You may have heard of The Hitchhiker’s Guide to the Galaxy. It is the fictional travel guide created by an alien on how to manage your way through the fictional galaxy created by Douglas Adams.
However, we are not talking about that here. Instead, we will be exploring another (simpler) guide. This is The Singaporean’s Guide to URA Master Plan.
Why should we learn more about this though? Does it have any benefits for us Singaporeans? Definitely, yes!
The Master Plan can be found on URA Space. URA Space is an interactive online information repository that covers many useful information pertaining to land, buildings and locations. It is presented as a map portal with data updated from official authorities’ sources.
As Singapore has a small land size with the need to plan carefully as to not have a waste of space – the URA Master Plan provides an incredible opportunity to have an understanding of how land is used around us; thereby affecting our livelihood and property value!
URA Space Data Sources
URA Space Interface & Options
Upon entering the website, you are greeted with a brief introduction and the various popular map services available for a quick start.
URA Space Popular Map Services
If you click on the menu button on the top left corner, you will be able to see more map services you can explore. See below image.
URA Space More Map Services
This is how URA Space will look like on the main page (below). As you may have realised or used previously, URA Space looks slightly different in the past. This is a newly upgraded platform which I feel is much easier to use and understand.
URA Space Main Page
To jump into topic, let’s dive into the Master Plan.
Master Plan
When you click on the service: ‘Find Master Plan Zoning‘ – the map interface will change to one filled with colours and boundaries. This is to show and indicate what each piece of land is planned and used for.
URA Space Master Plan
As shared on URA website:
The Master Plan is a statutory land use plan that guides Singapore’s development in the medium term over the next 10 to 15 years. Reviewed every five years, the Master Plan translates the broad long-term strategies of the Concept Plan into detailed plans to guide the development of land and property.
Read more on the Master Plan here.
Why is this important to know for the average Singaporean? Because by understanding this map – you will be able to understand upcoming or planned changes around your property!
This allows you to make decisions in the situation where you might be looking for the next place to invest, or what is happening around where you reside.
Example – Marina One Master Plan
For example, in the below area – you may notice that surrounding the Marina One development there are many marked out white sites. Further below there are larger land parcels marked in yellow colour. However, when you head down to the actual Marina One site, you will see there are large patches of empty land around Marina One.
Marina One – Master Plan
Marina One Surroundings
So what does this mean? Why does it seem there are planned sites in the Master Plan but nothing is there actually?
This is where the beauty of the Master Plan is. If you are a resident at Marina One and you looked at the Master Plan, you will understand that these surrounding sites are planned for something. But of course, this may excite or depress you, depending on your mood. However, I feel this is a good thing if you are an investor.
But what do these colours mean? To understand, read the next part.
Master Plan Legend
In this particular example, we have seen the white and yellow sites around Marina One. Next, simply click on the ‘Legend’ icon and you will be presented with a colour code of what is what. White sites mean the land use can be anything, and yellow sites mean the land is reserved and have not been decided yet.
URA Space Legend
Gross Plot Ratio
You may have noticed this Gross Plot Ratio number in the Marina One East image or on the map itself. Basically, this refers to how intensive a plot of land can be used during development – how much gross floor area is allowed on that plot of land. The higher this number is, the more intense / gross floor area is allowed. This essentially translates to higher the number, the more floors / storeys can be built.
As a guide, you can refer to this:
Therefore, in an area such as Marina Bay in the CBD – you would definitely expect skyscrapers to be built.
However..
It is good to note that these plans CAN change. Based on the review of the Government, they might revise the land use and change totally if deemed fit.
Also, while a land use might be decided, it can still take time to start building according to that use. So for example, if you see a school upcoming next to your home – they might not start work on it for years to come and it MAY BE that the school only start operating after your kid has already graduated!
Bonus Feature – For Landed Owners!
If you click on ‘Check Control Plans‘, you will be faced with the screen below.
URA Space Control Plan
Next, click on ‘Filter‘ and turn on the ‘Landed Housing Area‘ toggle. Then go to a landed housing area and you will be able to see this (below). This is useful to understand what kind of landed housing is allowed and to what height!
URA Space Landed Housing Area
Conclusion
I hope that the above guide helps in your understanding for URA Space – Master Plan. The URA Space is a highly informative map portal filled with other useful information. Take the time to play around with it, and you will see that you can learn alot of new things you wouldn’t even know!
If you have any questions on what any other features mean, or to maybe interpret things specific to your own situation – do not hesitate to reach out to us!
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