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Balcony Bonus Gross Floor Area (Balcony GFA) Scheme

Objective

To promote and encourage the developers to take the lead and work closer with architects, engineers and contractors to achieve higher construction productivity, BCA and URA have revised the Balcony Bonus GFA scheme and introduced revision to the scheme on 1 November 2013. Please see joint circulars no. BCA 104.1.2 URA/PB/2013/10-DCG dated 2 September 2013 and BCA 104.1.2 URA/PB/2014/27-DCG dated 9 Dec 2014.


Effective Date

The revised Balcony Bonus GFA scheme was implemented from 1 November 2013 over two phases and will be effective for 5 years. Phase 2 of the scheme takes effect from 9 December 2014.


Who Should Know

Building owners, developers, architects and structural engineers


Eligibility

The Balcony GFA scheme will apply to all new private non-landed residential developments, executive condominiums and residential component of mixed-developments.

Details of the Revised Balcony Bonus GFA Scheme

The intention of the revised scheme is to reward developers who make the extra effort to strive for higher buildability. Details of the revised scheme are as follows:

  • Phase 1 – Private non-landed residential developments (including executive condominiums) and the residential component of mixed-use projects can apply for the balcony bonus GFA scheme up to the quantum and subject to the conditions specified in the table below with effect from 1 Nov 2013.

  • Up to 3% additional GFA beyond the Master Plan Gross Plot Ratio (GPR) for balconies if: Up to 10% additional GFA beyond the Master Plan GPR for balconies if:
    a. It achieves at least 10 points above the minimum legislated buildable design score a. It achieves at least 10 points above the minimum legislated buildable design score
    b. Uses drywalls for all internal dry areas in the development. b. Uses drywalls for all internal dry areas in the development
    c. At least 65% of the bathrooms are PBUs

    Applicable to all new building projects with GFA of 2,000m2 or more

  • Phase 2 (revised - please refer to circular no. BCA 104.1.2 URA/PB/2014/27-DCG dated 9 Dec 2014) – Private non-landed residential developments (including executive condominiums) and the residential component of mixed-use projects1 can apply for the balcony bonus GFA scheme up to the quantum and subject to the revised conditions specified in the table below with effect from 9 December 2014.

  • Up to 10% additional GFA beyond the Master Plan GPR for balconies if:
    Uses drywalls for all internal dry areas in the development.
    a. It achieves a buildable design score of at least:
    • 90 points for developments with GFA ≥ 25,000 m2
    • 87 points for developments with GFA ≥ 5,000 m2 but less than 25,000 m2
    • 82 points for developments with GFA ≥ 2,000 m2 but less than 5,000 m 2
    b. At least 80% of the bathrooms are PBUs
    c. See note
Note : The condition for use of drywall for all internal dry areas is no longer required since drywall is already mandated for all non-landed residential developments under the amended Building Control (Buildability) Regulations.

Where balconies are proposed under the revised scheme, the prevailing standard guidelines for balconies (eg. perimeter openness, balcony screening requirements, etc.) will still be applicable.


Consequences for non-compliance

If the applicant subsequently fails to satisfy the stipulated buildable design score standard, the pre-requisites of using drywalls and PBUs where relevant, the SD will be called up.

The forms, Terms and Conditions and guidelines can be downloaded from the links below:

For more information, you may contact us at bca_balconygfa@bca.gov.sg / BCA hotline: 1800-3425222 (1800-DIAL BCA