1. Viridian House - AADA 2024

Trace Design + Build is delighted that our project, Viridian House, has been shortlisted in Asia Architecture Design Awards 2024 (AADA 2024) for the category of Asia’s Best Residential Architecture Design.

Viridian House is one of the ten on the shortlist which includes projects from Singapore, Malaysia, Indonesia, China, India, Thailand and Vietnam. With this year’s theme “Emerging Asia”, AADA aims to celebrate the ingenuity and imagination of architects and designers who are shaping the future of the continent. The recognised projects showcase the perfect balance between modernity and tradition, innovation and sustainability, creating spaces that resonate with the essence of Asian culture and identity.

Situated in the heart of Bukit Timah, the Viridian House with a Gross Floor Area (GFA) of 1,457.76 sqm, emerges through a screen of swaying bamboo trees—a hidden gem within Singapore’s exclusive Good Class Bungalows. We were tasked to transform an aged Balinese-themed structure into a Modern Minimalist Tropical house.

2. How the idea started

The original building featured a Balinese themed bungalow with a 824 sqm footprint, which allowed our architects to borrow key structural and architectural elements for our proposed design. We opted to retain over 80% of the original building’s structure, and 50% of its architectural finishes. This A&A (Addition & Alteration) approach helped minimize the carbon footprint of construction works, while retaining a semblance of the building’s original character.

Our Tropical Minimalist concept combines modern architectural elements, minimalistic principles and tropical aesthetics for a property that connects living with nature. A definitive feature of the facade are its traditional pitched roofs modernized by accompanying elements such as timber ceilings, aluminum sun screens, and fair-faced concrete columns. From a planning perspective, we emphasized open spaces with ample cross ventilation to minimize the need for air-conditioning (a perennial problem in Singapore). This is exemplified in the Main Living space which opens to the garden courtyard on one end, and to a salt-water swimming pool on the other.

Our design philosophy for Viridian House is rooted in climate responsive architecture that seeks to minimize the footprint of construction works and its ongoing usage. By opting for an A&A approach instead of a rebuild, we estimate emissions avoidance of at least 1,526 metric tons CO2e into the atmosphere. Our attention to cross-ventilation, open spaces, and apt usage of sunscreens and landscaping also helps the homeowner to live more sustainably with reduced power usage. The installation of solar panels on the property has helped the homeowner effectively offset their electrical usage, with excess electricity occasionally sold back to the grid.

3. Complying to the “Build Less” approach

Gross Floor Area (GFA) for Viridian House equates to 1,457.76 sqm. For a rebuild of a house of this size, a typical estimate is for approximately 2,180 metric tons of carbon dioxide (MTCO2e) to be emitted through embodied carbon in superstructures (inclusive of Scope 1 and 2). This represents the lion's share of emissions involved in the construction process, but omits emissions involved in the non-structural aspects of a project.

In commitment to the "Build Less" mission and our ethos of sustainability, we employed an Additions and Alterations (A&A) approach for Viridian House, retaining approximately 84% of structural elements from the original build. After factoring allowances for wastage and non-avoidable preliminary activities, we believe that 70% of emissions avoidance is a conservative estimate for this project (equivalent to 1,526 MTCO2e).

4. Differentiation between other GCBs in Singapore

While Modern Tropical builds are relatively common in the upscale market in Singapore, we find that there is an opportunity for a minimalist slant to that approach. Viridian House was built to modernize the estate while minimizing environmental impact, leveraging its ample landscaping to lend privacy and character to the house. This integration between nature and living spaces is suitable for clients seeking privacy and understated luxury.

Over 80% of the house’s structural elements and 50% of the house’s architectural elements were retained in this A&A build, which proved technically challenging from a design, engineering and construction perspective. Opting for this approach is highly differentiated for the residential sector in Singapore, which often sees such an approach only for conserved shophouses and buildings. This helps to minimize resource wastage in the construction process, while mitigating costs for the homeowner.

Conservation of the building’s original pitched roof tiles was especially important to us, as it also reflects a by-gone era of Singapore buildings that uniformly used such methods. Appropriate treatment was used to refresh these roofs, including a repainting and re-waterproofing to ensure that it integrated well with the building’s modern elements. Where possible, other architectural elements including ceiling finishes and timber floorings were refreshed for continued usage.

The house is also unique in its deliberate intent to practically minimize the usage of air-conditioning within the household (especially within Singapore’s tropical climate). Strategic usage of vertical screens offers a dual purpose of sun shading and privacy without compromising natural light and air circulation. Cross ventilation was thought out for all key spaces within the property, including the main living, dining and primary bedrooms. High double volume ceilings in the Main Living also ensures good airflow, along with extended ledges across the property to mitigate direct rain or sunlight. These designs mitigate heat buildup while promoting ample air circulation within the house, enhancing the overall environmental performance of the structure.

From a design perspective, one indulgence allowed by the architect and homeowner was the incorporation of an indoor waterfall and green wall terrace. This was done to amplify the Tropical Minimalist concept and bring outdoor nature indoors.

The residence also harnesses solar-power energy for its electricity consumption, with 190 panels (77.90 kWp system) installed on its pitched roofs. This, when complemented by our design with strong natural ventilation, has allowed the homeowner to be self-sustaining for several months of the year, with excess electricity sold back to the Singapore grid.

5. Functionality of Viridian House

Intended as a haven from the bustles of city living, Viridian House was designed for an understated lifestyle with particular attention to wellness and entertainment. The residence comprises distinct zones, with its primary quarters catering to familial living and interactions, and a separate, dedicated entertainment wing to accommodate formal gatherings and entertainment activities.

