# Gross Plot Ratio (GPR)

- Topic: Industry & regulation
- Last updated: 6 Nov 2026
- Fact-checked against official government sources: 6 Nov 2026
- Canonical URL: https://propertymeter.sg/glossary/plot-ratio/

## What is GPR (Gross Plot Ratio)?

Gross plot ratio (GPR) is the ratio of a building's gross floor area (GFA) to the area of its site. It caps how much floor space can be built on a piece of land: a 10,000 square metre site with a GPR of 3.0 can have up to 30,000 square metres of floor area. URA sets each site's allowable GPR in the Master Plan.

## Key facts

- **Formula:** Gross floor area ÷ site area
- **Set by:** URA, through the Master Plan for each site
- **Bonus GFA:** Allowed under incentive schemes, capped at 10% above the Master Plan GPR
- **On redevelopment:** Bonus GFA is not carried over; the site reverts to the Master Plan GPR
- **Check a site's GPR:** On URA SPACE, URA's online map of the Master Plan

## How plot ratio works

Plot ratio is how URA controls the intensity of development. The Master Plan gives each site a maximum GPR; a developer's [gross floor area](https://propertymeter.sg/glossary/gfa/) must stay within it.

| Site area | GPR | Maximum GFA |
| --- | --- | --- |
| 10,000 sq m | 1.4 | 14,000 sq m |
| 10,000 sq m | 2.8 | 28,000 sq m |
| 10,000 sq m | 3.5 | 35,000 sq m |

The site ratios above are for illustration; each site's allowable GPR is shown in the Master Plan.

## Example

An old condo sits on a 12,000 square metre site and has 20,000 square metres of floor area, a GPR of about 1.7. The Master Plan now allows a GPR of 2.8.

| Item | Amount |
| --- | --- |
| Allowable GFA (12,000 × 2.8) | 33,600 sq m |
| Existing GFA | 20,000 sq m |
| Extra floor area if redeveloped | 13,600 sq m |

That unused potential is one reason developers may bid for older estates in a [collective sale](https://propertymeter.sg/glossary/en-bloc/).

## Common mistakes

- **Using plot ratio as a building height.** It limits floor area, not storeys.
- **Counting on bonus GFA.** It depends on approved incentive schemes and is capped.
- **Checking an old Master Plan.** Use the current Master Plan 2025 on URA SPACE.

## Frequently asked questions

### Why does plot ratio matter for en bloc sales?

A developer's bid for an old estate depends on how much floor area it can build. If the Master Plan allows a higher GPR than the existing building uses, the site can be redeveloped more intensively.

### Can a developer exceed the Master Plan GPR?

Only through approved bonus GFA schemes, and the total bonus is capped at 10% of the Master Plan GPR.

### Does GPR limit building height?

Not directly. GPR caps total floor area, not the number of storeys. The same floor area can be built as a low, wide building or a tall, slim one.

## Sources

1. [Gross floor area handbook: introduction](https://www.ura.gov.sg/Corporate/Guidelines/Development-Control/gross-floor-area/GFA/Introduction) (URA)
2. [Master Plan](https://www.ura.gov.sg/land-planning/master-plan/) (URA)

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Source: PropertyMeter (https://propertymeter.sg/glossary/plot-ratio/). General information only, not financial, legal or tax advice.