Office Space Standards in Singapore: Layout, Compliance, and Leasing Tips

Planning an office space in Singapore involves more than securing a physical location. Businesses must understand regulatory requirements, allocate space efficiently, and choose a layout that supports daily operations. 

From URA zoning rules and BCA compliance to cost planning and industry-specific needs, this guide provides a practical overview to help you select, design, and lease an office that supports both compliance and business growth.

Understanding Legal and Zoning Compliance

Before signing any lease or starting your space planning, ensuring your chosen property meets Singapore’s legal standards is essential. Understanding zoning laws set by URA and safety and accessibility codes from BCA is a foundational step in office setup.

1. URA Zoning Guidelines for Office Use

Singapore’s Urban Redevelopment Authority (URA) defines what each property can be used for. Offices are typically permitted in buildings zoned “Commercial,” “White,” or in certain “Business Park” developments. Using a residential or industrial unit as an office without approval can lead to fines and eviction.

Startups tempted by lower industrial rents should note URA’s 60/40 rule: only 40% of a B1 industrial space can be used for office work, and only if it’s ancillary to approved industrial activities.

If your desired property isn’t zoned for office use, you’ll need URA’s Change of Use approval, which can take weeks and isn’t always granted.

2. BCA Compliance and Building Code Basics

Singapore’s Building and Construction Authority (BCA) ensures that office spaces meet structural and safety codes:

• Floor loading: Offices must support at least 2.5 kN/m².
• Fire safety: SCDF-approved escape routes, fire extinguishers, alarms, and sprinklers are mandatory.
• Accessibility: Wheelchair access is compulsory in modern buildings.
• Air-conditioning: Most buildings cut central air-con after 6pm; after-hours usage may cost extra.

Always confirm that your intended unit has valid building approvals and complies with the Fire Code.

3. MOM and other Government Requirements

Under the Workplace Safety and Health Act (WSHA), overseen by MOM, employers are responsible for maintaining safe working environments. WSHA imposes a rigorous, proactive safety management regime on all workplaces in Singapore, including offices. 

Compliance involves risk management, clear role responsibilities, incident reporting, adherence to codes of practice, and readiness for enforcement actions by MOM. This framework ensures that office environments remain safe and healthy for all occupants. 

Office Space Planning: How Much Do You Really Need?

In Singapore, where real estate is expensive and tightly regulated, efficient office space planning ensures you’re neither overpaying for unused floor area nor squeezing your team into uncomfortable conditions. Here’s how to get it right.

1. Calculating Space Per Employee

The common benchmark is 100 to 140 sq ft per employee, covering workstations and shared facilities. Here’s a rough breakdown:

• Tech/startups: 100–130 sq ft — designed for collaborative, flexible work styles
• Finance/legal: 140–215 sq ft — accommodates private offices, meeting rooms, and storage
• Call centres: 80–100 sq ft — compact seating with high occupant density

These estimates include shared amenities like meeting rooms, break areas, and corridors. Always consider the nature of your work, privacy needs, and client interaction frequency when determining these figures.

2. Layout Strategies That Work

Choosing the right office layout has a direct impact on team productivity and space efficiency:

• Open Plan: Best for creative or agile teams, this setup encourages communication and maximises floor area but may need acoustic controls.
• Private Offices: Ideal for confidential roles like legal and financial services, ensuring client privacy and focused workspaces.
• Hybrid: Combines open areas with enclosed spaces, suitable for teams that need both collaboration and concentration zones.

In all cases, aim for natural lighting, proper ventilation, and ergonomic furnishings. Modular furniture systems can help you adapt the space as your business grows.

3. Typical Space Allocation by Industry

Different industries have distinct workflows, privacy needs, and space usage habits. The table below outlines common space benchmarks and layout preferences across sectors operating in Singapore.

4. Planning for Growth and Flexibility

Future-proofing your office helps avoid costly mid-lease relocations. Consider:

• Team growth projections: Plan for headcount increases over your lease term.
• Remote/hybrid models: If part of your team works remotely, you may reduce desk count through hot-desking.
• Space flexibility: Utilise modular layouts or begin in a co-working space, while keeping expansion options open.

Short-term leases or serviced offices provide agility, while a slightly larger leased unit may serve you better if growth is predictable. Always assess your business trajectory before making a commitment.

Planning Office Space While Starting Your Business

If you’re still in the early stages of launching your business, your office setup should reflect your flexibility and growth potential. Startups and new companies often benefit from short-term leases, coworking options, or modular layouts as they scale.

For a full view of everything you need to launch correctly, from incorporation to post-setup tasks, explore our guide to starting a business in Singapore. It covers office requirements, compliance steps, and operational essentials.

Navigating Singapore’s Leasing Landscape

Leasing office space in Singapore requires a thorough understanding of the terms, conditions, and associated costs. This section covers what decision-makers need to know, from lease structures to location strategy and agent engagement. 