The main quarters were planned to create an open and continuous relationship with the living room, terrace and dining room. This configuration offers an open view of the indoor waterfall and green feature wall, as well as a direct viewpoint to the decking and salt-water swimming pool. Wellness related amenities encompass a fully furnished gym, repurposed from the old layout's living room space. Spa facilities featuring an onsen and an energy efficient infra-red sauna adjoin the gym for ease of use. The second floor houses the bedrooms, and it also features a dedicated library designed for collaborative study and work purposes.

The entertainment quarters offer a more sophisticated atmosphere, featuring a formal living area with a state-of-the-art theater system. The second floor extends the hosting experience with a wine bar overlooking the salt water swimming pool.

6. Other innovations of the project

a) Architectural elements

Our inclusion of vertical screens as a design element serves a dual purpose in Viridian House. Beyond an aesthetic purpose, these screens play a critical role in providing sun shading and privacy. Extended ledges with timber-clad ceilings are also a common feature across this house, which helps to prevent direct rain and sunlight. This, combined with heightened and double volume ceiling spaces, and cross-ventilation planning, contribute to a naturally well-ventilated, and temperature regulated home.

b) Sauna facility

The sauna facility in Viridian House makes use of infra-red technology. Infra-red saunas are designed for efficiency and comfort and use much less energy than traditional saunas because they heat the body directly instead of heating the air around the body, thus making it more energy efficient. As infrared saunas are ready to use in as little as 10 minutes, compared to traditional saunas which take about 30 to 40 minutes to heat up, the sauna is only turned on when in use thus saving more on energy.

c) Solar panels

Viridian House features 190 solar panels installed with a 77.90 kWp system output on its pitched roofs. This, combined with the design of the house to require low output for air conditioning requirements, helps the house to be relatively self-sustaining across the year. The homeowner has also shared that the house spends less than the recommended level of energy consumption on average.

d) Salt water swimming pool

Salt water was chosen for Viridian House’s swimming pool, which is relatively more eco-friendly (less maintenance, corrosion of building materials, less gases emitted), as opposed to traditional chlorine pools.

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More than 700 projects have been submitted via AADA’s official website. The announcement of the winners is anticipated in early June, with the highlight being the awards ceremony set for July 2024 in Bangkok, Thailand.

1. Partnering with your builder

From approvals to actual construction, you'll likely be working with your build partner for over a year. Learn how the process looks like and how to get the most out of it

2. Complexities of build process

Rebuilding a house is not a complex yet rewarding endeavour. From the appointment of architects and build partners, to getting approvals from URA and BCA, and the actual construction process, we are looking at a time frame that exceeds 2 years on average. Across this process, there are nuanced considerations to account for at each phase of the project, in order to ensure that the build follows your intended design, cost and timeline brief. To pull this off in isolation can seem daunting, but that is why you have your build partners with you across the journey

To start on the right foot, we believe that it is useful for homeowners to have an understanding on the key phases of a project, what types of decisions are needed along the way, and how to establish effective ways of working with your build partner

3. Three steps of home building

(i) Design phase

This is the starting point for any project. By consulting with an architect, you will work with the team to develop a home design that is reflective of your needs and aesthetic. This typically leads to two key outputs at a preliminary stage: a floorplan, and a 3D render of the design concept. This will form the basis for subsequent refinements, detailed drawings and forming a cost basis for your project

Now, the design phase can end at different points, depending on whether you are utilising an architect (Traditional design-bid-build process) or a D&B builder. The traditional process will have the design phase continue till all drawings and schedules necessary for the project are completed. Examples include the Doors & Windows schedule, Electrical plans, Built-up Furniture drawings. This is all completed alongside the Approvals phase before issuing out a tender for contractors to bid for the project. The D&B process on the other hand, runs the design phase across the entire build process to minimise upfront time needed. It is worth noting that established D&B firms typically have in-house registered architects to support clients

(ii) Approvals phase

Amidst the myriad of regulatory requirements to have a new house rebuilt, the critical path in the Approvals phase is to obtain a Permit to Start Work. To that end, homeowners must work with their builders to submit either a formal submission or lodgement with URA for the proposed development. This can take between 2-3.5 months depending on the complexity of the project, and will require sufficient regulatory familiarity in order to prepare the submission drawings and navigate with URA's written directions

With the planning submission drawings largely locked, the next stage of the Approvals phase can commence. Using those drawings as a basis, engineers prepare the structural drawings for submission to BCA. In addition, there will need to be additional surveys to be cleared which your build partner will be familiar with. Upon obtaining approvals for the Structural plans and the Demolition plans, homeowners can then apply for the Permit to Start Work which takes ~2 weeks upon application

Aside from the critical path mentioned above, there are a multitude of other items that may be required before work can start. This can range from submissions to NParks, LTA for external works, and to other relevant authorities depending on your build. This process continues through the construction stages till its completion, which can get complicated without a reliable build partner

(iii) Construction phase

The construction phase begins after the necessary approvals are obtained. Your house will be built across several stages, starting from demolition, to structural works, laying brickworks, plastering and finishing works. Across this process, it is helpful for homeowners to be involved in the process to understand the progress, take note of any changes due to site situations, and make decisions alongside the builder. This phase ends when we obtain a Temporary Occupational Permit (TOP) from BCA, where an inspection is needed to ensure that the house is good and ready for accommodations.

