Skip to main content
A Singapore Government Agency Website How to identify
Official website links end with .gov.sg
Government agencies communicate via .gov.sg websites (e.g. go.gov.sg/open). Trusted websites
Secure websites use HTTPS
Look for a lock () or https:// as an added precaution. Share sensitive information only on official, secure websites.

Welcome to our refreshed website!

We've updated the site to make information easier to access and navigate. While some content may have been reorganised, you can browse our updated sections to find what you need.

Urban Redevelopment Authority (URA)

Building Setback from Boundary

Check the guidelines relating to building setback for strata landed housing.

Last updated 7 June 2026
Isometric view of a housing development showing setbacks and buffers with trees and a water feature.

Building Setback

These guidelines are applicable to residential developments comprising strata landed housing only.

Road Buffer and Green Buffer

The building setback controls of strata landed housing developments from public roads shall be determined by the road buffer as shown in the table below. Where the strata landed housing development site fronts two or more public roads, the buffer requirements from the roads shall be applied to all boundaries fronting roads.

Table 1: Road Buffer and Green Buffer requirements

Road Category

Road Buffer and Green Buffer

Category 1

24m
(including 5m green buffer)

Category 2

12m
(including 5m green buffer)

Category 3 - 5 and slip road

7.5m
(including 3m green buffer)

Common Boundaries Setback and Peripheral Planting Verge

Any strata unit within the development site shall be set back 3m (minimum) from the common site boundary with another development.

A wider setback shall be required for 3-storey strata landed housing sharing a common boundary with Good Class Bungalow Areas (GCBA).

Table 2: Setback of Strata Landed Housing from Common Boundaries

Strata Landed Housing Storey Height

Minimum Setback from Common Boundary with GCBA Plots

Minimum Setback from Common Boundaries
(All other developments)

1 – 2 storeys*

3m (including 2m peripheral planting verge)

3m (including 2m peripheral planting verge)

3 storeys

25m (including 2m peripheral planting verge)

3m (including 2m peripheral planting verge)

*Roof terrace(s), if proposed, shall be orientated to face away from the GCBA.

Ancillary Structures

Isometric drawing of a residential area showing planting strips, road reserve, and electrical substation boundaries.

Setback Requirements for Ancillary Structures

Ancillary structures are minor structures erected to support the main use of the site. The building setback distance and height control for ancillary structures shown in the table below.

Ancillary structures located within the green buffer and tree-planting strip may be assessed in accordance with the objective-based guidelines administered by NParks – see NParks website.

Ancillary structures located within the physical buffer and building setback that exceed the requirements in the table above, but are below 6m in height, shall be evaluated depending on the merits of the design and function.

Table 3: Minimum Setback Requirements for Ancillary Structures

Type of Ancillary Structure

Required Setback from Road

Required Setback from Other Boundaries

Height Control

Electric Substation

Category 1 & 2 roads: 5m

Category 3 – 5 roads: 3m

Outside GCBA: 2m

Within GCBA or with GCBA plots: 3m

6m

Sunken Swimming Pool

Not applicable

Raised Swimming Pool

Follow road buffer standards

Water Tank & Pump

Meter Compartment

Subject to evaluation

If these are located within the green buffer or tree planting strip, 1.8m

Bin Point

Guardhouse

If this is located within the green buffer or tree planting strip, 2.6m

Generator Set

Subject to evaluation
Adequate setback may have to be provided to minimise glare and noise disturbance to adjoining developments

Minor Building Appendages

Table 4: Maximum allowable protrusion into road buffer and common boundary setbacks

Appendages

Within GCBA

Outside GCBA

While the building appendages may be within the permissible building envelope, such features may require further evaluation depending on the site context, to ensure that they do not substantially add to building bulk.

Main roof eaves1

1 Secondary roof eaves may only extend 1m beyond the permissible building envelope.

Into road buffer: 2m

Into common boundary setback: 1.4m

Into road buffer: 2m

Into common boundary setback: 1m

Ledges or cantilevered awnings2 (without vertical supports)

2 The maximum projection (i.e. 1m or 1.4m) into the road buffer or into the common boundary setback applies to retractable awnings when they are fully stretched out (i.e. not when the awnings are in their retracted positions).

Into road buffer: 1.4m

Into common boundary setback: 1.4m

Into road buffer: 1m

Into common boundary setback: 1m

Horizontal sun-shading devices, vertical sun-shading fins/ screens, other minor decorative features3, planter boxes4

3 includes light weight cantilevered screens spaced apart for sun-shading purpose without vertical supports. All such structural projections shall not exceed 500mm in depth.

4 Planter boxes: cantilevered box structures for planting purposes.

Into road buffer: 0.5m

Into common boundary setback: 0.5m

Into road buffer: 0.5m

Not to encroach into common boundary setback

Bay windows5

5 Bay Window: Raised windows not exceeding one structural bay width and cantilevered at least 0.5m high from the floor.

Not to encroach into road buffer or common boundary setback

Unit Spacing

Owners/developers and Qualified Persons are free to decide the suitable front, side and rear spacing between individual strata landed units within the site.