How F&B Operators Can Check URA Guidelines for Dine-In Use
- cannyprop
- Aug 2
- 2 min read
Before you sign a lease or set up your next café, central kitchen, or restaurant in Singapore, one of the most critical steps in your due diligence is to check the URA (Urban Redevelopment Authority) land use zoning and approved use of the property.
Why is this important? Because not every commercial or industrial unit is approved for F&B dine-in operations—and failing to comply can result in licence rejection, fines, or even business closure.
Here’s a step-by-step guide on how to check URA guidelines to ensure your chosen unit is suitable for dine-in F&B use:
✅ Step 1: Understand What You’re Looking For
You need to determine:
If the property is zoned for commercial or industrial use
Whether the unit is approved for “Restaurant” or “Canteen” use (these allow dine-in)
If you plan to have seating, you’ll need the property to have URA-approved use for dine-in (not just “takeaway” or “food processing”)
🔍 Step 2: Check URA Space Use via the URA SPACE Portal
Visit: https://www.ura.gov.sg/maps
This official platform helps you search any location in Singapore and view land zoning and allowable uses.
How to Use It:
Click “Start Exploring”
Enter the property address or postal code in the search bar
On the left panel, turn on “Land Use Zoning” to see if it’s Commercial, Industrial, etc.
Check “Approved Use” or “Proposed Use” under the Property Info tab
If it’s listed as “Restaurant” or “Canteen,” dine-in is typically allowed. If it's listed as “Takeaway F&B,” you may not be permitted to install seats without applying for a change of use.
🧾 Step 3: Request Property Use Confirmation via URA INLIS
Use URA’s INLIS system to purchase the official land use info: Website: https://www.inlis.gov.sg
Select “Property Use and Zoning” reports
Pay a small fee (~$5-$15) to get official confirmation of the approved use
This document is useful for licensing, lease negotiations, and planning submission.
🏢 Step 4: Check with the Landlord or Management
Even if URA permits restaurant use, your landlord must also allow it. Some buildings (especially strata-titled ones) have internal restrictions on:
Grease traps
Exhaust ducting
Heavy electrical loading
ORA (Outdoor Refreshment Area) usage
Tip: Ask the landlord for a copy of the URA approval or previous tenants’ licence if available.
⚠️ Step 5: Apply for Change of Use (if necessary)
If the unit is not currently approved for restaurant or dine-in use, you can apply to URA for a Change of Use.
This is a formal process and requires:
Floor plan submission
Fire safety & ventilation compliance
Support from landlord/MCST
Approval is not guaranteed, especially in industrial-zoned properties or those near residential zones.
Final Thoughts
Doing proper URA due diligence before committing to a lease will save you thousands in renovation, avoid regulatory issues, and ensure a smoother licence application process. If you’re unsure, always engage a commercial property consultant or licensing expert who can guide you.
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