4. Benefits of a D&B Process

Project phases aren't 100% linear, which is where design & build shines:

One of the complexities to note is that these phases need not necessarily follow a 'waterfall' model. I.e., the process may not be fully linear and sequential. As an example, a full design of the house (e.g. interior concept, detailed shop drawings) is not needed before commencing with the Approvals phase. A compliant floor plan design is needed for URA approval, and using that as a basis, structural plans can be developed and submitted for BCA approval

With this in mind, it's possible to push for shorter projects by shortening the initial design phase to what's only necessary for approvals, and continuing to design the more detailed elements in parallel with the approval and construction phases. This 'Just-in-time-design' helps homeowners short-circuit the construction process and avoid what could potentially be a year long-period of design & approvals

This approach is privy mostly to design and build contractors, as the traditional-bid-build approach run by most architecture firms would require full designs and approvals to be finalised before issuing a bidding process for contractors to quote effectively. As an indicative example, the rebuild for a semi-detached house from design to approvals completion could vary as much as 6 months between a design & build and traditional-bid-build process

Well, what are the tradeoffs? With certain design elements defined later on, there could be instances where the level of finishings end up different from what homeowners were envisioning. You'll want to work with a trusted and experienced D&B builder in this instance, where they clearly communicate to you key contractual terms such as the PC rates (for material selection) and provisional sums, as well as actively engage you across the process to lock in designs that are feasible and satisfactory to the homeowner. We'll share more on getting assurance on a D&B contract in a later article

5. Communicating with your builder

You'll need to communicate with your builder across this process, for at least 4 reasons:

(i) Understanding progress and making payments

By far the most important, you'll want to stay close to the builder to understand the on-site progress for your home, as this is typically linked to payment tranches for the builder. This is usually communicated either via ad-hoc updates on Whatsapp or through more structured updates during meetings. You'll also want to visit the site several times across the lifecycle of the project, to appreciate actual terrain and building constraints. This is usually done together with aligning outstanding design decisions. If you go buy a traditional design-bid-build process, the architect will also serve as an independent entity to assess work progress but this naturally comes in higher fees that are paid to the architecture firm

(ii) Coordinating with 3rd parties and regulatory bodies

While appointing a good architect or builder should reduce most of the 3rd party liaising needed, this is oftentimes unavoidable across a project. Homeowners may elect to choose their own interior designers or furniture vendors as an example, and it is important especially for the builder to be looped in so as to coordinate on-site execution. Certain approvals or applications to regulatory bodies (beyond URA and BCA, there's also NParks, PUB, etc.) require the homeowner's sign-off for things to move

(iii) Aligning on outstanding design decisions

In most instances, there will be outstanding design decisions for homeowners to make. This can involve finalising the height of a bay window or even choosing the tiles to go in your bathroom. Depending on your preference, this can either be done on-site or via email, and most competent builders should be able to accommodate. It is also key to take in your build partners perspectives on the cost, timing (procurement, installation), and design coherence here

(iv) Handling any variation order (VO) items

Unavoidably, there will be the dreaded instance of variation orders (VOs). For the avoidance of doubt, variation orders pertain to any work that deviates from the agreed contract. The more straightforward instances are when homeowners request for a new feature to be built not originally in the contract. The instances which cause more disputes are post execution changes, when an agreed design has already been built on-site. The build partner will incur costs for these changes due to rework needed. That is why it is critical to stay in close contact with your builder to apprise yourself of the progress and understand when certain design items are invariably locked

6. General tips to start with

This can be alot for a first-time landed homeowner, and we recommend these TLDR steps to get off the right foot for managing your project:

1) Define upfront on how communications will work between yourself and your build partner

Good contractors will suggest these themselves, but it is also helpful for homeowners to clarify upfront how they would like to be updated along the project (frequency, format), who are the key POCs on each side, and how involved you would like to be

2) Request for a clear project timeline and milestones that both sides are comfortable with

Even without the labour situation in COVID-19, there are often unavoidable delays in any project. That said, it is still useful for all parties to have several key milestones to keep in mind and for the builder to work towards. Work with your builder using that as a basis

3) Clarify early any uncertain terms in the contract and align incentives

We are looking at a long-term partnership between all individuals. It is important to make sure that incentives are aligned across all parties. If there are any points that are uncertain in a contract, it is worth spending a little time upfront to avoid grief down the road. Asking is important, as what may be obvious to industry professionals may not apply for homeowners

4) Find a good builder and trust in their professional advice

The easiest hedge is to find a trustworthy and experienced builder that you can work with. A good design & build contractor has in-house architects, engineers, quantity surveyors (cost), and construction professionals to provide you with good advice. Trust that they have your interests at heart too; as most builders would prefer to build well (for recommendations) and fast (so they can have higher turnover annually)

5) Most importantly, enjoy the process!

This is usually a one-off item for most families, and should be the reward for most homeowners looking to establish their estate. It can be stressful at times, but enjoy the process and thinking through with your architects and builders on how to build the ideal home for you and your loved ones

1. Keeping your home in good condition

Maintaining landed properties is a more involved task than non-landed homes. You'll want to keep a maintenance schedule and have a rolodex of trusted vendors to help you in this

2. Maintenance schedule

Aspiring homeowners should know that maintaining a landed property requires a more active role compared to non-landed properties. In the absence of management committees found in HDB estates or condo MCSTs, the onus of maintenance, security and management of property falls on the homeowner

The responsibility of keeping your landed property up to par may be a challenge for first-time homeowners. This can include maintenance issues regarding the exterior facade, or arranging for a regular cadence of servicing for your pool, lift, and landscaping. To make your transition a smooth one, here's our take at a checklist to prepare for:

(i) Create a regular maintenance schedule and costs (e.g. Swimming Pool, Lifts, Aircon)

(ii) Have a rolodex of specialists for non-regular maintenance (e.g. Termites, Roofing, Flooding)

(iii) Make friends with your build partner beyond the Defect Liability Period (DLP)

