Ratiomaster 1.6 Full Version

We mined the data of nearly 2 million study permit applications to Canada from January 2016 to October 2021.2 Though approval rates declined with each subsequent application, overall more than 170,000 students were approved for a student visa after their first application was refused. This shows that students should not lose heart if their initial study permit application is not approved, and that recruitment partners (RPs) and schools should continue to offer full support for repeat applicants.

Ratiomaster 1.6 Full Version

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So to search for a property you can do so on the top left. For this example, we will be looking at an old development, Pacific Mansions. The plot ratio of 2.8 can be clearly shown on the left. This new version of the site is a cinch compared to the old one, where at times you had to pore over the map to look for the exact plot ratio.

So the maximum level of residential development is bounded by the GPR control specified in the Master Plan. There are times when the full potential of the GPR may not be achieveable due to limitations imposed by the site configuration and other factors that affect the site.

The first thing savvy property buyers do when researching to buy a unit, house or project they're interested in is to check the URA Master Plan. Created by the Urban Redevelopment Authority (URA), the Master Plan is the \"statutory land use plan which guides Singapore's development in the medium term over the next 10 to 15 years\".\n\n\n\nIt's based on the broader and Long-Term Plan (formerly known as Concept Plans), containing more details about existing and potential land use. The plan is reviewed every five years, with the latest version being the URA Master Plan 2019.\n\n\n\nThis means that property buyers can look at the Master Plan for an indication of future developments that may impact property value and quality of living. \n\n\n\nShort of looking into an actual crystal ball, knowing how to read the URA Master Plan can help you locate the ideal home \u2013 be it for own stay or for capital appreciation\/investment. \n\n\n\nThis is because all land in Singapore is zoned under specific categories (e.g. residential, commercial, transportation, etc.), so you can see what future developments are in the works before committing to a property decision. \n\n\n\nYou can view the URA Master Plan map on URA SPACE, a portal where you can find various types of maps, including those that detail planning decisions and government land sales sites.\n\n\n\n\n\n\n\nTrouble is, reading the colour-coded plan can be daunting for first-timers. \n\n\n\nSo, how do you read the URA Master Plan? \n\n\n\nThis guide helps you easily understand the Master Plan by zooming in on what you need to look out for.\n\n\n\nLegend\n\n\n\nThe first thing most users of the Master Plan encounter will be the colour-coded Legend, which tells you the designated use of each site. This can be found when you click on 'Find Master Plan Zoning' on the first page. \n\n\n\n\n\n\n\nAfter clicking on it, this is what you'll see:\n\n\n\n\n\n\n\nThe main colours to note are:\n\n\n\n\n\n\n\n\n\n\n\nBeige and light-blue blocks. These denote residential areas, which includes both private properties as well as HDB estates. \n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\nOff-white blocks with an 'E'. If you're a parent (or have plans to have children), keep an eye out for properties near the school blocks. Smaller sites tend to be allocated to primary schools.\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\nLight-blue and dark-blue blocks. Living within close proximity of malls ranks high on the property hunting checklist as it offers a ton of convenience when buying daily groceries and amenities. \n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\nGreen blocks. Those who want to live near green spaces can easily see where (and how expansive) they are by looking at green blocks.