Property Unpacked: What makes a bungalow a GCB?

Designated areas for landed houses in Singapore (Source: EdgeProp LandLens)

SINGAPORE (EDGEPROP) – When browsing through property listings, one will undoubtedly come across numerous Good Class Bungalow (GCB) listings. However, what the layman may not be aware of is that a bungalow must meet specific requirements set by URA to be truly considered a GCB. Many incorrectly assume that GCB simply refers to a bungalow in a prime location and are unaware of URA’s stipulated criteria.

Not all bungalows are GCBs

A bungalow or detached house is a standalone landed residential property, while a semi-detached house often shares a common wall with a comparable property. Bungalows and semi-detached houses can be constructed on land designated for landed housing developments or on land zoned for residential use, provided the land parcel meets the requirements for developing such properties.

On the other hand, a terrace house is typically a landed property that constitutes part of a row of at least three such properties. Terrace houses can be constructed on land designated for mixed landed housing if the land parcel meets the requirements for developing terrace houses.

Size does matter

URA has a set of requirements that a landed property must meet to be considered a GCB. One of the main requirements is the size, width, and depth of the land parcel. Generally, GCB requirements are more stringent than those for a bungalow.

A GCB must be sited on a land parcel of at least 1,400 sq m (15,070 sq ft), while the site area for a bungalow only needs to be 400 sq m (4,306 sq ft). The land parcel for a GCB must also have a width of at least 18.5 m (60.7 ft) and a depth of 30 m (98.4 ft). In contrast, the land parcel for a bungalow only requires a width of 10 m (32.8 ft), and there is no specified depth requirement.

Furthermore, GCBs have a maximum site coverage of 40%, whereas bungalows have a 50% limit. Site coverage refers to the building footprint, which is the total area covered by the building or building features.

GCBs also have stricter setback requirements. The rear and side setbacks for GCBs are 3 m (9.8 ft), whereas for bungalows, it is 2 m (6.6 ft). The smaller setback, coupled with a smaller maximum site coverage, means that GCBs tend to have larger gardens.

EdgeProp LandLens to the rescue

Another key requirement is the location of the property. URA has designated 39 areas specifically for GCBs. Bungalows located outside these designated areas are not considered GCBs.

An easy way to determine if a property falls within a designated GCB area is to check by using EdgeProp’s LandLens. Potential buyers can conduct their own due diligence by entering the property's address in the search bar and clicking on the ‘Landed’ tab.

For example, I entered '9 Greenmead Avenue' in the search bar, and the results indicate that this landed property falls within a ‘2-storey mixed landed’ area, which is not a GCB area. Therefore, while this property is a bungalow, it cannot be considered a GCB.

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However, when I input '20A Nassim Road' in the search bar, the map shows that the bungalow falls within the designated GCB area for Nassim Road. This means that the bungalow will be considered a GCB if it meets the other requirements set by URA.

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Conclusion

The requirements discussed above are just some of the key criteria set by URA for a bungalow to be considered a GCB, and they are by no means exhaustive. URA also has special and detailed control plans for specific areas. Furthermore, URA makes exceptions for certain cases, such as sub-divisions and amalgamations of GCB lots. Therefore, potential buyers are advised to conduct further checks using EdgeProp’s Analytics tools or to inquire with the planning authority before committing to a purchase.