3. Regular maintenance

A maintenance schedule eliminates guesswork and saves money in the long-term

Preventive maintenance is needed to prevent longer-term issues in your house - this helps avoid costly repairs and incidental damages. The following is a standard list of facilities and the type of maintenance required for each of them. You'll want to have these scheduled with trusted vendors so as to minimise hassle and avoid unexpected outflows. Here are 5 regular maintenance items which you should keep up with:

(i) Swimming Pool

If you have a swimming pool, you will need to ensure that the pool water, its pump & filtration system, and your deck are cleaned and maintained regularly. You can expect to spend anywhere between S$300 - S$500 monthly for a pool maintenance specialist to visit and clean your pool once or twice a week (depending on your vendor). Your specialist should skim and scrub the pool, maintain the filters, as well as check for the chemical levels in the pool. Note that these costs apply for regular cleaning, if you happen to enjoy throwing pool parties then a deep clean would cost more

(ii) Lift

Maintenance requirements for your home lift actually fall under BCA's BMSM regulations of 2016. As a homeowner, you are expected to engage in a registered lift service contractor to maintain your lifts, at a frequency in accordance with the manufacturer's recommendations (Typically once every 3 months). To that end, we recommend you use a brand that is fairly established in Singapore so that your options are not too limited. On average, maintenance can set you back ~S$350 per quarter

(iii) Aircon

It's hard to imagine living in Singapore without any air-conditioning. Treat yourself and your air-conditioners right with a yearly servicing contract via a trusted provider. This typically includes changing the air filters and keeping it clean and debris free. Costs will vary heavily depending on the number of units you have. We expect for a 6-unit annual contract (maintenance visits quarterly) at S$400

(iv) Pest control

By far the most common problem faced by landed homeowners in Singapore is mosquito nesting. Between January and September 2020, dengue cases in landed estates accounted for 25% of all cases in Singapore. Aside from mosquitoes, other problems that may occur include termites or bed bugs. As with the other maintenance items, preventive solutions are often cheaper than calling for last minute exterminators. Termite infestations may even cost upwards of S$800 for landed properties. We recommend exploring a long-term contract with a pest control company, who can help lay traps and conduct monthly checks. Costs vary depending on your location and size of your property

(v) Landscaping

Well-maintained landscaping is often an understated factor that contributes towards the timelessness of your house. While completely optional, we recommend that there is at least some form of maintenance done for your garden and courtyard. Depending on the size of your garden and the type of plants you are growing, it can either by run by the family (or the helper), or engaged to a professional

4. Non-regular maintenance

For non-regular maintenance, have a rolodex of vendors handy to avoid last minute scrambling

Aside from a regular maintenance schedule, there are certain occasions where you need to call about a specialist to resolve specific matters. We find it useful to at least know who to call in these instances:

(i) Roofing

As a homeowner, it is important to be aware of the exterior maintenance responsibilities that come with owning a property. Common issues that can occur with the roof include loose shingles, water damage, peeling paints and clogged drains on your roof. By and large, a well-built roof should last you into the decades, but there may still be instances where natural occurrences or additional works being done (e.g. post TOP A&A or solar roof additions) can lead to roof damage. You may want to contact your initial build partner or a roof specialist in this instance, depending on the issue

(ii) Flooding

Flooding in Singapore is actually not uncommon, and there are certain regions which are more susceptible to such instances (Bukit Timah, Tiong Bahru and River Valley, Farrer Park and Jalan Besar, Commonwealth and Queenstown, Pasir Panjang). Before purchasing your property, you might want to check the list of hotspots and flood-prone areas in Singapore to understand if your landed property is susceptible to flooding. Damages can range from loss of property, water cracks in walls, and damaged piping. If your area may be prone to such situations, you may need to do preventive renovations that hold up well to flooding

(iii) Facade touch ups

Even with the most timeless design and faultless workmanship, the exterior of a house will deteriorate over time. Repainting of exterior walls should be done once every 5-6 years. To keep the exterior surface clean, a pressure wash before the paint coat helps to wash away accumulated dirt and algae. You may either rely on cleaning specialists or your build partner if they have the right capabilities and resources

5. Role of your builder

Make friends with your builder, so they can help even after the Defect Liability Period (DLP)

As you can probably tell from the previous section, there are a number of things that your build partner can help with long after the build process is completed. As the builders of your house, they can also advise you on your maintenance schedule, what to look out for in non-regular maintenance, and how they or other partners can help in your servicing needs. The role of the builder typically ends after the Defect Liability Period (DLP), with the rest of the relationship based on goodwill and additional contracting on a needs basis. Let's first dive into what the DLP process is about

The Defect Liability Period (DLP) is the period of time, usually either from the date of Notice of Vacant Possession or when you receive the TOP (whichever is earlier), where the build partner will be responsible to replace and fix any defects in your home for free. The standard period is a year, and it will usually be defined in your build contract. That means that any additional defects spotted during this period can be brought up to your build partner and they will have to rectify it after verifying that it is naturally occurring from their work product. The following is a list of typical defects to look out for pre TOP, which can also be handy in this instance.

6. Defects checklist

What happens after the DLP? Your builder is no longer liable for anything outside of this period, which can arise from the use of the property, old age, or from any subsequent A&A works done on the property. Thus, should there be any issues, you will have to engage your own contractor and bear the cost of the repairs. With that being said, most build partners will be happy to help out their clients by advising on any issues and working on the defects or maintenance issues if they have the right capabilities and resources. Even beyond that however, having an experienced builder as a contact you can count on is helpful, as they can even advise on any quotes or solutions proposed by other vendors in your home maintenance journey.

