Bonus GFA Incentive Schemes

The co-location of community or sports uses under the CSFS is intended primarily for commercial retail developments which are highly accessible. The commercial development that may be considered for the community and/or sports uses under the CSFS shall be in close proximity to transport nodes or town centres/neighbourhood centres, and the additional CSFS space may be supported from the land use and transport planning points of view.

Community and sports uses under the CSFS would not be supported in hotel developments as the resultant synergies are limited.

Community and sports uses under the CSFS in office developments shall only be considered if it is clear that the use has clear synergies with the office development and caters to the needs of the office workers.

The proposed community and sports uses shall primarily be intended for public or community use and not profit-driven, with the exception of commercial child care centres endorsed by the Early Development Childhood Agency (ECDA). Refer to table below for a list of allowable uses.

For the purpose of computing Land Betterment Charge, SLA may assess such additional CSFS space for community uses based on Group E Civic & Community Institution rate,  and assess such additional CSFS space for sports uses based on Group A Sports/Recreational rate.

Ancillary uses (eg supporting offices) shall be kept to a maximum of 40% of total GFA of the CSFS space. Any commercial uses within the CSFS space (eg cafés or gift shops), if permitted by URA, shall be computed as part of the overall commercial quantum of the development.

The party that holds the strata-title/lease of the approved CSFS space shall ensure that the use of the CSFS space complies with the terms and conditions of the CSFS guidelines.

In the event that there is a change in ownership arrangement of the CSFS space, the seller or owner of the CSFS space shall inform the new buyer or lessee on the obligation to ensure that the CSFS space shall at all times be used for the approved purposes. The seller or owner of the CSFS space shall also keep the championing agencies informed of any such changes.

The following documents shall be submitted as part of a development application to URA for evaluation.

1. A letter of undertaking (LOU) from:

   • The community service provider for community uses;

   • The SSC for sports use;

   • The child care centre operator endorsed by ECDA.

2. An endorsement letter from the relevant championing government agency for the proposed use and/or ownership arrangement of CSFS space.

The incentive is applicable for new erection or major Addition & Alterations to private sites of at least 5000sqm GFA¹. Sites launched under the Government Land Sales (GLS) programme prior to 31 March 2022 may also be eligible for the incentive scheme.

^{1 Smaller developments of less than 5,000 sqm GFA may be considered on a case-by-case basis if agencies determine that sizeable productivity and sustainability outcomes relative to the development proposal can be achieved based on BE ITM measures proposed by the developers.}

^{2 The maximum allowable number of dwelling units for residential developments located outside of Central Area is derived from the Master Plan permissible intensity, which excludes any bonus GFA the site is eligible for.}

Private sites may be granted up to 3% bonus GFA under the scheme³. The scheme is applicable for new proposals till 23 November 2026.

GLS sites are eligible up to 2% bonus GFA. The scheme is applicable for new GLS launched prior to 31 March 2022.

The cumulative bonus GFA shall be kept within the overall budget of 10% above the Master Plan Gross Plot Ratio (GPR), or the maximum allowable GFA of the development. It shall not form the future development potential of the site upon redevelopment. 

The quantum of allowable bonus GFA under the BE Transformation Scheme is based on the proposed uses, use quantum that complies with the Master Plan zoning, and any additional requirements imposed as part of the endorsement for the bonus GFA. 

Should development proposals fall within areas with specific planning considerations (e.g. storey height controls) or are unable to fully accommodate the additional intensity due to on-site conditions (e.g. areas with traffic concerns), the bonus GFA under the BE Transformation Scheme that can be approved may be lower than the endorsed quantum, and/or the bonus GFA may be limited to a particular use or uses.

^{3 Applications submitted under the Strategic Development Incentive (SDI) and Central Business District (CBD) incentive schemes will have to comply with stipulated outcomes in the areas of digitalisation, productivity and sustainability. The required ITM outcomes will be separately assessed in relation to the context of the proposal, upon submission of the outline application for the SDI/CBDI development proposal. ITM outcomes will be imposed as conditions for planning approval for redevelopment proposals via the SDI/CBD Incentive scheme. SDI/CBDI proposals will not qualify for the additional GFA under the BE Transformation Gross Floor Area Incentive Scheme.}

Applicants are to submit an application to BCA with supporting documents on the proposed ITM outcome concept plan and detail the proposed ITM outcome to be adopted for the development proposal. The submission can be made through this form. 

