In Singapore, every site is approved for a specific use in accordance to land zoning. Changing an approved use of a premises to another use may cause amenity problems to neighbouring premises in the area. Unless specifically exempted, planning permission for a change of use is required when there is a change in the use is from one use class to another use class or the change of use involves uses which do not fall into any use class.
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Considerations for Property Use
Depending on your business use and the type of property you have in mind, you may need to apply for planning permission. For example, you want to set up a up a showroom or tuition center in an industrial building or restaurant in a particular commercial building.
Click below link for :
- URA Use Classes to see whether the intended usage requires planning permission
- URA Master Plan to check existing land zoning
- Development Control (DC) guidelines to check for the existing approved usage.
When is Change of Use required?
Planning approval is required for the Change of Use:
- From one Use class to another Use class
- From one Use Class to to an Unclassified Use and vice versa
- Between two Unclassified Uses
There is no need to apply for planning approval is the change is from one use to another use within the same Use Class, unless there are special planning conditions imposed for the sites.
How and Whom to apply?
Depending on the nature of the proposed change, you would need to apply for approval from relevant authorities for a change of use of a premise in Singapore, such as:
1. Urban Redevelopment Authority (URA)
- For planning permission if you are planning to change the use of industrial land to another category, such as commercial, residential, or mixed-use, the application is typically submitted to the URA. The URA will review the application to ensure that the proposed change complies with land use policies, the zoning of the area, and the intended industrial/commercial use
- For industrial space, the URA enforces the 60/40 Rule (industrial vs. non-industrial use) and assesses whether the proposed change aligns with the zoning and land-use policies.
- URA reply can be given as fast as 10 days (provided complete and accurate supporting documents are submitted). Otherwise, it may take longer.
- Check URA e-Services portal to identify zoning classification for a specific site.
- Apply for Change of Use to URA via GoBusiness Singapore
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Note there may be Land Betterment Charge (LBC) payable if the land value is enhanced from the new activities. The LBC is a tax on the increase in value of land arising from a chargeable consent (e.g. planning permission) given in relation to a development of any land.
2. JTC or HDB
- If the property is under purview of JTC or HDB (e.g., HDB commercial units, industrial spaces), the application for Change Of Use will need to be obtained from these authorities.
- Click here for Link to JTC Application for Change Of Use
3. Singapore Land Authority (SLA)
- Change of Use for tenanted or licensed state properties.
- The SLA is involved if the change of use affects the land tenure, such as a leasehold conversion or modification. They also handle the Land Betterment Charge (LBC) calculation if the land’s value increases due to the change of use.
- If your application results in a land-use change (such as from industrial to commercial), SLA will assess the financial impact and charge applicable betterment fees.
- The tenants of State properties are still required to seek clearance from relevant government agencies (e.g. SCDF, Building & Construction Authority, National Environment Agency, Land Transport Authority, Singapore Food Authority) for their proposals.
- No change of use and A/A works shall commence without SLA’s prior approval and clearances from the relevant technical agencies.
4. Building and Construction Authority (BCA)
- If the change of use involves renovation or building works (e.g., adding office space or converting a factory into a showroom), you may need to apply to the BCA for approval of the necessary building plans and structural changes.
- Submit building plans via CORENET if structural modifications are required.
- Engage a Qualified Person (QP) (e.g., architect, engineer) to ensure compliance with building codes.
5. National Environment Agency (NEA)
- Clearance of pollution control or new license is required for specific uses (e.g., food establishments, industrial activities)
- Link to NEA Industrial Siting Consultation : https://epms.nea.gov.sg/
6. Singapore Civil Defence Force (SCDF)
- Submit fire safety plans if the new use affects escape routes or fire safety systems
- Apply early, as this is the biggest hurdle.
- https://www.scdf.gov.sg/e-service/fire-safety-and-building-professionals
7. Land Transport Authority (LTA)
- Obtain approval/clearance for Change of Use proposals and proposed Addition/Alteration of existing parking places and lots
- Apply for Change of Use to LTA via GoBusiness Singapore
8. Public Utilities Board (PUB)
- For conversion of industrial space to dormitory (sanitary and hygiene purpose)
- https://www.eservices.pub.gov.sg/bpp/account
9. Ministry of Manpower (MOM)
- For conversion of industrial space to dormitory
Required Documents
- Property details (address, current use, and proposed use).
- Floor plans, Location plan and any proposed alterations (if applicable).
- No Objection Letter or Consent from other parties (if applicable, such as MCST or owners).
- Impact assessment (if the change affects neighboring properties or infrastructure)
- Please give an allowance of at least 4 – 12 weeks processing time to get all the approval (some may require longer up to 4 – 6 months if the case is complex).
Post-Approval Requirements
Once the change of use is approved by all the relevant authorities, you will then be required to comply with any stipulated conditions, including possible building upgrades, renovation deadlines, safety regulations, or adherence to new land-use terms.
Professional Assistance
Please engage a Qualified Person (QP) or Registered Architect (RA) or Professional Engineer (PE) who specialises in the field of civil and structural works to advise and handle all clearance and submissions required instead of doing it on your own as they have the expertise to navigate the complex requirements. The timeline for change of use can take from 4 – 6 months as there are many stages of clearance and approval required from relevant authorities before renovation can start. Hence, please plan the timeline properly.