1. Navigating the landed market

In land-scarce Singapore, landed properties are a highly coveted asset. If you are reading this, you might be considering purchasing a property of your own, or are a landed homeowner looking to rebuild. In either case, this article looks to give a short introduction to the landed property market in Singapore so that you know what you have and what you can do with it. Let’s dive right in

Landed properties comprise 5% of the entire housing stock in Singapore (73,000+ in count). From serving as a store of value or as a personal abode, owning a landed home can be a rewarding experience. The barriers to entry are expectedly high, with entry prices in 2021 at the S$3Mn range. Purchase rights only also exclusive to Singaporeans and selected foreign individuals. Additionally, within these 73,000+ houses are different categories of landed properties with different pricing premiums, exclusivity, and development controls

2. Categories of landed housing

There are 3 main categories of landed properties in Singapore, and it is important to note their definitions and accompanying characteristics:

1. Detached Houses

Also known as bungalows, detached houses are a premium category even within the landed property asset class. They are independent dwelling units, usually of one-two storeys and do not share a common wall with another property. Bungalows were initially introduced in Singapore by the British in the 1830s, with early versions largely single storey with elevated timber floors. You may still see some of these bungalows in Singapore today, from the oft mentioned Black and White Bungalow (1900 - 1920s) to the Art Deco Bungalow (Late 1920s - 1930s). These bungalows are often the subject of restoration and A&A to preserve their original character while introducing modern day utilization. Bungalows have a minimum plot size of 400sqm amongst other controls stipulated by the URA (see our following article for more on landed housing controls)

Additionally, there is a sub-category within Detached Houses called Good Class Bungalows (GCBs). These are the most exclusive properties in Singapore, with only 2,800+ units available at 39 gazetted GCBs areas in Singapore. You can learn more about the GCB gazetted areas at URA here. GCBs have a minimum plot size of 1,400 sqm and have even tighter controls than regular bungalows. Collectively, Detached Houses command the highest median price at $9,690,000 in 2021, up from $9,000,000 in 2018 with a 8% growth across the period

2. Semi-Detached Houses

These houses are defined to be a pair of conjoined buildings with a common party wall in-between, and can either be attached side-by-side or back-to-back. The concept of semi-detached houses came about due to developers wanting to maximize single family units in plots of land, while also providing a new and more affordable housing option for those looking to get their own property. Aesthetically, the paired houses usually mirror each other in terms of architectural style, design influences and physical dimensions. However in recent years, we are seeing more semi-ds breaking away from the mold, expressing individual styles of the homeowner

There are currently 22,000+ units of semi-detached houses nationwide, with each having a minimum plot size of 200 sqm. Depending on their layout, the minimum plot width is 8m if they are side-by-side, and 10m if they are back-to-back. The median price for a semi-detached will set you back $4,550,000 in 2021, up by 14% from $3,998,900 in 2018

3. Terrace

Last but certainly not least, there is the terrace house category in Singapore. The term was coined by the URA in the early 1990s to describe terrace-style housing built in the 1950s and 1960s. Terrace units typically comprise a row of at least 3 units, with 2 corners and shared common walls in-between. In the past, central courtyards and airwells were commonly used to combat the lack of lighting and poor circulation associated with these houses. As the years went on, creative ideas were incorporated in modern terraces, replacing traditional solutions that were once employed to introduce light and ventilation into the house

There are two subcategories of terraces: Corner and intermediate terraces. The difference is determined by their positioning along the row of terraces. They are further split into Type I and Type II, each with their respective plot size and width. Terraces have the lowest entry level relative to Semi-Ds and Detached, with a median price of $3,100,000 in 2021. Terraces, however, enjoyed the highest growth from 2018, by 15% from a median price of $2,688,000. Supply for terrace houses is the highest as well, with 40,000 units available in 2021

For each type of housing, it is critical for investors and homeowners to note that there are differing planning & envelope controls for redevelopment purposes. Read article 2 here, more on that topic. In the following section, we delve into historical transactions for landed houses to gleam noteworthy trends about the market

3. Transaction trends (2018-2022)

(i) Landed property will likely remain a strong store of value

Due to land scarcity in Singapore, the supply of landed houses is naturally limited. Supply has remained relatively stable at 73,000+ units since 2018. Supply of total landed residentials in the pipeline have also dwindled across the years, from 3,885 units in Q1’12 to 970 in Q1’22*, which means that private properties will only get scarcer over time, if demand for them continues to grow

Transaction Volume for Landed New Sale & Resale

2021 was a notable year for the resale landed homes market, with a record sales volume of 3,024, of which the largest growth was seen in the terrace category. According to URA, there are currently 10 projects in the pipeline^, yielding a total of 539 new units. Out of those, 68% will be terrace houses, 31% will be semi-detached, with the remaining 1% to be detached houses

*Singstat: Supply Of Private Residential Properties In The Pipeline By Development Status (End Of Period)

^URA: Private Residential Projects in the Pipeline. Only projects with at least 15 units (for landed properties) are included

Demand for landed housing is expected to persist, especially given macro-economic trends in 2021 (e.g. Housing development crisis in China), that should see funds seek safe havens such as Singapore. Continued growth of median income for the top 10th percentile of Singaporeans (8.2% in last 2 years) should lead to strong domestic demand as well. On the other hand, there is an ongoing trend of a decreasing average household size, from 3.51 persons in 2011 to 3.15 persons in 2021. We see this trend as a tailwind for terrace houses, which can easily accommodate smaller, affluent family units whom are seeking landed properties.

