PART I: Building a home from scratch- misc fees
Hello! I am new to this platform but thought it would be interesting to compile my milestones as my hubs and I rebuild a house together!
Yes, we went through the same decision tree as with most couples- resale hdb or condo (buc vs resale) or landed (newly built vs resale). Eventually, we landed with a corner terrace with about 3800sqft of land space.
✏️ Submitted our OTP in Feb this year. Got our keys in May 2025. Been busy with our first milestone- payment to various govt entities, lawyer and the fun part- discussion with our architect on possibilities. The latter has been challenging and took up quite some time because of the back and forth with URA.
🎄 Just before Christmas, we managed to get clearance on the approved plan- official GFA: 6400sqft! Fyi, we started with 4500sqft for initial draft (without basement). Note: It wasn’t basement that made up the sqft difference- it’s how your architect negotiates with BCA within the rulebook. Don’t risk building something that is not formally approved- might delay overall TOP and/ impact potential future sale.
Fast forward: we are looking to build a small basement (yes digging in 😮, not a full floor), 1st floor, mezzanine, 2nd floor and attic! Full basement (esti +1300sqft) could cost us at least $500k + add 6mths to overall time 😵
✔️ Fun fact 1: For those who are new to landed homes (like me): not all landed homes are built the same. Some can build up to 12m (2 storey + attic) while some can build up to 15.5m (3 storey + attic) in height! Depends on the zoning! I wished we factored more of this while hunting but it’s okay! 😂 Downside is- you might not have as high ceiling as you want. But there’s still ways to make your house feel luxurious and elegantooo- boils down to overall vibe/ choice of materials/ incorporating double ceiling living room etc.
https://www.ura.gov.sg/Corporate/Guidelines/Development-Control/Residential/Semi-Detached-Houses/EC#:~:text=Landed%20houses%20with%20mezzanine%20floors,spatial%20quality%20for%20residential%20living.
✔️ Fun fact 2: When you browse through some real-estate website, they often quote “land size” and “build up” space for the newly built landed homes. We learned that the latter is often exaggerated 🫢. Hence, make sure you go down and see it yourself!
Building a landed home from the ground up involves navigating a variety of fees and government procedures that can often be overlooked by first-time builders. From the OCR content, it’s clear that significant costs include law firm fees, surveyor fees linked to URA and PUB applications, as well as various building plan submission fees required by the SCDF and BCA. These fees, amounting to around SGD 23,000 excluding architect and builder charges, represent critical upfront investments to ensure legal compliance and smooth progression with your construction. Moreover, understanding the zoning rules and height restrictions is essential. As highlighted, different landed properties have specific building height limits, which affect how many floors you can build and the ceiling height inside your home. These zoning constraints significantly influence your architectural plans, such as whether you can add a mezzanine or a basement, and what kind of luxury ceiling effects you can incorporate. In Singapore, the approval process can be rigorous, involving back-and-forth communication with URA and other authorities to obtain final plan clearance. The official Gross Floor Area (GFA) approved often differs from initial estimates, as was the experience when the author’s plan was amended from 4500 sqft to an approved 6400 sqft including the basement. A helpful tip for prospective homeowners is to visit properties in person rather than relying solely on build-up area figures quoted on real estate websites, which are sometimes exaggerated. Seeing the site allows you to assess spatial quality, verify conditions, and better understand any zoning implications specific to your chosen property. Taking time to research and budget for these miscellaneous fees and regulatory processes at the start of your building journey helps avoid costly surprises later. Working closely with an experienced architect and legal advisors who understand local building codes can simplify the complex approval paths. Ultimately, these investments of time and money set the foundation for a successful and compliant home build that aligns with your vision and lifestyle.
