/singapore\/insider\/wp-content\/uploads\/2021\/08\/ura-master-plan-residential.jpg 1366w, https:\/\/www.99.co\/singapore\/insider\/wp-content\/uploads\/2021\/08\/ura-master-plan-residential-150x67.jpg 150w\" sizes=\"(max-width: 1366px) 100vw, 1366px\" \/><figcaption class=\"wp-element-caption\">The Pinnacle@Duxton (in beige) has a higher plot ratio than Tanjong Pagar Plaza (in light blue). Source: URA.<\/figcaption><\/figure>\n\n\n\n<p>Here\u2019s a general guide on the maximum number of storeys allowed, based on the plot ratio:<\/p>\n\n\n\n<figure class=\"wp-block-table\"><table><tbody><tr><td><strong>GPR<\/strong><\/td><td><strong>Max number of storeys for residential<\/strong><\/td><\/tr><tr><td>1.4<\/td><td>5<\/td><\/tr><tr><td>1.6<\/td><td>12<\/td><\/tr><tr><td>2.1<\/td><td>24<\/td><\/tr><tr><td>2.8<\/td><td>36<\/td><\/tr><tr><td>Over 2.8<\/td><td>Over 36<\/td><\/tr><\/tbody><\/table><\/figure>\n\n\n\n<h4 class=\"wp-block-heading\" id=\"h-what-plot-ratio-means-to-the-prospective-property-buyer\">What Plot Ratio Means to the Prospective Property Buyer<\/h4>\n\n\n\n<p>If you are looking to buy a unit, that is facing an empty plot of land, you can avoid the unpleasant surprise of your unblocked view being obscured by a taller development in a few years&#8217; time by looking at the plot ratio assigned to it.<\/p>\n\n\n\n<p>Take note that, in many areas, additional building height controls may limit the maximum storeys of buildings. For example, because of the nearby Paya Lebar Airbase, <a href=\"https:\/\/www.99.co\/singapore\/sale\/hdb?listing_type=sale&amp;main_category=hdb&amp;map_bounds=1.5827095153768858%2C103.49449749970108%2C1.1090706240313446%2C104.12483807587296&amp;name=Kaki%20Bukit&amp;page_num=1&amp;page_size=35&amp;path=%2Fsingapore%2Fsale%2Fhdb&amp;property_segments=residential&amp;query_coords=1.3355792095392462%2C103.90956464292367&amp;query_ids=szkaki_bukit&amp;query_limit=radius&amp;query_type=subzone&amp;radius_max=1000&amp;rental_type=unit&amp;show_cluster_preview=true&amp;show_description=true&amp;show_internal_linking=true&amp;show_meta_description=true&amp;show_nearby=true&amp;zoom=15\" target=\"_blank\" rel=\"noreferrer noopener\">HDB blocks in Kaki Bukit<\/a> previously had a maximum limit of 15 storeys. However, as the airbase will move out and the site <a href=\"https:\/\/www.99.co\/singapore\/insider\/public-infrastructure-upgrades-singapore-suburban-neighbourhoods-2030\/\" target=\"_blank\" rel=\"noreferrer noopener\">gets redeveloped<\/a>, the authorities will also lift the height restrictions here.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\" id=\"h-other-notable-sites-on-the-ura-master-plan\">Other notable sites on the URA Master Plan<\/h2>\n\n\n\n<h3 class=\"wp-block-heading\" id=\"h-1-white-sites\">1. White sites<\/h3>\n\n\n\n<p>White sites are areas intended to be used as a combination of commercial, hotel, residential, sports and recreational spaces. Bidding developers for white sites need to submit detailed proposals to the URA, who then decides on the winning bid based on how the proposed development fits into and benefits the area.<\/p>\n\n\n\n<p>So, white sites are or become <strong>integrated or mixed-use developments of higher value<\/strong>. If you are hoping that your property will increase in value as time goes by, having a white site in the vicinity definitely works out in your favour.<\/p>\n\n\n\n<figure class=\"wp-block-image size-full\"><img decoding=\"async\" width=\"1366\" height=\"609\" src=\"https:\/\/www.99.co\/singapore\/insider\/wp-content\/uploads\/2021\/08\/ura-master-plan-white-site.jpg\" alt=\"White site in URA Master Plan\" class=\"wp-image-42619\" srcset=\"https:\/\/www.99.co\/singapore\/insider\/wp-content\/uploads\/2021\/08\/ura-master-plan-white-site.jpg 1366w, https:\/\/www.99.co\/singapore\/insider\/wp-content\/uploads\/2021\/08\/ura-master-plan-white-site-150x67.jpg 150w\" sizes=\"(max-width: 1366px) 100vw, 1366px\" \/><figcaption class=\"wp-element-caption\">A white site on the URA Master Plan. Source: URA<\/figcaption><\/figure>\n\n\n\n<p>An example of a white site, as you can see above, is Cross Street Exchange (formerly China Square Central) at South Bridge Road and Cross Street.