(ii) During economic uncertainty, Resale volumes hold strong while new developments taper off

Transaction Volume & Median Price for Landed New Sale & Resale

In 2019, transaction volume of landed residences took a significant correction with the Covid-19 pandemic and impact from the US-China trade war. However in 2020, despite global uncertainties, median prices for resale transactions grew by 8% while the transaction volume bounced back with a growth of 43% over the previous year, particularly for detached and semi-detached houses. New developments are most affected by periods of economic uncertainties, potentially contributed by lack of developer liquidity and less favorable interest rates.

(iii) Districts 16 and 23 are up-and-coming, boosting demand in the OCR

Median Price of Top 7 Districts in Singapore by Transaction Volume

CCR has historically been the top choice for Singaporeans when it comes to purchasing a landed property. Since 2018, we have observed a steady growth in transaction volume from Districts 15 (Katong, Joo Chiat, Amber Road) and 10 (Ardmore, Bukit Timah, Holland Road, Tanglin), with median prices of $4,200,000 and $6,980,000 respectively. Supported by robust sales, these districts took up 13% and 8% of total transaction volume in 2021, and have always been one of the top performing districts since 2018. Notably, the median prices of the houses in District 10 experienced one of the highest growths in 2021 at 20%, due to a number of GCB transactions.

However, we are also observing growing interest in the Outer Central Region (OCR) in 2021. While District 19 (Serangoon Garden, Hougang, Ponggol) has held the top position for highest transaction volume since 2018, other districts like District 16 (Bedok, Upper East Coast, Eastwood, Kew Drive) and 23 (Hillview, Dairy Farm, Bukit Panjang, Choa Chu Kang) have been growing in popularity. Not only have transaction volumes been up by 63% in 2021, but median prices have also increased by 15% in 2021 compared to 2020. The transaction growth in District 16 may be driven by the increasing prices in neighbouring District 15 (Katong, Joo Chiat, Amber Road), which grew by 12% in 2021 to maintain its position as one of the pricier districts in Singapore. Buyers considering homes in locations where the prices have grown too high, may turn their attention to neighbouring locales.

(iv) Not all prime districts top the list when it comes to short-term investment

Properties in prime locations usually hold significant price tags, due to their convenience and proximity to the city centre. When it comes to the most expensive district in Singapore, locations that are top of mind are Districts 9 (Orchard, Cairnhill, River Valley) and 10 (Ardmore, Bukit Timah, Holland Road, Tanglin). However, District 4 (Telok Blangah, Harbourfront) actually commands the highest median price of $13,250,000 in 2021, since most of the transactions came from houses on Sentosa Island that are available for foreign purchases. While District 10 holds the second highest median price in 2021 alongside one of the highest transaction volumes, this is typically not the case for most districts. In areas like District 3 (Queenstown, Tiong Bahru) and 2 (Anson, Tanjong Pagar), transaction volumes are one of the lowest, which may not be ideal for buyers concerned with liquidity.

On the flipside, for older districts such as Districts 22 (Jurong), 18 (Tampines, Pasir Ris) and 25 (Kranji, Woodgrove), they have one of the lowest median prices. Among them, district 22 holds greater potential, with its median price up by 12% in 2021 compared to 2018. Similarly, the median prices of district 17 (Loyang, Changi) and district 27 (Yishun, Sembawang) are up by 24% and 22% in 2021 respectively, achieving one of the higher growths even among districts that are more popular. Since transaction volumes and value of properties in these areas are growing, this shows that there is continued interest and may have more developments in the future. While these are ideal for those exploring options to enter the landed market, they should not expect to offload them any time soon given that their overall transaction volumes are still relatively small compared to other locations.

(v) 999-year leasehold are of equal value with freehold, although freehold wins in saleability

The general consensus is that freehold properties hold the most value, since they can be held indefinitely by the buyer, which is a common misconception. If the property is sitting on a site earmarked for development, it can be taken back by the government, albeit at a compensation of existing market price. On the other hand, we have properties with 999-year leasehold, which are essentially ‘freehold’ properties as well. These properties came about from the British era, for those who had attained success and wanted to leave behind legacy for their later generations, with a compromise that the government was able to take back the land in the future for redevelopment. The transaction volume of freehold properties has always been higher than 999-year leasehold, largely due to the fact that there have been no new 999-year leasehold properties for a long time. When it comes to median prices, freehold properties hold a slight edge over 999-year leasehold, although the gap has been shortening in recent years, and now 999-year leasehold properties generally fetch an equitable value with freehold.

On the other hand, there are 99-year leasehold properties, where despite having similar transaction volume with 999-year leasehold, median prices are much lower, which can be attributed to the limited lifespan that 99-year properties hold. In fact, Singapore Land Authority calculated the average value of leasehold land by pegging it to a percentage of its freehold counterpart. To put it simply, for a plot of land with 99-year leasehold and 50 years in, it is valued at $5 million. But if it was freehold, it would have been $6.7 million. You may find the full table here. The effect of lease decay is greater for 99-year leasehold, is not linear, and accelerates more sharply nearing the end of the lease, particularly from the 60th year onwards. Hence for those looking to pass on their legacy for generations to come, this will be an important consideration, even for 999-year leasehold properties.

4. Conclusion

Overall, we expect landed properties to continue being a prized asset in Singapore. With macroeconomic headwinds across 2022-2023, it is uncertain how prices evolve given rising interest rates, and a stagflationary environment. We do believe however, that the fundamentals of landed property will hold strong given the limited supply and consistently strong demand from Singapore's affluent and selected foreign buyers.

