New Upper Changi Road Condo Guide: What the 64m SHD Height Cap, 2.8 Plot Ratio and 5-Storey Low-Rise Zone Tell Buyers

Before anyone bid for the New Upper Changi Road land, URA fixed the limits of what could be built there. These planning parameters are the first hard facts about the project a buyer can use. They set the maximum size and height of the development, although they do not show what the developer will actually design. This guide goes through each parameter, from the New Upper Changi Road site height limit and plot ratio to the unit estimate, and what it tells you. The land award is covered separately in the 4 September 2026 award article.

The planning parameters in one table

Parameter	URA figure	What it constrains
Land use zoning	Residential	A housing scheme. The particulars list no commercial or transport component.
Site area	30,769.0 sq m (final area subject to cadastral survey)	The footprint available for blocks, landscaping and facilities
Gross plot ratio	2.8	How much floor area may be built relative to site area
Maximum gross floor area (GFA)	86,154 sq m	The upper limit of built floor area
Maximum building height	64m SHD	The upper limit of building height, measured against the Singapore Height Datum
Low-rise zone	5 storeys	Part of the site where buildings are capped at 5 storeys
Estimated housing units	1,010	URA's estimate. URA says the developer's actual number may vary.
Lease	99 years	The land tenure the homes will carry

The figures agree with each other: 30,769.0 sq m multiplied by a 2.8 plot ratio is about 86,153 sq m, in line with the 86,154 sq m maximum GFA URA published.

Reading "64m SHD" correctly

URA notes that the building height is based on the Singapore Height Datum (SHD). The cap is a height relative to that datum, not a height above the site's ground level, and it is not a number of storeys. URA's particulars do not give the site's ground level, and floor-to-floor heights depend on the design. So the cap cannot be turned into a storey count. For this land parcel, the number of storeys is not announced until the developer's scheme is approved. Be wary of any "up to X storeys" figure that does not cite an approved plan.

What the 5-storey low-rise zone means for stacks

URA's particulars pair the 64m SHD cap with a low-rise zone limited to 5 storeys. In practice, part of the site will carry low-rise buildings while the rest can go higher, up to the overall cap. The annex does not say where the low-rise zone sits, how big it is, or which boundary it faces. Those details decide which stacks are low-rise, which blocks look over which neighbours, and where facilities might go. Until an approved site plan shows the zone, do not assume anything about orientation, views or block count. The floor plans page will show layouts only once plans for this parcel are released.

Why GFA and the 1,010 estimate are not unit sizes

You could divide 86,154 sq m of GFA by 1,010 homes to get an "average" unit size, but the result would be misleading. GFA is a planning measure of built floor area, not the strata area on a sales brochure. The 1,010 figure is URA's estimate, and URA states the developer's actual number may vary. The final unit count, the split between bedroom types and each type's size are all developer decisions not yet published. The unit-type table lists every size as not announced yet.

For the same reason, the land price cannot tell you the flat price. The awarded tender price is a land cost per square metre of GFA. The price page will not show a figure until the developer publishes a dated price list.

What to look for next, in order

1. An approved site plan showing blocks, storeys and where the low-rise zone sits.
2. A published unit mix with bedroom types and strata areas that add up to a final unit count.
3. Floor plans and stack diagrams matched to the New Upper Changi Road parcel and the awarded developer entities.
4. A dated preview and price list, which the showflat page will record when released.

Until then, the planning parameters are the most reliable facts about the future homes. They tell you the upper limits of the scheme, but not the product itself. For the parcel's record, see the project details page.