Following BCA’s grant of letter of acceptance, applicants shall submit the development proposal with the proposed quantum and use group of the proposed bonus BE Transformation GFA to URA, for detailed assessment. The development application shall be submitted within 6 months from BCA’s grant of Letter of Acceptance, and shall include a copy of the Letter of Acceptance, and the BE Transformation GFA computation form [PDF, 450 KB]. The submission process and verification of ITM outcomes is summarised in this document [PDF, 192 KB].

Applicants are to comply with BE ITM outcomes for the bonus scheme based on the building type [PDF, 809 KB]. The specific requirements for the development proposal will be shared in detail as part of the application process to BCA for the Letter of Acceptance.

Host buildings in DCS and CCS networks will need to set aside spaces for the district cooling plant and chiller plants respectively to serve the larger network. Such Mechanical and Electrical (M&E) spaces needed to support the DCS/CCS network will be allowed as bonus Utility GFA, over and above the Master Plan allowable GFA for the site. The additional Utility GFA may be subject to payment of Land Betterment Charge (LBC), if any.  

For CCS networks:

• If the host building’s original in-building chiller plant (IBCP) spaces are computed as GFA, these can then be computed as bonus Utility GFA. The freed up GFA from the original IBCP can be put to other uses in the development. 

• If the host building’s original IBCP spaces are exempted from GFA⁴, bonus GFA equivalent to the size of the IBCP room will be allowed over and above the Master Plan allowable GFA for the site. Bonus GFA may be subject to payment of LBC based on its proposed use.

The DCS/CCS-related M&E spaces may also be considered for GFA exemption if the spaces fulfil the respective criteria of the prevailing M&E-related GFA exemption schemes.

^{4 Applies to IBCP spaces within the building envelope that were previously granted GFA exemption based on the relevant GFA exemption provisions. Does not apply to open-to-sky IBCP spaces (e.g. on the rooftop)}

Submission requirements

The following information / documents are to be furnished to URA as part of the development application (DA):

Developments receiving chilled water from the host building(s) in a DCS/CCS network benefit from not having to provide their own in-building chiller plant (IBCP) systems.

The following GFA incentives are applicable for such receiving developments:

Submission requirements

The following information / documents are to be furnished to URA as part of the development application (DA):

The following types of developments will not be eligible for the GFA incentives:

• Existing buildings that are already connected and part of a DCS/CCS network, as the GFA incentives will not retroactively apply to such buildings.

• Where it is a mandatory requirement for the development to adopt DCS/CCS (e.g. as part of conditions of tender in Government Land Sales sites). 

Specific to receiving developments who wish to tap onto an existing DCS/CCS network, the following criteria are to be met before the GFA incentives will apply:

• The receiving development was originally approved at a time when there was no operational DCS/CCS network in the area; or

• The receiving development shall be a minimum age of 10 years⁷ (from date of original TOP).

Where necessary, the bonus GFA may be approved on temporary basis for monitoring purposes of this new scheme.

^{7 This is the average lifespan of an IBCP system. The intent is to discourage the premature decommissioning of IBCP systems of newly completed buildings. Owners of newer buildings can instead consider switching to DCS as part of their planned IBCP replacement cycles (i.e. after 10 years).}

Existing predominantly office developments in selected areas where mixed-use neighbourhoods are encouraged will be eligible for the incentives if they meet the following eligibility requirements:

^{8 Exemptions may be considered depending on the merits of the case.}

Residential and Hotel uses are encouraged within mixed-use developments to inject live-in population into the CBD. The allowable land uses and the corresponding maximum allowable increases in development intensity are shown in the table below. Approval of the allowable uses shall be subject to the statutory rezoning process and compliance with Rule 4 and Rule 7 of the Planning (Master Plan) Rules.

