Reconstructing or Redeveloping Back To 1 House

1. What is the difference between Reconstruction and Redevelopment?"

Reconstruction" refers to a situation where:

"Redevelopment" refers to a situation where the entire building is demolished and a new building erected. In the case of "redevelopment", among other technical requirements, you have to comply with the Singapore Civil Defence Force (SCDF) requirement to provide a bomb shelter. You may wish to visit the SCDF website at www.scdf.gov.sg for more details on the bomb shelter requirement.

2. How can I know what the allowable plot ratio for my property is?

The allowable plot ratios for developments are stipulated in the 2008 Master Plan. However plot ratios are not stipulated for most landed property areas because the achievable gross floor area of most landed property developments is the end result of the development having complied with other control parameters such as setback, site coverage and storey height control.

3. Do I have to pay development charge?

Whether development charge is payable or not will depend on whether the development ceiling (i.e. the proposed gross floor area of the building) is higher than the development baseline (i.e. the approved or paid up gross floor area of the building). The amount of development charge can only be confirmed after an application with the gross floor area data is submitted to URA for assessment.

In most instances, development charge is not payable for reconstruction or redevelopment back to 1 house.

4. What is development ceiling?

Development ceiling is the value of the development proposed for a site for which the government is prepared to allow. The Development Ceiling is computed using the following formula:

Development Charge rate is the rate in the appropriate use group under the appropriate sector that the development is located in (see Q6).

5. What is development baseline?

The development baseline is defined in the Planning Act as the value derived from the use and intensity of the approved development on the land, for which development charge was paid, exempted, remitted or not required to be paid. [The highest value of previous approvals or Written Permissions is to be used if the site has 2 or more previous approvals]

For sites where the development baseline is lower than the values derived from the use and intensity prescribed for the site in the 1958 or 1980 Master Plan, the values in the historical Master Plans is safeguarded, up to the use and intensity allowed in the 2008 Master Plan. Development charge will be exempted for the difference between the safeguarded historical Master Plan value and the development baseline. You can refer to our website for more details to determine the safeguarded historical Master Plan value/baseline.

6. Where can I get information on the use groups and rates for development charge purpose?

Development charge rates are reviewed half-yearly, usually in March and September. The review is undertaken by the Ministry of National Development, in consultation with the Chief Valuer. Click here for the latest development charge rates.

7. Do I need to engage a qualified professional to apply for approval?

To obtain an approval from URA, you have the option to make the application yourself or to engage a qualified professional to do it for you.

After obtaining URA's approval, you will also need an approval from the Building Construction Authority (BCA). It is therefore advised that you engage a qualified professional (registered architect or engineer) to submit the application on your behalf and to follow through the entire process as they are able to apply the technical regulations better.

8. What is the application fee?

The current application fee for reconstruction and redevelopment of landed property is as follow:

a) For non-GCBA - $3,000 (subject to GST)

b) For GCBA        - $4,000 (subject to GST )

9. How do I apply for approval?

Complete the form for Erection of Buildings, EDAform - New Erection, accompanied with the following types of plans:

You should engage a QP(Qualified Person) to submit the application electronically through the Internet by using our Electronic Development Application system EDA .

Alternatively, your QP may lodge the plans electronically using the Plan Lodgment Scheme for new erection / reconstruction of 1 landed house if the necessary criteria are met. Under this scheme, approval from URA is not required. Once the plans are lodged, the proposal is deemed approved.

10. What happens after I submit my application?

We will evaluate every accepted application based on the prevailing development control parameters.

A Written Permission (WP) with a 2-year validity period is issued if the application complies with all the parameters. Construction works must complete within the validity period. Otherwise you have to renew your WP. The current fee for extension of WP is $500 (subject to GST).

A Provisional Permission (PP) with a 6-month validity period is issued when there are certain conditions which you must follow up on. You need to make a resubmission to obtain WP within the 6 months. Otherwise you have to apply to extend the PP. The current fee for extension of PP is $200 (subject to GST).

If the application cannot be allowed, we will issue a Refusal of Written Permission (RWP) with reasons given. If you wish to appeal for a review, you can do so by submitting an Appeal form to the Minister of National Development within 60 days from the date of the RWP.

11. When can I expect a decision?

You can expect a decision within 4 weeks for your electronic submission.

12. What other approvals do I need to obtain?

Besides obtaining approval from URA, you should also find out more about the other regulations from these following agencies: