The 39 GCB Areas of Singapore: A Map of Premium Landed Districts

The Good Class Bungalow designation, introduced under URA’s Master Plan, protects 39 specific districts in Singapore as low-density residential enclaves. The rules are strict and the supply is fixed — no new GCB areas have been added in decades, and existing plots cannot be subdivided below the 1,400 sqm minimum. The result is the most exclusive residential property class in the country, with around 2,800 plots in total.

We’ve worked on landed projects in 14 of the 39 GCB areas across 16 years. Below is the complete list, the URA rules every owner needs to know, and the practical implications for designing and building on a GCB plot.

URA Rules for GCB Plots

• ▸Minimum plot size: 1,400 sqm (~15,070 sqft). Plots below this size cannot be classified as GCB.
• ▸Maximum site coverage: ~35% of plot area, depending on specific area guidelines.
• ▸Maximum height: 2 storeys plus attic (typically 12m to ridge). No exceptions.
• ▸Setbacks: 3m on all sides — front, rear, both flanks.
• ▸House type: Detached only. No semi-detached, terrace, or strata subdivision.
• ▸Boundary walls: Maximum 1.8m height to maintain low-density character.
• ▸Mature tree retention: Trees of girth >1m must be retained where reasonably possible. NParks consultation required.
• ▸Subdivision restrictions: Plots cannot be subdivided below 1,400 sqm. Larger plots may be subdivided only into GCB-compliant child plots.

The strict URA controls make GCB design a specialist exercise. Architects without GCB experience routinely propose schemes that violate setback or coverage rules and waste months in submission revisions. We work most often with Formspace Architects on GCB design, and with CVC Engineers Pte Ltd for the structural underpinning that GCB-grade builds (typically with deep basements and large cantilevers) require.

All 39 GCB Areas, By District

Source: URA Master Plan 2019 and current gazetted GCB schedule. The total of 39 areas has remained essentially stable for over a decade. For the latest plot-by-plot zoning, refer to URA’s Master Plan portal.

The Premium Tier

Within the 39 areas, a small subset commands disproportionate premiums. Nassim Road, Cluny Road, Bin Tong Park, and Ridout Road consistently transact at S$2,000–S$3,500+ per psf of land, with extreme transactions exceeding S$4,000 psf. Bishopsgate, Belmont Road, and Chatsworth Park round out the most expensive tier.

The next tier — Holland Park, Cornwall Gardens, Queen Astrid Park, Leedon Park — transacts at S$1,500–S$2,200 per psf of land. The remaining areas, while still GCB-grade, can be acquired at S$1,000–S$1,800 per psf of land. Note these are land psf rates, not GFA psf — constructed-area cost is separate (see our Construction Cost 2026 brief).

Building on a GCB Plot — Practical Notes

Three things owners learn the hard way when building a new GCB:

1. Soil conditions vary dramatically. Some Bukit Timah plots have peat-heavy substrate that requires deep piling. Some Holland plots have water-table issues that force basement waterproofing well beyond standard. A geotechnical survey at concept stage is non-negotiable. CVC Engineers Pte Ltd includes this in their pre-design scope on every GCB project.

2. Mature tree retention adds cost. URA and NParks expect existing mature trees to be retained where possible. Working around protected trees adds 8–15% to foundation and landscaping costs because piling layouts must respect root zones, and excavation methods become more constrained.

3. Schedule reality: from purchase to TOP, plan 24–30 months. Concept-design and submission take 4–6 months. Demolition adds 1–2 months. Foundation and superstructure take 12–15 months. Finishing takes 4–6 months. Add basement complexity and the schedule extends.