Good Class Bungalows, or GCBs, are a special category of luxury bungalows in Singapore that can only be found in designated areas known as GCB areas. They represent the pinnacle of Singapore’s landed housing market, offering unparalleled exclusivity, spaciousness, and prestige.

If you are currently looking to purchase a GCB to live in or for investment purposes, it’s important that you understand not just the features of the property itself but also the GCB area where it is located as well. Each district offers a unique blend of amenities, ambience, and community that can significantly influence your living experience and the property’s long-term value. Hence, it’s crucial to choose an area that is best suited to your lifestyle needs and preferences.

To help you with this, we have come up with this dedicated guide that describes the key features of the various GCB areas in Singapore, and the unique characteristics that distinguish one area from another.

What is a GCB: A Quick Review

As a reminder, GCBs are landed properties in Singapore that are vastly different when compared to other landed properties, like detached bungalows and semi-detached houses. The minimum land size for GCBs is a defining characteristic. This allows for features like expansive gardens, private swimming pools, and other luxurious outdoor amenities.

Features	Detached Bungalow	Good Class Bungalows
Minimum Land Size	400 square metres	1,400 square metres
Site Coverage	50%	House footprint cannot exceed 45% of the land area
Price Range	From around S$6 million to S$40 million, depending on size, location, and age	Typically starts from S$25 million and can go up to S$100 million or more
Locations	Multiple districts across Singapore	Located only in designated GCB Areas

 

As covered in our GCB guide, GCBs can only be located in any one of 39 specific designated GCB areas in Singapore, gazetted by the Urban Redevelopment Authority (URA) as Good Class Bungalow areas or GCB areas. 

These gazetted areas are located within 5 residential districts only — Districts 10, 11, 20, 21, and 23. Those looking to purchase a GCB will have to decide between each of these districts when choosing a location to live in. 

Distinctions of the 5 GCB Districts

Choosing the right neighbourhood is crucial when buying a GCB, as it significantly impacts your living experience and the luxury property’s long-term value. The prime residential areas which make up the GCB districts have different characteristics and features, offering a unique appeal and catering to different preferences.

Here is some useful information about each of the 5 GCB districts in Singapore, as well as some of the more iconic and distinguished spots located within those districts.

District 10

District 10 is a prime residential region located near several entertainment hubs, including the famous Orchard Road shopping belt as well as the Central Business District (CBD). District 10 is often considered one of the most affluent districts in Singapore, with some of the top luxury landed properties and biggest GCBs in Singapore.

This district has a total of 27 areas gazetted by the URA for GCBs and is home to almost 70% of the GCBs in Singapore, including the most expensive ones. Examples of these areas include Belmont Park, Cluny Hill, Fourth/Sixth Avenue, and Nassim Road.

Due to its prime location and the fact that the majority of GCBs are located there, owning a GCB in District 10 is seen as a symbol of wealth and prestige. Many affluent and influential people aspire to live there as a result.

Prestigious Schools

District 10 is also home to some of Singapore’s top schools, making it a popular choice for families seeking to provide their children with a high-quality education. These prestigious schools include:

• Nanyang Primary School
• Raffles Girls’ Primary School
• National Junior College
• Hwa Chong Institution

Investment Potential

Properties in District 10, especially GCBs, are highly sought-after and tend to hold their value well over time. This makes it an attractive investment for those seeking long-term capital appreciation. The scarcity of land, coupled with the district’s prime location and prestigious reputation, contribute to the strong demand and resilience of property values in this area.

Recreation

District 10 is surrounded by vast green spaces, including the Bukit Timah Nature Reserve, providing residents with a beautiful natural environment. It is also the place where you can find Bukit Timah Hill, the highest hill in Singapore, standing at 164 metres. The district also boasts iconic landmarks like the Singapore Botanic Gardens, a UNESCO World Heritage Site, offering residents a tranquil escape amidst lush greenery and diverse flora.

