Gross Floor Area (GFA)
What is GFA (Gross Floor Area)?
Gross floor area (GFA) is the total covered floor space of a building, including half the thickness of its external walls but excluding voids, as defined by URA. It is the floor area that counts towards a site's maximum development, so a site's allowable GFA equals its area multiplied by the gross plot ratio in the Master Plan.
Key facts
- URA definition
- Total covered floor space, including half the thickness of external walls, excluding voids
- Generally counted
- Covered floor area, uncovered areas used for commercial purposes, and strata area
- Counted even if
- The space is not accessible or usable, unless exempted
- Maximum GFA
- Site area × gross plot ratio in the Master Plan
- Bonus GFA
- Capped at 10% of the Master Plan GPR; not carried over on redevelopment
- Exemptions
- Listed in URA's GFA Handbook as counted, partly counted or not counted
As of 6 Nov 2026. Source: URA.
How GFA works
GFA measures how much building a site holds. URA counts:
| Counted as GFA | Not counted |
|---|---|
| All covered floor area | Voids |
| Uncovered area used for commercial purposes | Spaces specifically exempted in the GFA Handbook |
| Strata area, covered or not | |
| Half the thickness of external walls and facade elements |
These areas count whether or not they are accessible or usable, unless the handbook exempts them.
The link to gross plot ratio is simple:
Maximum GFA = site area × gross plot ratio
Example
A residential site of 8,000 square metres has a Master Plan GPR of 2.8.
| Item | Amount |
|---|---|
| Maximum GFA | 8,000 × 2.8 = 22,400 sq m |
| With the maximum 10% bonus GFA, if approved | 22,400 × 1.1 = 24,640 sq m |
| If the average unit is 90 sq m and common areas take 4,400 sq m of GFA | About 200 units from the base GFA |
These figures are for illustration; actual unit numbers also depend on other planning rules.
Common mistakes
- Confusing GFA with saleable area. Not all GFA is sold as units; common areas count too.
- Assuming bonus GFA is permanent. It isn’t carried over when a site is redeveloped.
- Assuming unusable space doesn’t count. Covered space counts as GFA even if it isn’t accessible or usable, unless the handbook exempts it.
Frequently asked questions
Is GFA the same as the strata area of my unit?
No. GFA is a planning measure for the whole development. Your unit's strata area is its own floor area, used for things like price per square foot. Strata areas count towards the development's GFA.
Where are the GFA rules set out?
In URA's Gross Floor Area Handbook, part of its development control guidelines. It lists which spaces are counted, partly counted and not counted as GFA.
Can a building exceed its Master Plan GFA?
Only with bonus GFA under approved incentive schemes, capped at 10% of the Master Plan gross plot ratio. When the site is later redeveloped, the bonus falls away and the Master Plan ratio applies again.
Related terms
Sources
- Gross floor area handbook: introduction (URA)
- Master Plan (URA)
Every figure on this page was checked against the official government sources above on 6 Nov 2026. See our editorial policy.
This is general information, not financial, legal or tax advice.