^{8 Based on GPR as stipulated on Master Plan 2019 or Approved GPR, whichever is higher.}

^{9 Bonus GFA approved under the CBD Incentive Scheme shall not form the future development potential of the site upon redevelopment.}

^{10 Proposals seeking rejuvenation / redevelopment under this land use conversion option will need to either set aside the entire non-Commercial quantum for Serviced Apartment II (SA2) use, or (ii) provide a minimum of 200 SA2 units. If option (ii) is pursued, any remaining GFA under the allowable non-Commercial quantum can be put to uses such as Hotel or Residential use.} 

^{11 Proposal must achieve a meaningful reduction in existing office space.}

The proposed increase in development intensity shall be subject to:

• Planning permission from URA;

• SLA may levy Land Betterment Charge, where applicable;

• Submission of Sustainability Statement [PDF, 146 KB] and (where applicable) a Carbon Optioneering Assessment [PDF, 139 KB] to consider feasibility of retrofitting part / all of existing building(s) for adaptive reuse;  

• Compliance with the prevailing Urban Design guidelines for Downtown Core Planning Area;

• Adoption of the lower bound of the Range-Based Parking Provision Standards as prescribed in LTA’s prevailing Code of Practice for Vehicle Parking Provision;

• Provision of Electric Vehicle (EV) Charging Infrastructure [PDF, 119 KB] within the development in accordance with LTA’s prevailing requirements;

• Compliance with NEA’s requirements for Noise Impact Assessment, where applicable;

• Adoption of enhanced Construction Industry Transformation Map (ITM) standards, which include: 

  • Minimum Green Mark (GM) Platinum Super Low Energy or any other prescribed standard under the prevailing GM framework

  • Maintainability (Mt) and Whole Life Carbon (Cn) Badges under the GM certification framework.

  • Specific ITM requirements on digitalisation and productivity will be assessed in relation to the context of the proposal;

• Applicants are required to submit the following to BCA:

  • Implementation plan for the ITM requirements imposed for the CBDI development proposal;

  • Bi-annual progress reports on compliance with ITM requirements during construction of the development;

  • Security deposit pegged to a percentage value of the proposed CBDI development, to ensure compliance with ITM requirements. The security deposit will be released with full compliance with ITM requirements upon completion of the development.

• Strata subdivision of the commercial component into individual units is not allowed, except when it is to delineate between different commercial uses (subject to URA’s assessment). 

The maximum development intensity shown in the table above shall be assessed based on the detailed design, in relation to the site context and other planning or urban design considerations. URA may refuse planning permission, or impose conditions if the proposal is not aligned with the planning intention of the area, or if the proposal is unable to comply with relevant technical and urban design requirements.

Bonus Gross Floor Area (GFA) shall not apply for the Green Mark requirements. Developments will still be eligible for Bonus GFA granted under other applicable schemes such as balcony or indoor recreational spaces, subject to the prevailing overall cap on Bonus GFA.

Lease renewals, where applicable, shall be subject to the approval of SLA and assessed in line with the Government’s prevailing lease renewal policy.

Proposals under the CBD Incentive Scheme shall be submitted as an Outline Application to URA for consideration. If supported, the applicant should follow up to make a formal development application within the stipulated validity period of URA’s in-principle approval of the proposal, unless otherwise agreed by URA.

All the relevant appendices and submission forms can be downloaded at in this zip file.

The revised CBD Incentive Scheme (‘CBDI 2.0’) will be in effect from 07 February 2025 to 06 February 2030¹² and will apply to all Outline Applications submitted within the validity period of the scheme. URA will review the effectiveness and relevance of the scheme at the end of this period. URA reserves the right to vary or change the specific requirements outlined in the scheme during this five-year period.

^{12 The scheme will apply to Outline Applications submitted before or on 06 February 2030 leading to URA’s in-principle support for the proposal.}

The SDI Scheme is open to applications from building owners for developments in strategic areas across Singapore that meet the eligibility criteria.

In particular, applications to redevelop existing developments in Orchard Road, Central Business District (CBD) and Marina Centre areas are encouraged, in line with the broader planning intention to rejuvenate these areas. Sites that fall within the designated areas for the CBD Incentive Scheme shall be guided by that scheme instead of being considered under the SDI scheme.