Beyond nature, residents can enjoy various recreational spots, including:

• Singapore Island Country Club
• The American Club
• Dempsey Hill
• Holland Village

Dempsey Hill

Dempsey Hill was the site of a nutmeg plantation in the 1850s and a British colonial barracks for over a century. It went through several transformations over the decades and was later redeveloped in 2007 into a lifestyle hub for both locals and tourists. Today, its proximity to several GCB areas makes it a convenient and attractive destination for residents seeking a quick escape.

Dempsey Hill is home to a large number of restaurants serving a variety of local and international cuisines. Examples include Candlenut (the world’s first Michelin-starred Peranakan restaurant), Ippoh Tempura Bar (Japanese cuisine from Osaka), and Long Beach Seafood Restaurant (premium live seafood). 

The place is also known for its vibrant nightlife scene as well, boasting a number of contemporary watering holes. Examples include The Rabbit Hole (garden bar specialising in gin concoctions), Margaritas (Mexican drinks), and The Wine Company (red and white wine from all over the world).

Apart from dining and nightlife, Dempsey Hill also offers a wide range of retail and lifestyle activities for both adults and children. For example, you can shop for high-fashion apparel at Dover Street Market Singapore, indulge in a pedicure or massage at Trimmings, or enjoy a session of gymnastics with your kids at The Yard.

Holland Village

Originally founded by Singapore’s Dutch community in the 1900s, Holland Village, also known as “Holland V”, was initially established to house British Army personnel and their families. Over time, the area underwent several transformations and has now become a vibrant and cosmopolitan neighbourhood, brimming with trendy cafes, restaurants, bars, and lifestyle amenities. This bustling hub offers a convenient and enticing escape for those living in GCBs in the area. It has also become a creative hub for local artists and musicians as well.

One distinctive characteristic of Holland Village is the wide variety of cafes, restaurants, and bars that can be found there. Examples include Tai Cheong Bakery (Hongkong cuisine), La Nonna (Italian cuisine), Cha Cha Cha (Mexican cuisine), Wala Wala Cafe Bar (local cafe pub), and Baden (German cafe pub).

Apart from dining and nightlife, Holland Village is also home to a diverse range of retail and lifestyle businesses as well, ranging from Indonesian Batik fashion to luxury homeware to full-body workout sessions. It also has a number of modern art galleries as well, such as TAKSU, a Southeast Asian-themed gallery showcasing contemporary paintings.

District 11

District 11, situated in the central part of Singapore, is also regarded as a prime residential area. It has 7 areas gazetted as GCB areas, such as Bukit Tunggal, Camden Park, Eng Neo Avenue, Raffles Park, and Swiss Club Road.

The landed properties, particularly GCBs, located in District 11 are in high demand due to their proximity to a variety of amenities as well as the Central Business District, making them a prime choice for affluent Singaporeans. At the same time, the district is also an expatriate-friendly choice for those seeking high-quality rental GCBs.

Prestigious Schools

District 11 is also home to several top schools, such as:

• Singapore Chinese Girls’ School
• St. Joseph’s Institution
• Anglo-Chinese School

Investment Appeal

Beyond owner-occupation, District 11 presents a compelling landed property investment opportunity for GCB owners. The area is highly expatriate-friendly, with a strong demand for high-quality rental properties. This translates to attractive rental yield potential for GCBs in the district.

Amenities

District 11 offers residents a wide array of amenities catering to diverse needs:

• Medical Hubs: Novena is a renowned medical hub with several hospitals and specialist clinics, providing GCB residents with convenient access to top-notch healthcare. 
• Food Paradise: District 11 is a haven for food lovers, with a diverse range of dining options. Newton Hawker Centre is a popular destination for local delights, offering a vibrant and authentic culinary experience. The district also boasts numerous cafes, restaurants, and bars catering to various tastes and budgets.
• Shopping & Entertainment: Residents have easy access to shopping malls like United Square and Velocity @ Novena Square, offering a variety of retail and entertainment options. 
• Places of Worship: District 11 caters to residents of various faiths with its diverse places of worship, such as Phor Beng See Temple and Novena Church.

As for transportation, the district has numerous bus routes and is served by the North-South and Downtown MRT lines.

Among the areas within District 11, two of the more well-known locations are Novena and Newton.