<\/p>\n\n\n\n<p>White sites are more predominantly found in the <a href=\"https:\/\/www.99.co\/singapore\/insider\/property-jargon-of-the-day-core-central-region-ccr\/\" target=\"_blank\" rel=\"noreferrer noopener\">Core Central Region (CCR)<\/a>, and they are harder to find in the <a href=\"https:\/\/www.99.co\/singapore\/insider\/property-jargon-of-the-day-rest-of-central-region-rcr\/\" target=\"_blank\" rel=\"noreferrer noopener\">Rest of Central Region (RCR)<\/a> and Outside Central Region (OCR).<\/p>\n\n\n\n<h3 class=\"wp-block-heading\" id=\"h-2-civic-amp-community-institution\">2. Civic &amp; Community Institution<\/h3>\n\n\n\n<p>These are pretty straightforward. Colour-coded in red, they are areas intended to be used as civic or community facilities. If you are fortunate, you might get a library, community centre, or childcare centre.<\/p>\n\n\n\n<p>But these might also be reformative centres, halfway houses, and rehabilitation centres such as Singapore Girls\u2019 Home. Police stations, fire stations, and funeral parlours also fall under the category of Civic &amp; Community Institutions.<\/p>\n\n\n\n<p>Because of the uncertainty that surrounds an undeveloped site that is zoned as a Civic &amp; Community Institution, property buyers tend not to favour projects that are next to the site, or stacks directly facing it.<\/p>\n\n\n\n<h3 class=\"wp-block-heading\" id=\"h-3-place-of-worship\">3. Place of Worship<\/h3>\n\n\n\n<p>The URA Master Plan marks them in the same red colour as Civic &amp; Community Institution sites, but with an additional letter &#8220;W&#8221;.<\/p>\n\n\n\n<figure class=\"wp-block-image size-full is-resized\"><img decoding=\"async\" width=\"2559\" height=\"1200\" src=\"https:\/\/www.99.co\/singapore\/insider\/wp-content\/uploads\/2022\/07\/URA-place-of-worship.jpg\" alt=\"\" class=\"wp-image-57161\" style=\"width:768px;height:360px\" srcset=\"https:\/\/www.99.co\/singapore\/insider\/wp-content\/uploads\/2022\/07\/URA-place-of-worship.jpg 2559w, https:\/\/www.99.co\/singapore\/insider\/wp-content\/uploads\/2022\/07\/URA-place-of-worship-1536x720.jpg 1536w, https:\/\/www.99.co\/singapore\/insider\/wp-content\/uploads\/2022\/07\/URA-place-of-worship-2048x960.jpg 2048w, https:\/\/www.99.co\/singapore\/insider\/wp-content\/uploads\/2022\/07\/URA-place-of-worship-150x70.jpg 150w\" sizes=\"(max-width: 2559px) 100vw, 2559px\" \/><figcaption class=\"wp-element-caption\">Source: URA<\/figcaption><\/figure>\n\n\n\n<p>Place of Worship sites are your churches, mosques, and temples.<\/p>\n\n\n\n<p>According to the URA, the main use of these sites should be a prayer area, taking up at least 50% of the total floor area.<\/p>\n\n\n\n<p>If you recall, there was an incident back in 2015 when it was announced that there would be a columbarium built next to a <a href=\"https:\/\/www.99.co\/singapore\/neighbourhoods\/sengkang\" target=\"_blank\" rel=\"noreferrer noopener\">Sengkang<\/a> HDB Build-to-Order (BTO) housing project.<\/p>\n\n\n\n<p>The columbarium would be \u201cintegrated with a Chinese temple\u201d, so technically speaking, the site qualifies as a Place of Worship. Residents <a href=\"https:\/\/www.straitstimes.com\/singapore\/housing\/columbarium-issue-sparks-calls-for-flat-refunds\" target=\"_blank\" rel=\"noreferrer noopener\">were not happy<\/a>.