Gross Plot Ratio (GPR)
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
As of 6 Nov 2026. Source: URA.
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 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.
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.
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.