Novena

Novena is located in central Singapore, just a few kilometres from the busy Orchard Road shopping belt. Named after the Novena Church, it comprises a mixture of high-rise condominiums and landed properties, including GCBs. The property trend in Novena is generally robust, with landed properties holding their value well due to the area’s central location, dining, shopping, and retail amenities.

One of its main attractions is Velocity@Novena Square, which was rebranded and transformed from the previous Novena Square Shopping Mall into a sports-themed shopping mall. The mall now boasts an outdoor basketball court at the entrance and shops, including popular retailers like Royal Sporting House and World of Sports.

Novena is also widely recognised as a medical hub in Singapore with its many medical facilities that provide a range of top-quality healthcare services for both the young and the old. It is home to several hospitals, including Tan Tock Seng Hospital and Mount Elizabeth Novena Hospital, as well as several specialist centres, such as the Novena Medical Centre and the National Skin Centre.

Newton

Similar to Novena, Newton is also a bustling district located in the central region of Singapore with several landed properties, including GCBs.

Newton’s main attraction is the Newton Hawker Centre, a popular destination for both locals and tourists alike. It is home to over 100 food stalls offering a wide variety of food, ranging from Hainanese chicken rice to laksa to satay.

Because of this, Newton has become an iconic landmark in Singapore’s food scene and a must for those who want to experience the local food culture.

District 20

District 20 is a residential district comprising neighbourhoods in Ang Mo Kio (AMK), Bishan, and Thomson.

This district is known for its family-friendly environment, with several schools, parks, and community centres located throughout it. It is well-connected to several MRT stations and major roads and has several popular shopping malls, such as Junction 8 and AMK Hub. This makes GCBs in the area highly sought-after by families seeking a balance of tranquil living, convenient amenities, and a strong sense of community.

Outdoor Amenities

For those residing in the landed properties near Windsor Park, outdoor activities are abundant. Families can enjoy scenic hikes or leisurely walks along the trails of MacRitchie Reservoir or even try their hand at kayaking in the reservoir’s calm waters. The nearby Bishan-Ang Mo Kio Park also offers ample green spaces for picnics, cycling, and simply enjoying the outdoors.

Although District 20 comprises a mixture of housing types, such as HDB flats, high-rise condominiums, and landed properties, it only has one place for GCBs, called Windsor Park.

Windsor Park

Windsor Park is located in the central region of Singapore and is known for its lush greenery and tranquil surroundings. It is also located near MacRitchie Reservoir, which is a popular spot for activities such as hiking, jogging and kayaking. This GCB district is ideal for those who enjoy living amidst nature and engaging in outdoor activities.

Plus, Windsor Park is also home to the Singapore Island Country Club, one of Singapore’s most prestigious country clubs.

District 21

District 21 comprises Upper Bukit Timah, Ulu Pandan, and Clementi Park.

This district is mainly known as an education hub, as it contains several well-known educational institutions, including the National University of Singapore (NUS), Singapore Polytechnic, and Ngee Ann Polytechnic.

At the same time, District 21 is also home to lush greenery and suburban shopping centres for those not currently in school. Convenient access to major expressways like the PIE and AYE, along with nearby MRT stations on the Downtown and East-West lines, further enhances the connectivity of this district, making properties in this neighbourhood both accessible and valuable.

District 21 has 3 specific areas in this district that have been gazetted by the URA as GCB areas – Binjai Park, Kilburn Estate, and King Albert Park:

• Binjai Park: This exclusive enclave is known for its tranquil ambience and verdant surroundings. GCBs in this area often boast larger plots and mature trees, offering residents a sense of privacy and serenity amidst nature.
• King Albert Park: This GCB area enjoys excellent connectivity, with close proximity to the King Albert Park MRT station and a variety of retail and dining options.

Binjai Park, Kilburn Estate, & King Albert Park

Binjai Park, Kilburn Estate and King Albert Park are all quite similar in that they are known for their tranquil surroundings and lush greenery, making them ideal places for those seeking landed properties like GCBs within District 21.

They are also all close to various amenities, such as supermarkets and shopping malls, providing residents with convenient access to daily necessities.