<\/p>\n\n\n\n<p>Columbarium or not, places of worship are often associated with noise and smoke pollution, as well as traffic congestion during days of worship and festivals. Prior to buying a house, examine the URA Master Plan map for nearby sites.<\/p>\n\n\n\n<h3 class=\"wp-block-heading\" id=\"h-4-business-1-vs-business-2\">4. Business 1 vs Business 2<\/h3>\n\n\n\n<p>Both Business 1 and 2 sites are areas intended to be used for clean industry, light industry, public utilities, and telecommunication uses, and other public installations.<\/p>\n\n\n\n<p>Business 1 sites (in purple) cater to companies which do not have nuisance buffers of more than 50m imposed upon them (eg. computer software development, printing, and publishing, etc).<\/p>\n\n\n\n<p>Business 2 sites (in magenta) can be used for warehouses or special industries such as manufacturing industrial machinery, shipbuilding, and repairing in selected areas, subject to evaluation by the authority.<\/p>\n\n\n\n<p>This land parcel at Tai Seng Industrial Estate, for example, is zoned as Business 2.<\/p>\n\n\n\n<figure class=\"wp-block-image size-full\"><img decoding=\"async\" width=\"1366\" height=\"612\" src=\"https:\/\/www.99.co\/singapore\/insider\/wp-content\/uploads\/2021\/08\/ura-master-plan-business-2.png\" alt=\"Business 2 site on URA Master Plan\" class=\"wp-image-42616\" srcset=\"https:\/\/www.99.co\/singapore\/insider\/wp-content\/uploads\/2021\/08\/ura-master-plan-business-2.png 1366w, https:\/\/www.99.co\/singapore\/insider\/wp-content\/uploads\/2021\/08\/ura-master-plan-business-2-150x67.png 150w\" sizes=\"(max-width: 1366px) 100vw, 1366px\" \/><figcaption class=\"wp-element-caption\">Tai Seng Industrial Estate is marked \u201cBusiness 2\u201d. Source: URA<\/figcaption><\/figure>\n\n\n\n<p>And this land parcel, also at Tai Seng, is zoned as Business 1.<\/p>\n\n\n\n<figure class=\"wp-block-image size-full\"><img decoding=\"async\" width=\"1366\" height=\"612\" src=\"https:\/\/www.99.co\/singapore\/insider\/wp-content\/uploads\/2021\/08\/ura-master-plan-business-1.jpg\" alt=\"Business 1 on URA Master Plan\" class=\"wp-image-42615\" srcset=\"https:\/\/www.99.co\/singapore\/insider\/wp-content\/uploads\/2021\/08\/ura-master-plan-business-1.jpg 1366w, https:\/\/www.99.co\/singapore\/insider\/wp-content\/uploads\/2021\/08\/ura-master-plan-business-1-150x67.jpg 150w\" sizes=\"(max-width: 1366px) 100vw, 1366px\" \/><figcaption class=\"wp-element-caption\">Business 1 sites at Tai Seng. Source: URA<\/figcaption><\/figure>\n\n\n\n<p>As a general rule of thumb, most folks would prefer Business 1 sites rather than Business 2 sites near their property.<\/p>\n\n\n\n<h3 class=\"wp-block-heading\" id=\"h-5-business-park\">5. Business Park<\/h3>\n\n\n\n<p>Business Parks are zones where multiple office buildings are built in a cluster, away from the Core Central Business District.<\/p>\n\n\n\n<figure class=\"wp-block-image size-full\"><img decoding=\"async\" width=\"1366\" height=\"608\" src=\"https:\/\/www.99.co\/singapore\/insider\/wp-content\/uploads\/2021\/08\/ura-master-plan-business-park.png\" alt=\"Business Park site on URA Master Plan\" class=\"wp-image-42617\" srcset=\"https:\/\/www.99.co\/singapore\/insider\/wp-content\/uploads\/2021\/08\/ura-master-plan-business-park.png 1366w, https:\/\/www.99.co\/singapore\/insider\/wp-content\/uploads\/2021\/08\/ura-master-plan-business-park-150x67.png 150w\" sizes=\"(max-width: 1366px) 100vw, 1366px\" \/><figcaption class=\"wp-element-caption\">Source: URA<\/figcaption><\/figure>\n\n\n\n<p>Other than <a href=\"https:\/\/www.99.co\/singapore\/insider\/changi-business-park-a-vibrant-ecosystem-designed-for-maximum-collaboration-among-businesses\/\" target=\"_blank\" rel=\"noreferrer noopener\">Changi Business Park<\/a> (shown above), there is also International<a href=\"https:\/\/www.99.co\/singapore\/insider\/jurong-ibp-international-business-park-developing-in-tandem-with-jld\/\" target=\"_blank\" rel=\"noreferrer noopener\">&nbsp;Business Park<\/a> in the Jurong Lake District, Cleantech Park in <a href=\"https:\/\/www.99.co\/singapore\/neighbourhoods\/jurong-west\" target=\"_blank\" rel=\"noreferrer noopener\">Jurong West<\/a>, Science Park in Kent Ridge and one-north.