1. Understanding Commercial Lease Terms

A commercial lease typically lasts 3 to 5 years, with some flexibility in newer developments or through co-working providers. Tenants usually pay a security deposit equal to 3 months’ rent and a stamp duty of 0.4% of the total lease value. Landlords may offer a rent-free fit-out period, but may also require reinstatement of the unit at the end of tenancy. Always review terms related to renewal options, subletting, and reinstatement obligations before signing.

2. Comparing Office Districts by Budget and Brand Fit

Singapore’s key office locations vary widely in cost, convenience, and image. For instance:

These locations offer a wide range of leasing costs depending on building grade, location, and amenities, with central areas like Raffles Place and Orchard Road commanding higher rents. In contrast, fringe areas like Paya Lebar and One-North provide more cost-effective options.

3. Engaging Leasing Agents or Property Consultants

A reliable agent helps navigate listings, identify URA-compliant units, and manage lease negotiations. They can also flag buildings with restrictive covenants or hidden costs. During inspections, evaluate each space for:

• Ceiling height and natural lighting
• Existing power and data infrastructure
• Ventilation and A/C systems

The right agent adds value by saving time and ensuring your lease supports your business strategy.

4. Cost Planning: Budgeting for Your Office

Budgeting for your office involves more than just calculating the monthly rent. In Singapore, where space comes at a premium, it’s vital to consider all the associated expenses that impact your total occupancy cost. Proper cost planning ensures your lease decision supports long-term sustainability and growth.

Your total cost includes more than rent:

• Security deposit: 2–3 months’ rent, held until the lease ends
• Stamp duty: 0.4% of the total lease, payable to IRAS
• Fit-out: Ranges from $30–$100+ per sq ft, depending on whether you’re using basic partitions or full custom interiors
• Utilities: Electricity, A/C, and internet typically add S$1.50–$2.50 psf/month
• Maintenance: Many leases require tenants to cover building service charges, especially in strata-titled or Grade B properties
• Parking: Costs can run from S$180–$400/month per lot in the CBD and should be factored in if your team drives

For cost-sensitive firms, consider units with existing fit-outs to avoid renovation expenses. Also, explore co-funding schemes. The Monetary Authority of Singapore (MAS) offers grants to fintech firms, while JTC provides rental support in business parks for qualifying R&D and tech companies.

Create a detailed budget that accounts for both one-time setup costs and ongoing monthly obligations. This helps avoid surprises and ensures your office investment aligns with business priorities.

Best Practices by Business Type

Not every office functions the same. The layout, space allocation, and location you choose should reflect your business type and work processes. Here’s how different sectors typically approach office planning in Singapore:

Startups and Tech Firms

Startups and tech companies typically thrive in fast-paced, collaborative environments. These teams benefit from adaptable, open spaces that support rapid growth and encourage innovation.

• Space Style: Open layouts and breakout zones encourage creativity and speed of collaboration.
• Location Strategy: Co-working spaces in Tanjong Pagar, Bugis, or One-North are popular due to their flexibility and startup ecosystems.
• Key Priorities: High-speed internet, 24/7 access, scalability. Hot-desking and hybrid work models help optimise the footprint.

Legal and Financial Services

Professional service firms require secure, private environments that reflect credibility and trust. Their offices often serve as venues for confidential meetings and formal interactions.

• Space Style: Partitioned offices with meeting rooms for client privacy and secure document storage.
• Location Strategy: Grade A buildings in Raffles Place or Shenton Way support a professional image.
• Key Priorities: Confidentiality, controlled access, acoustic separation, and formal reception areas.

Creative Agencies and Media

Creative industries flourish in inspiring, flexible spaces that mirror their brand identity. These companies often prioritise design, atmosphere, and adaptability over corporate formality.

• Space Style: Loft-style offices or conservation shophouses provide a unique, brand-aligned environment.
• Location Strategy: Fringe CBD areas like Duxton, Joo Chiat, or Jalan Besar offer character and affordability.
• Key Priorities: Open studios, flexible project spaces, relaxed zones for brainstorming and client pitching.

Aligning your office environment with your business model enhances both internal workflows and external perception.

Make Your Office Space Work for Your Business

Office planning in Singapore requires more than picking a convenient location but also about ensuring compliance, aligning with your workflow, and planning for change. Confirm URA and BCA regulations early to avoid legal issues, then tailor your space based on team size, privacy needs, and growth projections.

When leasing, factor in all costs beyond rent, like fit-outs, stamp duty, and utilities, to avoid budget shocks. Consider flexible layouts or co-working spaces if your headcount is likely to shift. And always choose a location that reflects your brand and operational needs.

Smart office decisions today lay the groundwork for smoother operations, a stronger team culture, and scalable business growth.