In addition, King Albert Park is near the King Albert Park MRT station, providing residents with easy access to other parts of the city.

District 23

Last but not least, we have the final district on our list – District 23. This district comprises Bukit Panjang, Choa Chu Kang, and Bukit Batok and is mainly characterised by its peaceful surroundings and lush greenery. The last remaining gazetted GCB area is located in this district – Chestnut Avenue. This area is known for offering some of the more affordable GCB options, making it an attractive entry point for those seeking landed properties in a tranquil environment.

Outdoor Amenities

Chestnut Nature Park, one of Singapore’s largest nature parks, is a major draw for GCBs in this area. With its extensive network of hiking and cycling trails, scenic picnic spots, and rich biodiversity, the park provides ample opportunities for outdoor recreation.

Investment Potential

While District 23 may not be as centrally located as Districts 10 or 11, it offers a different kind of appeal for GCB buyers. The quieter environment, combined with ongoing redevelopment plans and infrastructure improvements, presents an opportunity for long-term capital appreciation. As the district continues to evolve and mature, GCBs in this area are likely to see increased demand and value appreciation.

Chestnut Avenue

In Chestnut Avenue, you will be able to find the most affordable GCBs compared to other GCBs in Singapore, with many of them being single-storey landed properties suitable for further redevelopment.

Similar to the rest of District 23, Chestnut Avenue is known for its peaceful surroundings and lush greenery. It is also near Chestnut Nature Park, which features various nature trails and outdoor recreational activities, making it a popular spot for families and outdoor enthusiasts.

At the same time, Chestnut Avenue is also located near various amenities such as supermarkets and shopping malls, providing residents with convenient access to daily necessities.

What Makes Each District Unique

When it comes to choosing the best GCB districts, understanding the unique features of each landed property area is crucial. This section provides a comparison table, allowing you to easily compare GCB districts based on aspects like lifestyle, amenities, and investment potential. This information will empower you to make an informed decision that aligns with your preferences.

District	Key Features	Ideal For	Investment Factors for GCBs
District 10	– Prestigious address – Close to Orchard Road & CBD – Top-tier schools – Tranquil ambience	– Families seeking top schools and a central location – Buyers seeking status and high capital appreciation	– High demand, limited supply, and proximity to prime amenities drive strong appreciation
District 11	– Central location – Excellent connectivity – Medical hubs – Vibrant F&B scene – Good schools	– Expatriate families – Those prioritising convenience and access to amenities	– Strong rental yield potential due to expatriate demand – Good capital appreciation prospects
District 20	– Family-friendly environment – Good schools – Abundant parks and nature reserves – Strong community feel	– Families with young children – Nature lovers – Those seeking a tranquil lifestyle	– Potential for long-term value growth due to a family-friendly environment and redevelopment plans
District 21	– Education hub – Good connectivity – Mix of established and new GCB areas	– Families with older children – Those seeking proximity to educational institutions	– Good balance of accessibility and exclusivity – Potential for value appreciation
District 23	– Peaceful surroundings – Lush greenery – Larger plots – More affordable GCBs	– Nature enthusiasts – Those seeking a quieter lifestyle – Buyers looking for value	– Potential for higher capital growth as the district develops and matures

 

How to Choose the Right GCB District

Choosing the right GCB area is a crucial step in the buying process, as each district offers a unique blend of lifestyle, amenities, and investment potential. For instance, family-friendly GCB areas like Districts 10 and 20 offer excellent schools and a nurturing environment for children. Meanwhile, GCB areas with access to nature, such as Districts 20 and 23, provide ample opportunities for outdoor recreation and a tranquil lifestyle. This GCB district buyer’s guide will help you navigate the key characteristics of each district and match them to your needs.

Conclusion

In this guide, we highlighted the main distinctions of each GCB district in Singapore, as well as some of the more popular areas within those districts. When it comes time for you to purchase your own GCB, remember to look at the districts that have the most amenities that interest you, whether that be nature access, school proximities or shopping.

We hope that this guide will serve as a valuable resource for you when it comes to GCB areas and will help you decide which is the best one to choose when the time comes for you to purchase your new home.