Three layers
| Layer | What it is | Where to check |
|---|---|---|
| 1. Zoning | What the Master Plan intends for the land | URA SPACE, Master Plan layer (free) |
| 2. Approved use | What URA has permitted for this unit and storey | URA SPACE; Enquiry on Approved Use, S$54.50 |
| 3. Actual use | What the occupier does today | A site visit |
Decide on layer 2, the approved use. Not the zoning alone, and not what the last tenant happened to be doing.
Every conserved address on Shophouse Finder has its own page with URA's approved use, storey by storey. Find an address.
The zones you will meet
| Zone | Means |
|---|---|
| Commercial | Offices, shops, restaurants |
| Commercial & Residential | Mixed: shops and offices, with homes |
| Residential with Commercial at 1st Storey | A shop below, homes above |
| White | A mix of uses, left open |
| Hotel | A hotel |
Zoning can change
In 2015, part of Geylang was rezoned from Residential / Institution to Commercial / Institution. For stamp duty, the land went from residential to non-residential: no ABSD and no seller's stamp duty. The same land, different buyers, a different value.
Questions
How do I check what a shophouse is approved for?
On URA SPACE, under Property Use and Approval, Allowable Use for Shophouses. For a written answer, buy an Enquiry on Approved Use from URA (S$54.50 a unit).
Is the zoning the same as the approved use?
No. The zoning is the plan for the land; the approved use is the permission for one unit and storey. A Commercial-zoned shophouse may still have a storey approved as a home.
Sources
- URA SPACE: ura.gov.sg
- URA, Enquiry on Approved Use: eservice.ura.gov.sg
- URA, Master Plan: ura.gov.sg