<\/p>\n\n\n\n<p>Also, don\u2019t forget about the upcoming Business Park that the government plans to build in <a href=\"https:\/\/www.99.co\/singapore\/neighbourhoods\/punggol\" target=\"_blank\" rel=\"noreferrer noopener\">Punggol<\/a>. The Punggol Digital District will focus on technological sectors of business and create about 28,000 jobs.<\/p>\n\n\n\n<p><p>Buyers are hoping the new business hub will drive demand for property rental and boost property value in the vicinity.<\/p>\n<h3>Conclusion<\/h3>\n<p>The URA Master Plan is an essential tool for property buyers in Singapore, providing valuable insights into the future development of the city-state. By understanding how to read and interpret the plan, buyers can make informed decisions and find their ideal home or investment property.<\/p>\n<p>The Master Plan, updated every five years, offers a colour-coded legend that designates specific land uses, such as residential, commercial, transportation, and more. By examining the Legend, buyers can identify areas suitable for their needs, whether it&#8217;s proximity to schools, malls, green spaces, transportation, or other amenities. The plan also includes information on plot ratios, which determine the maximum gross floor area of a development, allowing buyers to assess the density and height of neighbouring properties. Notable sites on the Master Plan include white sites, which become integrated or mixed-use developments of higher value, and civic and community institutions, which can include facilities like libraries, community centres, or reformative centres.<\/p>\n<p>Buyers can identify places of worship, business sites (Business 1 and Business 2), and business parks, such as the upcoming Punggol Digital District. By leveraging the insights provided by the URA Master Plan, property buyers can make strategic decisions that align with their goals and maximise their investment potential.<\/p><\/p>\n\n\n\n<hr class=\"wp-block-separator has-alpha-channel-opacity\"\/>\n\n\n\n<h2 class=\"wp-block-heading\" id=\"h-planning-to-sell-your-house-soon-let-us-help-you-get-a-good-price-by-connecting-you-with-a-premier-property-agent\">Planning to sell your house soon? Let us help you get a good price by <a href=\"https:\/\/go.99.co\/99gformblog\" target=\"_blank\" rel=\"noreferrer noopener\">connecting you with a premier property agent<\/a>.<\/h2>\n\n\n\n<p>If you found this article helpful, 99.co recommends <a href=\"https:\/\/www.99.co\/singapore\/insider\/rejuvenating-core-central-region-ccr-ura-masterplan-orchard-newton-novena-health-city\/\" target=\"_blank\" rel=\"noreferrer noopener\">Rejuvenating the Core Central Region: URA\u2019s Master Plans for Orchard and Novena<\/a> and <a href=\"https:\/\/www.99.co\/singapore\/insider\/singapore-estates-future-property-investment\/\" target=\"_blank\" rel=\"noreferrer noopener\">Up-and-coming estates in Singapore for future property investments<\/a>.<\/p>\n\n\n\n<hr class=\"wp-block-separator has-alpha-channel-opacity\"\/>\n\n\n\n<h2 class=\"wp-block-heading\" id=\"h-frequently-asked-questions\">Frequently asked questions<\/h2>\n\n\n\n<div class=\"schema-faq wp-block-yoast-faq-block\">\r\n<div id=\"faq-question-1680087070037\" class=\"schema-faq-section\"><strong class=\"schema-faq-question\">What is the URA Master Plan?<\/strong>\r\n<p class=\"schema-faq-answer\">Created by the Urban Redevelopment Authority (URA), the Master Plan is the \u201c<em>statutory land use plan which guides Singapore\u2019s development in the medium term over the next 10 to 15 years<\/em>\u201d.