\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\nWhite blocks with lines. Properties located near to MRT or LRT lines tend to be of higher value compared to those further away. \n\n\n\n\n\nOther notable sites on the URA Master Plan\n\n\n\nSports and Recreation (light green): Stadiums are great to have nearby if you foresee yourself using them, but they might also result in noise and light pollution if your unit is right next to the facility.Utility (grey): These substations, telephone exchanges and water pump stations might be unsightly to some.Health and Medical Care (red with an \"H\"): Smaller sites can mean a senior care home. Bigger sites tend to be hospitals or polyclinics.Reserve Site (yellow): These are wildcards as their uses have not been determined yet.Special Use (army green): These can be military camp, airbases, etc.\n\n\n\n1. Plot Ratio\n\n\n\nDefined as the permissible development intensity of a specified land parcel, the plot ratio determines the maximum gross floor area (GFA) of any development on that land parcel. This is the formula to calculate the maximum GFA from plot ratio:\n\n\n\nGFA in square feet = Plot ratio x Site area in square feet\n\n\n\nTo check the plot ratio of a specific development or land parcel, simply search for the development\/area name in the URA Master Plan, and look at the number assigned on the development\/land parcel. (Land parcels in more undeveloped or yet-to-be-developed areas do not have assigned plot ratios.)\n\n\n\nAs a rule of thumb, if two developments have roughly the same land area but vastly different plot ratios, this means that one will be a lot denser or taller than the other. \n\n\n\nFor example, The Pinnacle@Duxton has a land plot ratio of 8.4, whereas the neighbouring Tanjong Pagar Plaza has a plot ratio of only 3.5 (see screenshot below). Sure enough, The Pinnacle@Duxton appears to be a far denser development than Tanjong Pagar Plaza.\n\n\n\nHere are the stats for both developments for a closer comparison:\n\n\n\nThe Pinnacle @ DuxtonTanjong Pagar PlazaPlot ratio8.43.5Site area25,172.1 sqm (270,950 sqft)28,700 sqm (308,924 sqft)Maximum GFA8.4 x 270,950 sqft = 2,275,980 sqft3.5 x 308,924 sqft = 1,081,234 sqftHighest storey5024Total residential units1,8481,022\n\n\n\nThe Pinnacle@Duxton (in beige) has a higher plot ratio than Tanjong Pagar Plaza (in light blue). Source: URA\n\n\n\nHere's a general guide on the maximum number of storeys allowed based on the plot ratio:\n\n\n\nGPRMax number of storeys for residential1.451.6122.1242.836More than 2.8More than 36\n\n\n\n[portal_widget_carousel title=\"Houses for sale in District 2 (Chinatown and Tanjong Pagar) \" num=\"10\" show_tab=\"0\" portal_url=\"https:\/\/www.99.co\/singapore\/sale?listing_type=sale&map_bounds=1.256469%2C103.819445%2C1.297261%2C103.863505&page_num=1&page_size=35&property_segments=residential&query_coords=1.3039947%2C103.8298507&query_ids=dtdistrict02&query_limit=radius&query_type=district&radius_max=1000&rental_type=unit&show_cluster_preview=true&show_description=true&show_future_mrts=true&show_internal_linking=true&show_meta_description=true&zoom=15\" detail_tabs=\"\"]\n\n\n\n\n\n\n\nWhat plot ratio means to the prospective property buyer\n\n\n\nIf you're looking to buy a unit that's facing an empty plot of land, you can avoid the unpleasant surprise of your unblocked view being obscured by a taller development in a few year's time by looking at the plot ratio assigned to it. \n\n\n\nTake note that, in many areas, additional building height controls may limit the maximum storeys of buildings. For example, HDB blocks in Kaki Bukit are limited to 15 storeys because of the nearby Paya Lebar Airbase.\n\n\n\n2. White sites\n\n\n\nWhite sites are areas intended to be used as a combination of commercial, hotel, residential, sports and recreational spaces. Bidding developers for white sites need to submit detailed proposals to URA, who then decides on the winning bid based on how the proposed development fits into and benefits the area. \n\n\n\nSo, white sites tend to be or become integrated or mixed-use developments of higher value. If you\u2019re hoping that your property will increase in value as time goes by, having a white site in the vicinity definitely works out in your favour.