Private Rooftop Terrace Computed As Part Of Gfa

[Samuel Koh 0]

Hi,

For condominium penthouse unit that computes the private rooftop terrace as part of the GFA - does it mean that I can build over the rooftop area to have coverings? or even to maybe construct an additional room?

[Lauer 15]

Hi,

For condominium penthouse unit that computes the private rooftop terrace as part of the GFA - does it mean that I can build over the rooftop area to have coverings? or even to maybe construct an additional room?

Nowadays, developers and property agents have progressed from marketing a property's built-in to its built-up. For condos and even for landed.

These measurements are not the GFA, although for built-in it could be closer to its definition. GFA has also property tax implication.

Regardless, for condo for whatever its GFA and/or built-in/built-up measurement, it is almost impossible to gain the approval from URA or MCST for a rooftop modification.

Cheers!

[yoongf 11]

The general definition of GFA is "covered area" with a lot of exceptions and detailed clarifications. Roof top terr is not covered from day 1 and thus not included as GFA.

[nerrad 7]

Hi,

For condominium penthouse unit that computes the private rooftop terrace as part of the GFA - does it mean that I can build over the rooftop area to have coverings? or even to maybe construct an additional room?

Dear Sam

You have correctly pointed out the most recent changes in URA's definition for penthouse units' private roof terraces. Only for the latest condominiums (most likely still under construction and not completed yet), the GFA of roof top terraces are being computed very much the same like the balconies' GFA, and they can be 'covered' on the top like how a balcony can be covered on the top. In most cases, developers would have covered the roof terraces for potential buyers for these very new condos that are designed according to the latest codes. Note that URA has a very strict guidelines on how balconies (and the new penthouse roof terraces) can be covered from the sides. To put it simply, they only allow temporary covering that can be opened.

One easy way to tell these new condos from the old ones apart is that these new condos have significantly less private roof terraces, and significantly more large area of 'public' roof gardens. This trend is exactly resulted from this change in URA's definition of private roof terraces' GFA. As they are no longer 'free and unlimited' GFAs for the developer, they can no longer afford to max out large private roof terraces for penthouse buyers in the past. Instead of leaving the rooftop spaces wasted and unused, they turn them into public gardens instead. One such example is the recently-launched 'Highline Residences' in Tiong Bahru.

It is also worrying that how some existing penthouse owners are being confused by these new regulations, thinking that they too can cover their private roof terraces. Unfortunately that is not the case for existing condominiums.

Also do note that some condominiums' management operates differently from URA's guidelines. So it is best to always clarify with the management, if they have already been set up.

URA's circular here: http://www.ura.gov.sg/uol/circulars/2014/Feb/dc14-03.aspx

[Doodie7 0]

Hi,

I have the same issue. I have been reading around and it seems that URA's circular seems to suggest that RT are firstly exempted from GFA, and they will approve if it's not covered on the sides. But we also need approval from building management, BCA, strange thing is BCA website says trellis is exempted, no approval needed. Hmmm.... Any comments?

Under the latest revised guidelines, the covering of outdoor spaces such as PES and private RT will be exempted from computation as GFA. For covering structures over PES and private RT which extend beyond 2m of the external wall of the unit, planning permission from URA is required. URA will assess all proposals on the basis of prevailing development control guidelines to ensure that such structures are not excessively large and are in compliance with the building setback and/or height controls. The covered spaces shall retain a semi-outdoor character. GFA exemption will not apply if the covered area is enclosed at the sides.

Applications to URA for planning permission need not be submitted by Qualified Persons, but home owners should ensure that the erected structure is safe and meets the requirements of other relevant agencies such as the Building and Construction Authority (BCA) and the Fire Safety and Shelter Department (FSSD, SCDF).