1. Planning controls and land potential

As a landed homeowner, you are in a position most would envy. The land that you own can be repurposed for your family to live in, or can be redeveloped for purposes of selling. In either scenario, you would want to know what is possible. What you can do with your land is determined by the planning controls of several authorities in Singapore. In this article, we will dive into the controls you have to be aware of, as well as the approvals needed before starting any redevelopment process

2. Type of developments

Let’s start with understanding the types of redevelopment that you can do. There are 3 categories that differ in levels of build intensity:

(i) Rebuild

As the name suggests, rebuilding refers to the complete demolishment of an existing home and rebuilding it. Rebuild costs in Q1 2022 range from $283.40/sqft for terraces to $478.50/sqft for detached houses, having risen by 5% across all property types compared to Q4 2021. You can find out more about the construction cost benchmarks from Arcadis here, and their methodology for doing so

Rebuilding a landed property in Singapore can thus, easily cost upwards of $800,000. Note that this is based on Construction Floor Area (CFA), it does not include other costs such as consulting and design fees, external works, GST, site inspections, etc. While it can be expensive, it may be a worthwhile decision if the current house does not maximize the full potential of the land, or is too old or uninhabitable to live in. Depending on the type of property, your project timeframe can last between 1.5-2.5 years (inclusive of regulatory approvals)

(ii) Reconstruction

On the other hand, if you are not going for a full redevelopment, and yet your proposed works exceed 50% of the GFA (Total floor area inside the building envelope to the external walls, excluding uncovered and external areas), it will be classified as a Reconstruction. An exception to note is that for any increases in storey height or change in housing from (e.g. from semi-detached to bungalow), the development will be considered as a reconstruction regardless of the affected GFA. Reconstruction costs are highly dependent on the scope of the work involved, and can take anywhere between 1-2 years to complete

(iii) Addition & Alteration (A&A)

Last but not least, A&A refers to minor renovations that do not alter the home’s existing structure, and do not increase the GFA by more than 50%. These include external walls, structural changes relating to new columns/beams, addition of attic etc. You can find out more regarding this information here. This classification is important to note, as A&A works require lesser planning approvals or permissions from URA, shortening your end-to-end project timeframe. Similar to Reconstruction, A&A costs can vary based on the extent of work. Timeframes can range widely from minimally 6 months for intermediate terraces, to 1.5 years for a bungalow, atop of the requisite months needed for regulatory approvals

Building your home requires a significant amount of time and effort. There can also be additional cost and time drivers depending on where your land is located. For example, certain areas in Singapore with weaker soil structure require piling, so as to create a stronger foundation for your house. This would invariably result in additional costs for the homeowner and a 1-2 month addition to the timeframe. When we consider all the various complexities relating to a build, it is critical for homeowners to find a trusted builder or consultant to advise on the process and avoid surprises mid-project

3. Types of controls

Now, let’s dive into the type of controls governing your property. There are multiple regulatory guidelines dictating what you are able to build:

(i) Zoning Control

To begin, you will first need to know the type of zone that your property is on via URA Space. Your zone can be either a Residential zone or a Landed property zone. Residential zones have varying gross plot ratios (GPR), which is indicated by a number on each plot where applicable on the Master Plan. The higher the GPR, the higher the maximum no. of storeys permissible. In this case, with a GPR of 1.4, the plot above can go up to 5 storeys inclusive of attic. GPRs are determined by surrounding street or technical height controls from airspace restrictions. If your property is under a residential zone, it can potentially be redeveloped for apartments in the future (speak with us if you are interested in exploring this)

If there is no GPR on your plot of land, it will be classified as a Landed Property zone. You will need to check the Landed Housing Area under Control Plans to determine the type and height of property that you can build, which will be indicated in the map, and will have to follow URA’s Envelope Control guidelines. There are 2-storey envelope control housing, and 3-storey envelope control housing. (non-inclusive of basement or attics)

Envelope guidelines define an allowable building envelope based on storey height and building setbacks, which has to be strictly adhered to according to your landed housing area in the URA Space. As of 11 May 2015, pitched roofs are no longer compulsory and mezzanine floors can go above 50% of floor plate with no restrictions on window openings on the front facade. As for attics with roof terraces, they should be at least 3m below the top extent of the building envelope, otherwise only RC flat roofs can be proposed, which are non-accessible except for maintenance purposes. Due to the greater degree of flexibility, this has allowed for more creative planning when it comes to the building facade and interior planning

(ii) Sewerage, Drainage and Water Service Control

Before starting on any development works, there are 3 types of plans that your builder will need to apply to PUB for – Sewerage Information Plan (SIP), Drainage Interpretation Plan (DIP) and Water Service Plan (WSP)

SIP shows the position and alignment of public sewers or pumping mains in the vicinity. If there is a sewer line in your lot, a RC trench will need to be built on top, which can lead to possible build restrictions, as well as cost & time implications. Similarly, if there is a manhole located on your lot, they need to be readily accessible, and thus cannot be covered up with cement or concrete slab, affecting your house layout

As for the rest, DIP indicates any drainage reserves or land that will be reserved for future drainage schemes, while WSP shows the location of the water mains in the vicinity, after which your builder will need to verify all details on site

Generally, if your proposed development includes works affecting sanitary (drainage and plumbing etc.), sanitary M&E (water pumping system, sewage ejector), sewer (any proposed or abandoned sewer/manhole), RC trench or drainage (basement pump drainage system etc.), detailed plans will have to be submitted to PUB for clearance. This is to protect the integrity of the public sewerage and drainage systems, minimize flood risks and ensure that your premises are served by proper sanitation

(iii) Setback Control

Property setbacks refer to the distance between the boundary of your land and the point where you are able to start building works. There are 3 tiers of setbacks with differing levels of importance. Tier 3 sets the general guidelines that all houses should follow, followed by Tier 2, which are above in importance to your typical setbacks. At the top is Tier 1, applied at the street block level, which takes precedence over the rest. There are constant governmental redevelopments going on across Singapore, which means that the most updated lines of road reserves may not always be reflected on the ground concurrently. Hence it is vital to refer to the URA Street Block Plans to ensure that your building works will be approved