\n\n\n\nA white site on the URA Master Plan. Source: URA\n\n\n\nAn example of a white site, as you can see above, is Cross Street Exchange (formerly China Square Central) at South Bridge Road and Cross Street. \n\n\n\nWhite sites are more predominantly found in the Core Central Region (CCR), and they\u2019re harder to come across in the Rest of Central Region (RCR) and Outside Central Region (OCR).\n\n\n\n3. Civic & Community Institution \n\n\n\nThese are pretty straightforward. Colour-coded in red, they\u2019re areas intended to be used as civic or community facilities. If you\u2019re lucky, you might get a library, community centre or childcare centre. \n\n\n\nBut these might also be reformative centres, such as the Singapore Girls' Home and halfway houses. Police stations, fire stations and funeral parlours are also classified under Civic & Community Institutions.\n\n\n\nBecause of the uncertainty that surrounds an undeveloped site that\u2019s zoned as a Civic & Community Institution, property buyers tend not to favour projects that are next the site, or stacks directly facing it.\n\n\n\n4. Place of Worship\n\n\n\nThey're marked in the same red colour as Civic & Community Institution sites on the URA Master Plan but with an additional letter \"W\". \n\n\n\n\n\n\n\nPlace of Worship sites are your churches, mosques, and temples. \n\n\n\nWith these sites, URA states that \u201cPraying area shall be the predominant use and shall be at least 50% of the total floor area of the development\u201d. This means that 50% of the grounds can be allocated to other purposes.\n\n\n\nIf you recall, there was an incident back in 2015 when it was announced that there would be a columbarium built next to a Sengkang HDB Build-to-Order (BTO) housing project. \n\n\n\nThe columbarium would be \u201cintegrated with a Chinese temple\u201d, so technically speaking, the site qualifies as a Place of Worship. Needless to say, residents were not happy.\n\n\n\nColumbarium or not, places of worship are often associated with noise and smoke pollution, as well as traffic congestion during days of worship and festivals. So you might want to look at the URA Master Plan map and see if there are any of these sites nearby before buying a house.\n\n\n\n5. Business 1 vs Business 2 \n\n\n\nBoth Business 1 and 2 sites are areas intended to be used for clean industry, light industry, general industry, warehouse, public utilities and telecommunication uses, and other public installations.\n\n\n\nBusiness 1 sites (in purple) cater to companies which do not have nuisance buffers of more than 50m imposed upon them (eg. computer software development, printing and publishing, etc).\n\n\n\nOn the other hand, Business 2 sites (in magenta) can be used by special industries such as the manufacture of industrial machinery, shipbuilding, and repairing in selected areas, subject to evaluation by the authority.\n\n\n\nThis land parcel at Tai Seng Industrial Estate, for example, is zoned as Business 2.\n\n\n\nTai Seng Industrial Estate is marked \u201cBusiness 2\u201d. Source: URA\n\n\n\nAnd this land parcel, also at Tai Seng, is zoned as Business 1.\n\n\n\nBusiness 1 sites at Tai Seng. Source: URA\n\n\n\nAs a general rule of thumb, most folks would prefer to have Business 1 sites rather than Business 2 sites near their property.\n\n\n\n6. Business Park\n\n\n\nBusiness Parks are zones where multiple office buildings are built in a cluster, away from the Core Central Business District.\n\n\n\n\n\n\n\nOther than Changi Business Park (shown above), there\u2019s also International Business Park in the Jurong Lake District, Seletar Aerospace Park, Tuas Biomedical Park, Cleantech Park in Jurong West.\n\n\n\nAlso, don\u2019t forget about the upcoming Business Park that the government plans to build in Punggol. The Punggol Digital District will focus on technological sectors of business and create an estimated 28,000 jobs. \n\n\n\nBuyers are hoping the new business hub will drive demand for property rental and boost property value in the vicinity.\n\n\n\n\n\n\n\nWhat's your experience like using the URA Master Plan? Let us know in the comments section below.\n\n\n\nIf you found this article helpful, 99.co recommends Rejuvenating the Core Central Region: URA\u2019s Master Plans for Orchard and Novena and MND increases land supply for condo for H2 2021: Here\u2019s what we think about the land sites.