<\/p>\r\n<\/div>\r\n<div id=\"faq-question-1680087092423\" class=\"schema-faq-section\"><strong class=\"schema-faq-question\">What are White Sites in the URA Master Plan?<\/strong>\r\n<p class=\"schema-faq-answer\">White sites are areas intended to be used as a combination of commercial, hotel, residential, sports and recreational spaces.<\/p>\r\n<\/div>\r\n<div id=\"faq-question-1680087115934\" class=\"schema-faq-section\"><strong class=\"schema-faq-question\">How do you calculate the Gross Floor Area (GFA) of a development on a land parcel?<\/strong>\r\n<p class=\"schema-faq-answer\">Defined as the permissible development intensity of a specified land parcel, the plot ratio determines the maximum gross floor area (GFA) of any development on that land parcel.<br \/>This is the formula for calculating the maximum GFA from the plot ratio:<br \/><em>GFA in square feet = Plot ratio x Site area in square feet<\/em><\/p>\r\n<\/div>\r\n<div id=\"faq-question-1680087142872\" class=\"schema-faq-section\"><strong class=\"schema-faq-question\">When will the next version of the URA Master Plan be out?<\/strong>\r\n<p class=\"schema-faq-answer\">The Master Plan is reviewed every five years, so the next one will be available in 2024.<\/p>\r\n<\/div>\r\n<\/div>\n\n\n<p>&nbsp;<\/p>\n<p>&nbsp;<\/p>","protected":false},"excerpt":{"rendered":"<p>The first thing savvy property buyers do when researching to buy a unit, house, or project they are interested in is to check the URA Master Plan. What is the URA Master Plan? Created by the Urban Redevelopment Authority (URA), the Master Plan is the &#8220;statutory land use plan which guides Singapore&#8217;s development in the&hellip;<\/p>\n","protected":false},"author":36,"featured_media":57132,"comment_status":"closed","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"_acf_changed":false,"_relevanssi_hide_post":"","_relevanssi_hide_content":"","_relevanssi_pin_for_all":"","_relevanssi_pin_keywords":"","_relevanssi_unpin_keywords":"","_relevanssi_related_keywords":"","_relevanssi_related_include_ids":"","_relevanssi_related_exclude_ids":"","_relevanssi_related_no_append":"","_relevanssi_related_not_related":"","_relevanssi_related_posts":"44078,50577,5322,48470,39857,27868","_relevanssi_noindex_reason":"","_lmt_disableupdate":"no","_lmt_disable":"no","_genesis_hide_title":false,"_genesis_hide_breadcrumbs":false,"_genesis_hide_singular_image":false,"_genesis_hide_footer_widgets":false,"_genesis_custom_body_class":"","_genesis_custom_post_class":"","_genesis_layout":"","footnotes":""},"categories":[53601,53602,53631,53632,53912,53674],"tags":[53595,54153,54903,53599,54902],"persona":[57125,57127,57126,57128],"class_list":{"2":"type-post","22":"entry","23":"has-post-thumbnail"},"acf":[],"yoast_head":"<!-- This site is optimized with the Yoast SEO Premium plugin v25.7.1 (Yoast SEO v25.7) - https:\/\/yoast.com\/wordpress\/plugins\/seo\/ -->\n<title>URA Master Plan Guide - How to read and understand URA Master Plan<\/title>\n<meta name=\"description\" content=\"This guide shows you how to read and understand the Master Plan, so you can have vital information to help you pick your ideal property.\" \/>\n<meta name=\"robots\" content=\"index, follow, max-snippet:-1, max-image-preview:large, max-video-preview:-1\" \/>\n<link rel=\"canonical\" href=\"https:\/\/www.99.co\/singapore\/insider\/ura-master-plan\/\" \/>\n<meta property=\"og:locale\" content=\"en_US\" \/>\n<meta property=\"og:type\" content=\"article\" \/>\n<meta property=\"og:title\" content=\"URA Master Plan for property buyers: How to read and understand it\" \/>\n<meta property=\"og:description\" content=\"This guide shows you how to read and understand the Master Plan, so you can have vital information to help you pick your 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