Most lots tend to reside next to a minor arterial road, where the common setback boundaries would be 7.5m from the front, and 2m from the side & rear. In the situation where the plot abuts a GCBA (Good Class Bungalow Area), the GCBA common boundary setback requirements will take precedence

For existing irregular or odd-shaped plots, exceptions do apply. The standard 7.5m setback from the front will apply for a width of 8m. Beyond that, a reduced 2m setback may be allowed for the rest of the plot so that the house can achieve a meaningful internal layout. Homeowners should however consult with their builder or consultant to determine the best way to justify any reduced setback desired

For Type II terraces, although they have a set of different guidelines, it is much more straightforward than other properties. No matter which category of road the property is next to, the front setback boundary remains to be 2m throughout, with the same 2m setback for side & rear

(iv) Site Coverage

Site coverage is the footprint of the building and coverage of all building structures that protrude more than 1m from the ground. While applicable to Detached houses only, if the location of your property is within Good Class Bungalow Area (GCBA), your maximum site coverage is 40%. Otherwise, it will be 50% as of August 2022

(v) Planning Control

Planning control relates to the minimum parameters for your plot size, width and depth. This is more relevant to homeowners looking to change the form of their house or to redevelop into several units

There are 2 guidelines depending if your house lies within or outside the Good Class Bungalow Areas (GCBA), which you can find out more here. For GCBs, you will need a minimal plot size of 1,400 sqm, width of 18.5m and depth of 30m. While these guidelines apply to most houses, variations in plot dimensions can be considered. If your house lies within GCBA and comes from amalgamation and subdivision of GCBA lots, one new residual plot with a size of <1,400 sqm will be allowed. For subdivision containing conserved bungalows, your conserved plot should be at least 1,800 sqm and your new residual plot to be no less than 1,000 sqm

For other bungalows, you will need a minimal plot size of 400 sqm and width of 10m, with no requirements on your plot depth. However, to allow for meaningful internal layouts for plots with irregular shape, the absolute minimum width at its narrowest can be 4m, although the average width should remain at least 10m

For semi-detached houses, there is a minimum plot size of 200 sqm. Side-to-side houses have a plot width of 8m, while back-to-back has a plot width of 10m. Should your plot shape be irregular, slight deficiencies are allowed, provided the average width remains at least 8m and the absolute minimum plot width at its narrowest is no less than 4m. However, this deficiency in plot width is restricted to one plot per development only, with all other plots within the same development compliant with the standard guidelines

For terraces, there are two different kinds of planning controls, depending on your plot size and width. For Type I terraces, intermediate terraces need to have a plot size of 150sqm and a plot width of 6m, while corner terraces need to have plot size of 200sqm and plot width of 8m. For Type II terraces, they have the same plot width as Type I terraces, with the difference being that both Type II intermediate and corner terraces have plot sizes of 80sqm. Similar to other type of houses, for terraces which are of irregular shape, slight deficiency in plot width is allowed for one residual plot per development, with an average width of 6-8m (depending on if your house is an intermediate or corner terrace), and a minimum width of 4m

4. Common requirements

Regardless of the type of works you are planning to embark on or the type of house that you have, there are some common requirements that are worth knowing for a homeowner:

(i) Planning Permission

Depending on the nature of your renovation works, planning permission may or may not be needed from URA

For works that do not impact your house structure like conversion of car-porch roof to an open balcony, or enlargement of your rooms, you will not need planning permission from URA. However, when it comes to more major items like earthworks or the construction of a new pavilion, there are strict guidelines to follow before your application to URA

(ii) Household Shelter

Under the Civil Defence Shelter Act, household shelters are mandatory for all houses, with applications for plan approval and commissioning approval submitted before and after shelter works are completed. Even for A&A or reconstruction works to houses with existing shelters, both applications are necessary to ensure that the shelters meet the technical requirements.

(iii) Development Charge

If you are planning to develop more than one house, rezoning your land to a higher value use, or to increase your plot ratio, there may be development charge (DC) depending on the history of the plot

DC can be calculated via the formula above, by taking into account the value of the proposed development (development ceiling), value of the approved development (development baseline) and any exemptions listed in the Planning Act. All of which are dependent on the date of your Provisional Permission, site location, use of the development, zoning etc. Since DC rates are reviewed every 6 months, it is critical that you always refer to the latest information available here. Calculating the relevant DC charges can be an onerous effort for most; consult with your builder or consultant for a better sense on the applicable DC charges for your case

(iv) Tree conservation

Just because it is in your yard, it doesn’t mean that you can take the tree down. There are two areas in Singapore that were gazetted as Tree Conservation Areas (TCA) in 1991, in order to conserve natural heritage and greenery. They are located in the South Central and Eastern parts of Singapore, with detailed information found in the Conservation Area map via URA Space. For removal of trees with a girth of more than 1m, written approval is needed from the Commission of Parks & Recreation. A report from a professional arborist may also be necessary depending on your proposed development, and can cost $150-$600 per tree

5. Conclusion

To sum it off, before you can proceed with your building works, there are many regulatory guidelines to take into consideration, ranging from your minimum plot parameters to controls dictating what you can or cannot do. While we have covered the ground for some of the requirements, there are still many other considerations when it comes to building a house. Variations may arise depending on each situation. To manage the build process end-to-end is typically an intensive effort for homeowners. We suggest for homeowners to seek advice and help where necessary, as well as finding trusted partners to work with you. Continue learning with us in our next article on managing the build process