\n\n\n\n\n\n\n\nFrequently asked questions\n\n\n\n\n\nCreated by the Urban Redevelopment Authority (URA), the Master Plan is the \u201cstatutory land use plan which guides Singapore\u2019s development in the medium term over the next 10 to 15 years\u201d.\n\n\n\n\n\nWhite sites are areas intended to be used as a combination of commercial, hotel, residential, sports and recreational spaces.\n\n\n\n\n\nDefined as the permissible development intensity of a specified land parcel, the plot ratio determines the maximum gross floor area (GFA) of any development on that land parcel. \n\n\n\nThis is the formula to calculate the maximum GFA from plot ratio: GFA in square feet = Plot ratio x Site area in square feet\n\n\n\n\n\nThe Master Plan is reviewed every five years, so the next one will probably be in 2024. \n\n\n","post_title":"URA Master Plan for property buyers: How to read and understand it","post_excerpt":"","post_status":"publish","comment_status":"open","ping_status":"open","post_password":"","post_name":"ura-master-plan","to_ping":"","pinged":"","post_modified":"2022-10-13 15:44:51","post_modified_gmt":"2022-10-13 07:44:51","post_content_filtered":"","post_parent":0,"guid":"https:\/\/www.99.co\/blog\/singapore\/?p=17156","menu_order":0,"post_type":"post","post_mime_type":"","comment_count":"4","filter":"raw"},"total_posts":"1"};/* ]]> */ window.addEventListener('DOMContentLoaded', function() jQuery(function($) $('.date-pick').each(function() var format = $(this).data('format') ); d = new Date(); $('.birthdate-pick').each(function() var format = $(this).data('format') ); ); );var dataLayer_content = "pageTitle":"URA Master Plan Guide - Learn to Read and understand ura.gov.sg Master Plan","pagePostType":"post","pagePostType2":"single-post","pageCategory":["home-living","property-news"],"pageAttributes":["buying-property","gross-floor-area","plot-ratio","updated","ura-master-plan"],"pagePostAuthor":"Elizabeth Tan","pagePostDate":"July 25, 2022","pagePostDateYear":"2022","pagePostDateMonth":"07","pagePostDateDay":"25","pagePostDateDayName":"Monday","pagePostDateHour":"05","pagePostDateMinute":"00","pagePostDateIso":"2022-07-25T05:00:00+08:00","pagePostDateUnix":1658725200,"postID":17156,"postFormat":"standard";dataLayer.push( dataLayer_content );(function(w,d,s,l,i)w[l]=w[l])(window,document,'script','dataLayer','GTM-NVLXNN');.lazyload[data-src]display:none !important;.lazyloadbackground-image:none !important;.lazyload:beforebackground-image:none !important;.entry-content .bsf-rt-reading-timebackground: #eeeeee;color: #787d9c;font-size: 14px;margin-top: 1px;margin-right: 1px;margin-bottom: 1px;margin-left: 1px;padding-top: 0.5em;padding-right: 0.7em;padding-bottom: 0.5em;padding-left: 0.7em;width: max-content;display: block;min-width: 100px; var articleSlot1; window.googletag = window.googletag cmd: []; googletag.cmd.push(function() articleSlot1 = googletag.defineSlot('/21958639431/99-SG-Insider/SG-Insider-Article', [300, 250], 'div-gpt-ad-1646194023023-0').addService(googletag.pubads()); googletag.pubads().enableSingleRequest(); googletag.pubads().collapseEmptyDivs(); googletag.pubads().setTargeting('posturl', ['window.location.pathname']); googletag.pubads().disableInitialLoad(); googletag.enableServices(); ); var articleSlot2; window.googletag = window.googletag cmd: []; googletag.cmd.push(function() articleSlot2 = googletag.defineSlot('/21958639431/99-SG-Insider/SG-Insider-Article-SB1', [[160, 600], [300, 250], [300, 600]], 'div-gpt-ad-1646194308389-0').addService(googletag.pubads()); googletag.pubads().enableSingleRequest(); googletag.pubads().setTargeting('posturl', ['window.location.pathname']); googletag.pubads().disableInitialLoad(); googletag.enableServices(); ); var articleSlot3; window.googletag = window.googletag cmd: []; googletag.cmd.push(function() articleSlot3 = googletag.defineSlot('/21958639431/99-SG-Insider/SG-Insider-Article-SB2', [[300, 250], [300, 600], [160, 600]], 'div-gpt-ad-1646194379496-0').addService(googletag.pubads()); googletag.pubads().enableSingleRequest(); googletag.pubads().setTargeting('posturl', ['window.location.pathname']); googletag.pubads().disableInitialLoad(); googletag.enableServices(); ); /*! loadCSS rel=preload polyfill. 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