Eligibility for consideration under the SDI Scheme is subject to the criteria outlined in the table below: 

Note: Exemptions from the eligibility criteria above may be considered where redevelopment has a positive impact beyond the confines of a single site, to contribute to the rejuvenation of the larger street block or precinct, for example:

• The redevelopment helps to plug critical gaps in the planned pedestrian networks for the precinct;

• The redevelopment helps to open up a view corridor or physical access to a key public asset e.g. waterfront, park or public space; or

• If the redevelopment of a single site is large enough on its own to achieve the desired transformational impact.

Redevelopment proposals submitted under the SDI scheme shall be evaluated based on the following criteria:

Relevant technical agencies such as LTA and PUB shall be consulted to ensure that any proposed intensification can be supported from an infrastructure planning perspective. URA will guide the proposals to ensure that planning objectives are achieved.

Approval of the proposals shall be subject to the statutory rezoning process and compliance with Rule 4 and Rule 7 of the Planning (Master Plan) Rules.

Proposals under the SDI Scheme shall be submitted as an Outline Application to URA for consideration. If supported, the applicant should follow up to make a formal development application within the stipulated validity period of URA’s in-principle approval of the SDI proposal, unless otherwise agreed by URA. 

Form DC/SDI [PDF, 209 KB] shall be completed and attached to the submission. The work flow for processing an application is shown in this document [PDF, 94 KB].

All the relevant appendices and submission forms can be downloaded from this zip file.

The evaluation by URA under the SDI Scheme is proposal-specific. An application that has been previously approved by the URA shall not be used or taken as a precedent for any other proposals or development applications seeking similar deviations from the planning parameters.

Any additional incentive GFA or development intensity granted under the SDI Scheme may be subject to SLA levying Land Betterment Charge, where applicable.

Proposals are required to submit a Sustainability Statement and (where applicable) a Carbon Optioneering Assessment [PDF, 145 KB] to consider feasibility of retrofitting part / all of existing building(s) for adaptive reuse.

Proposals should obtain the support of the relevant championing ministries and / or agencies [PDF, 87 KB] when arts / community / sports / tourism uses are proposed as public contributions.

Any increase in development intensity approved by URA under this scheme shall not count towards the future development potential of the subject site.

Bonus GFA shall not apply for requirements mandated as part of the SDI Scheme. The developments will still be eligible for Bonus GFA granted under other applicable schemes such as balcony or indoor recreational spaces, subject to the prevailing overall cap on Bonus GFA.

Strata subdivision of the commercial component into individual units is not allowed, except when it is to delineate between different commercial uses (subject to URA’s detailed assessment). 

Provision of Electric Vehicle (EV) Charging Infrastructure [PDF, 122 KB] within the development in accordance with LTA’s prevailing requirements. 

Lease renewals, where applicable, shall be subject to the approval of SLA and assessed in line with the Government’s prevailing lease renewal policy.

Adoption of enhanced Construction Industry Transformation Map (ITM) standards, which include: 

• Minimum Green Mark (GM) Platinum Super Low Energy with Maintainability (Mt) and Whole Life Carbon (Cn) Badges, or any other prescribed standard under the prevailing GM certification framework

• Specific ITM requirements on digitalisation and productivity will be assessed in relation to the context of the proposal. 

Applicants are required to submit the following to BCA: 

• Implementation plan for the ITM requirements imposed for the SDI development proposal;

• Bi-annual progress reports on compliance with ITM requirements during construction of the development; 

• Security deposit pegged to a percentage value of the proposed SDI development, to ensure compliance with ITM requirements. The security deposit will be released with full compliance with ITM requirements upon completion of the development. 

The revised Strategic Development Incentive Scheme (‘SDI 2.0’) will be in effect from 07 February 2025 to 06 February 2030¹³ and will apply to all Outline Applications submitted within the validity period of the scheme. URA will review the effectiveness and relevance of the scheme at the end of this period.

URA reserves the right to vary or change the specific requirements outlined in the scheme during this five-year period.

^{13 The scheme will apply to Outline Applications submitted before or on 06 February 2030 leading to URA’s in-principle support for the proposal.}