Good Class Bungalow Areas: Full List and URA Rules

By Terrence Ngu, Data Editor

Singapore's Good Class Bungalow Areas (GCBAs) represent the most exclusive tier of landed housing in the city. A property's status as a Good Class Bungalow (GCB) is not a marketing label — it is a gazetted planning designation set by the Urban Redevelopment Authority (URA). That status carries strict locational, dimensional, and development rules that every prospective buyer, seller, and agent needs to understand before transacting.

This guide lists all 39 gazetted GCB areas, explains the URA planning controls that govern them, and shows how these rules affect what can be built, subdivided, or redeveloped on a GCB plot.

What is a Good Class Bungalow Area?

A Good Class Bungalow Area is a zone designated by URA where only detached bungalows meeting specific minimum plot sizes and planning parameters may be built. The designation exists to preserve the low-rise, spacious character of Singapore's most established residential enclaves.

There are 39 gazetted Good Class Bungalow Areas in Singapore, as listed on URA's official Locational Criteria page URA. These areas are scattered across the central and western parts of the island, concentrated in districts known for large land parcels and mature tree cover.

Being located inside a GCBA does not automatically make every house a GCB. The property must also comply with the minimum plot size and other planning controls to hold that classification.

The Full List of 39 GCB Areas

The table below lists all 39 gazetted GCB areas. Because URA does not publish a single official table mapping each area to Singapore's postal district numbers, the district groupings below reflect commonly accepted neighbourhood references rather than a formal URA district map. Buyers and agents should verify the exact postal district and planning zone for any specific property through URA's MapSG or a qualified property professional.

URA Planning Rules for GCBs

Minimum Plot Size

A Good Class Bungalow must sit on a minimum plot size of 1,400 sq m, with a minimum width of 18.5 m and a minimum depth of 30 m. These dimensions are set out in URA's prevailing planning controls for landed residential properties URA.

This minimum is what separates a GCB from other detached bungalow types. A standard detached bungalow outside a GCBA can be built on a plot as small as 400 sq m. The 1,400 sq m threshold ensures that GCBs retain the generous setbacks and garden space that define their character.

Height Restrictions

The maximum overall height for a designated two-storey landed housing estate — which includes GCBAs — is 12 m. This is specified in URA's Envelope Control guidelines URA.

Minor protrusions of up to 1 m in height may be allowed beyond this envelope for functional elements such as car porch roofs, roof eaves, ledges, screen walls, safety railings or parapets, and lift overruns. These exceptions are strictly defined and must be applied for as part of the development proposal.

Site Coverage

In 2024, URA revised site coverage guidelines for Good Class Bungalows through Circular DC24-05. Under the updated rules, GCB site coverage is increased to 45%, with a sub-control of 35% maximum and an overall control of 45% maximum URA.

Site coverage refers to the proportion of the plot that can be covered by the building footprint. The higher 45% allowance recognises that GCB plots are large enough to accommodate substantial built form while still preserving significant garden and open space.

How GCB Status Affects Redevelopment and Subdivision

Standard Redevelopment

A GCB plot can be redeveloped, but any new build must comply with the full set of GCBA planning controls: the 1,400 sq m minimum plot size, 12 m height limit, and 45% site coverage cap. Buyers considering a tear-down and rebuild should factor these constraints into their feasibility studies.

The low-density character of GCBAs means that redevelopment approvals are generally straightforward provided the proposal meets the envelope and coverage rules. URA does not impose additional storey restrictions specific to GCBs beyond the 12 m two-storey landed housing limit.

Subdivision of Conserved Bungalows

A special subdivision rule applies to conserved bungalows within GCBAs. Where a GCBA lot contains a conserved bungalow, one new residual plot with a deficient plot size of not less than 1,000 sq m may be allowed — provided the total land area together with the conserved bungalow plot is not less than 2,800 sq m URA.

This exception recognises the heritage value of conserved bungalows while allowing some flexibility for landowners to unlock value. It does not apply to non-conserved GCB plots, which must maintain the full 1,400 sq m minimum if they are to retain GCB status.

Where GCB Areas Sit in Singapore's District Map

Most GCB areas cluster in the central and western regions of Singapore, particularly around the Bukit Timah, Tanglin, Holland, and Farrer corridors. A smaller number extend into Thomson, Upper Bukit Timah, and near the Botanic Gardens.

This concentration reflects the historical development pattern of Singapore's prime residential districts: large colonial-era estates and post-independence bungalows on generous land parcels, later gazetted to preserve their low-rise character as the city densified around them.

For buyers comparing locations, the practical differences between GCB areas often come down to:

• Proximity to top schools — many GCB areas fall within 1–2 km of established primary and secondary schools
• Access to greenery — proximity to the Bukit Timah Nature Reserve, Botanic Gardens, or MacRitchie Reservoir
• Connectivity — distance to the Central Business District, major expressways, and MRT stations
• Neighbourhood character — some areas are fully built out with mature tree cover; others have more redevelopment activity

Practical Next Steps for Buyers and Agents

If you are researching a GCB purchase or advising a client, here is a practical checklist:

1. Verify the gazetted status — Confirm the property sits within a URA-listed GCBA, not merely a bungalow neighbourhood with large plots.
2. Check the plot dimensions — Ensure the land area meets the 1,400 sq m minimum and that width and depth comply with URA's 18.5 m × 30 m requirements.
3. Review the site coverage — For redevelopment plans, calculate the 45% coverage limit against the proposed built footprint.
4. Assess height constraints — Factor in the 12 m envelope limit and the 1 m minor protrusion allowance for architectural features.
5. Investigate conservation status — If the existing bungalow is a conserved building, the special subdivision rules may apply.
6. Engage a qualified professional — A licensed agent with GCBA experience, together with an architect familiar with URA's bungalow guidelines, is essential.

Frequently Asked Questions

How We Got These Numbers

All figures and area names in this article are drawn directly from URA's official planning guidelines and circulars, accessed in 2024. We cross-referenced the list of 39 GCB areas against URA's Locational Criteria page, the prevailing planning controls for landed residential properties, the Envelope Control guidelines for bungalows, Circular DC24-05 on revised site coverage, and the conservation subdivision parameters for bungalows.

Where URA does not provide a formal district-to-GCBA mapping, we have used commonly accepted neighbourhood references. Buyers should always verify the exact planning zone and postal district for a specific property through official URA channels or a licensed professional.

Sources

• URA Locational Criteria for GCB Areas — URA, 2024
• URA Prevailing Planning Controls for Landed Residential Properties — URA, 2024
• URA Envelope Control Guidelines for Bungalows — URA, 2024
• URA Circular DC24-05: Revised Site Coverage Guidelines — URA, 2024
• URA Conservation Guidelines: Subdivision of Land for Bungalows — URA, 2024

This article is for informational purposes only and does not constitute investment, legal, or property advice. Consult a licensed property professional and qualified planner before making any property decision.