Good class bungalows belong to the highest and most prestigious type of landed housing in Singapore because of the planning constraints imposed by the authorities. The term “Good Class Bungalow” is actually an URA planning term. There are approximately 39 residential areas designated as Good Class Bungalow areas. A bungalow that falls within the boundaries of such GCB areas are subject to planning constraints namely, minimum land plot size must be 1,400 sq m (15,070 sq ft) and building height of 2-storeys only.

By imposing seemingly stringent constraints, the exclusivity and low-rise character of such neighborhoods are preserved. Designated within the prime residential districts 10, 11 and popular districts 21 & 23. GCB designated areas are mainly located in the prime residential districts of 10 and 11 as well as the bungalow estates in districts 21 & 23. These good class bungalow areas would include the bungalow enclave of Nassim, Ladyhill, Rochalie, Bishopsgate and Chatsworth areas and Cluny Road in District 10, just off the prime Orchard belt. Within close proximity, the GCB areas can be found in Ridley Park off Tanglin Road. GCB areas are also sited along Peirce Road/ Swettenham Road and into Ford Avenue/ Leedon Park off Holland Road. GCBs are also found within the bungalow stretches along Duchess Road, Brizay Park and King Albert Park off the popular Bukit Timah Road. The GCB area boundary also extends into Chee Hoon Avenue, Eng Neo Avenue and Swiss Club Road in district 11. Within district 21, areas designated as good class bungalows include the prestigious Binjai Park and Yarwood Avenue localities and Chestnut Avenue in district 23.

Planning Constraints Protects Exclusivity


Good Class Bungalows in Singapore are the most sought-after landed properties in the city. There are very few Singaporeans who live in landed areas and there are only a few GCBs available in the city-state. This is the reason why bungalows command higher prices than almost any other kinds of living spaces. GCBs can be compared to luxury condos regarding how much they cost to buy. The Urban Redevelopment Authority ( URA ) has opted to gazette Good Class Bungalows with 39 areas protected. The explanation for this was to protect the high environmental quality of these established massive bungalow areas from the intrusion of more intensive forms of housing like semi-detached or patio houses.

Walk around chosen GCB areas and you may find not only beautiful houses but old trees as well . The URA”s plans to protect these areas come hand in hand with not only saving the houses but the area as well . Designating areas for Good Class Bungalows make sure that these houses remain under 2 stories and that trees and the over all ambiance of the area will differ from the common busy, crowded and rushed areas in Singapore. Good Class Bungalow owners have to put up with housing constraints issued by the URA. This contains a minimum plot size, not extending to over 2 stories, and plots can”t be sub-divided in order to make 2 GCBs. Owners also need to agree not to build a bungalow that consumes more than 35% of the plot. There also has to be sufficient greenery in between plots of land. Most of all, foreigners aren”t allowed to own Good Class Bungalows.


Some 1,000 Singaporeans are said to own the majority of Good Class Bungalows here.

Good Class Bungalow Landed PropertyVERY few people live in landed homes in Singapore and even fewer live in Good Class Bungalows (GCBs), which probably explains why they are so desirable. There are about one million or so homes here. These comprise terrace houses, semi-detached houses, bungalows and of course high-rise homes, condominiums, apartments and public housing flats. Exclusive: While it is not inconceivable that there could be more GCB areas added in the future, given the need to intensify land use in Singapore, the likelihood is slim But GCBs stand quite far apart from all of these in that they not only have to sit on land that is of a certain size not less than 1,400 square metres but also have to be located in areas that have been specially designated for them. Indeed, there are estimated to be less than 2,500 GCBs in Singapore. GCB areas were officially gazetted in 1980 with 39 areas formally safeguarded.

A spokesman for the Urban Redevelopment Authority (URA) explained that the purpose of the gazette was to protect the high environmental quality of these established large bungalow areas from the intrusion of more intensive forms of housing such as semi-detached or terrace houses. Walk or drive around these GCB areas and often you will notice not only stately houses but stately trees as well with many protected for posterity. There are two zones in Singapore under the National Parks Board’s Tree Conservation Areas with the main zone covering central Singapore where most of the GCBs are located. 39 Good Class Bungalow AreasTo control development in these areas, URA set certain guidelines for planning purposes. For instance, the minimum plot size for any newly created bungalow within the 39 GCB areas must be at least 1,400 sq m. For this reason, a GCB plot cannot be developed to accommodate more intensive forms of housing. And unless it is at least 2,800 sq m in size, it cannot be sub-divided into two GCB plots either. Of the GCB areas, the best known are the Nassim, Cluny, Bishopsgate and White House Park estates. While it is not inconceivable that there could be more GCB areas added in the future, given the need to intensify land use in Singapore, the likelihood is slim. URA spokesman said: In drawing up our land use plans for Singapore, we aim to provide a variety of housing options for Singaporeans, from waterfront housing to garden living to city living. This includes low-density and landed housing, such as those found within existing GCB areas. The detailed housing form for future landed housing areas will be determined when the area is ready to be developed. URA said that there are currently no plans to release new sites or  designate new areas as GCB areas. Nevertheless, there is scope for the number of GCB plots within existing GCB areas to increase, for example through sub-division of larger GCB plots into several GCB plots, so long as each bungalow plot meets the minimum land size of 1,400 sq m, URA added. Big GCB plots do not come by often.

In 1994, a plum site in the Tanglin GCB area came up for sale by public tender. The 194,000 sq ft parcel was the official residence of the Australian high commissioner at White House Park/Dalvey Road. Property valuers had estimated that the site could fetch as much as $70 million, or around $400 per square foot (psf). The site eventually sold for $98 million or $505 psf. In 1997, developer Wharf Group sold five units of the 11-unit development of GCBs at an average of $14.1 million each. Ten years later, in 2007, a house in this development sold for $28.8 million. There have been other public tenders of large sites. In 2000, Hongkong and Shanghai Banking Corporation (HSBC) sold a 201,782 sq ft freehold bungalow site it owned since the 1960s in Jervois Road for $60 million, or slightly over $330 psf. Then in 2003, HSBC sold a 276,112 sq ft site at Bishopsgate for $69.8 million. Together, all three sites would have yielded less than 40 new GCBs. Occasionally, individual GCB sites will come up for auction. In 2008, the Singapore Land Authority auctioned a site at Ridout Road which saw 34 bids lodged by three prospective buyers. The winning bid came in at $8.96 million or $579.55 psf. This was 22.6 per cent above the opening bid of $7.31 million or $473 psf. Being fresh government land sale sites, however, it came with a 99-year lease. Because the environment is an important factor in GCB areas, there are guidelines that control how big the house can be. For instance, the house cannot cover more than 35 per cent of the site. This is to ensure that there are adequate green buffers between each house. There are also more prosaic restraints ? childcare centres are not allowed in GCB areas for instance. But perhaps the most important constraint on GCB ownership to note is that foreigners are not allowed to own these, thus reducing the buying pool of GCBs. Some 1,000 Singaporeans are said to own the majority of GCBs here and are mostly intent on holding on to them as long-term investments. If you have bought one through the open market, you can count yourself lucky indeed.