Good Class Bungalows (GCBs) are Singapore's most restrictive residential category — only Singapore Citizens may buy them, on plots ≥ 1,400 sqm (15,069 sqft), in one of 39 designated GCB areas. 2025 saw ~36 GCB transactions totalling S$1.36 billion at an average S$2,134 psf (as of 2026-Q1).
Good Class Bungalows occupy the apex of Singapore residential — large freehold detached homes in 39 gazetted areas around Bukit Timah, Holland, and the Central Region, with strict planning rules on plot size, height, and footprint. Ownership is restricted to Singapore Citizens; even PRs and foreigners cannot buy. With fewer than 3,000 GCBs in existence and demand consistently outstripping supply, this is the most illiquid and most prestigious segment of the residential market.
Per EdgeProp\'s 2025 GCB market review, the year saw approximately 36 GCB sales totalling S$1.364 billion at an average S$2,134 psf — broadly in line with 2024\'s 35 transactions but at a lower per-square-foot average (2024: S$2,428 psf). The largest 2025 transaction was a Peirce Road GCB on 80,448 sqft that sold for S$148 million (S$1,840 psf), making it the absolute-price record for the year (as of 2026-05). Younger Singapore-citizen buyers and off-market deals drove momentum.
What Does It Mean?
Good Class Bungalows (GCBs) are the most prestigious category of landed property in Singapore, located in 39 gazetted GCB Areas. They must have a minimum land area of 1,400 sqm and a maximum of 2 storeys, and can only be purchased by Singapore Citizens.
Worked Example
GCBs in prime areas like Nassim Road and Cluny Road have transacted above $30 million. They represent the pinnacle of residential property in Singapore.
Why It Matters
GCBs represent the apex of Singapore residential property. With only 2,800 GCBs in existence and strict regulations preventing subdivision, they are one of the most supply-constrained property classes globally.
Where to Find This on ShiokNest
- Landed Analytics tab
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Official Sources
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GCB planning requirements (per URA Development Control):
- Minimum plot size: 1,400 sqm (≈ 15,069 sqft).
- Maximum height: 2 storeys plus an attic, typically 12 m total height (some areas allow 3 storeys).
- Building footprint: maximum 35% of plot area on the ground floor.
- Setbacks: minimum 7.5m from front, 5m sides, 5m rear.
- Ownership: Singapore Citizens only. PRs and foreigners excluded.
Approximate 2026 price ranges by area:
- Prime D10 (Nassim, Cluny, Dalvey): S$40M–S$80M+ for standard 1,400–2,000 sqm plots
- Bukit Timah (D11, D21): S$15M–S$40M for 1,400–2,500 sqm plots
- East Coast and other (D15, D16 etc): S$12M–S$25M for 1,400–1,800 sqm plots
A 2025 transaction at Dalvey Estate sold for S$41.6 million at S$2,674 psf — illustrating that prime D10 land commands consistent premium even within a quieter aggregate market.
- Confirm citizenship eligibility — only Singapore Citizens can buy. PRs and foreigners (including spouses of citizens, in joint purchases) are excluded.
- Engage a GCB-specialist agent — most transactions are off-market and depend on agent network access; mass-market portals show only a fraction of available inventory.
- Budget for stamp duty: BSD on a S$30M GCB ≈ S$1.8 million (6% top tier on slice above S$3M); ABSD for SC second-property ≈ S$6 million (20% on full price). Total stamp duty often exceeds S$7M on a single transaction.
- Plan renovations/teardowns carefully — URA approval required for redevelopment within GCB rules; demolition-and-rebuild often takes 2–4 years from purchase to occupation.
Frequently Asked Questions
Can PRs buy GCBs?
What are the 39 GCB areas?
Can a PR ever own a GCB?
No. The GCB ownership restriction to Singapore Citizens is absolute. PRs cannot buy individually or jointly with a citizen spouse.
How many GCBs exist in Singapore?
Approximately 2,800 GCBs across 39 gazetted areas. The number is essentially fixed — URA has not gazetted new GCB areas in recent decades.
What's the difference between a GCB and a regular bungalow?
Plot size, area designation, and ownership restrictions. Regular detached houses on plots < 1,400 sqm, or in non-GCB areas, are not GCBs — and can be purchased by PRs or foreigners (with LDAU approval).
Can a GCB be subdivided?
Generally no — GCB minimum plot rules apply post-subdivision, and most plots are already at or near the minimum. Exceptional subdivisions require URA approval and are rare.
What financing is typical for GCB purchases?
Most GCB transactions are heavily cash-funded — high-net-worth buyers, family offices, and citizens repatriating overseas wealth. Bank financing exists but at lower LTVs and tighter underwriting than mass-market residential.
This glossary article is auto-generated from ShiokNest's financial data and updated periodically. Rates and figures are current as of May 2026. Check official sources for the latest.