How to Calculate Property Density

Property density is commonly measured in

1. Units per acre (UPA) or
2. Plot ratio (floor area ratio - FAR) depending on local zoning regulations.

Below are the standard calculations:

1️⃣ Units Per Acre (UPA) Calculation

Formula:

\text{Density (UPA)} = \frac{\text{Total Units}}{\text{Land Area (acres)}}

Example:

If a development has 500 units on 10 acres of land:

\frac{500}{10} = 50 \text{ UPA}

This means the project has a density of 50 units per acre.

2️⃣ Plot Ratio / Floor Area Ratio (FAR) Calculation

Formula:

\text{Plot Ratio (FAR)} = \frac{\text{Total Built-up Area (sqft)}}{\text{Land Area (sqft)}}

Example:

If a project has a built-up area of 500,000 sqft on 100,000 sqft of land:

\frac{500,000}{100,000} = 5.0

A 5.0 plot ratio means the total building floor area is five times the land area.

How to Determine High-Density Development Using UPA & FAR

The classification of high-density developments varies by location, zoning laws, and urban planning guidelines. However, general benchmarks can help determine if a project is low, medium, or high density based on Units Per Acre (UPA) and Floor Area Ratio (FAR).

According to Malaysia how much UPA consider high density?

In Malaysia, the classification of residential density varies based on local planning guidelines and urban development policies. Here’s a general overview:

General Density Classifications:

• Low Density: Typically less than 100 persons per hectare (approximately 40 persons per acre). 

• Medium Density: Between 101–300 persons per hectare (approximately 40–120 persons per acre). 

• High Density: Above 301 persons per hectare (approximately 120 persons per acre).

Source: Kuala Lumpur Structure Plan 2020 

Specific Guidelines:

• Kuala Lumpur City Hall (DBKL): For free market projects, the density limit is set at up to 400 people per 0.4 hectares (one acre), translating to approximately 1,000 persons per hectare. For 100% affordable housing schemes, the limit is higher, allowing up to 1,000 people per 0.4 hectares. 

• Penang State: The allowable density has been increased from 87 units per acre to 128 units per acre, with specific guidelines on unit size and pricing. 

• National Guidelines (2013 Draft): Proposes maximum densities of 60 units per acre for areas under District Councils, 80 units per acre for areas under City Halls or Town Councils, and 90 units per acre for Transit Oriented Developments within those areas. 

It’s important to note that these classifications can vary based on local authorities and specific development plans. Developers and planners should consult the relevant local planning departments to obtain accurate and up-to-date density guidelines for specific areas.

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• According to Malaysia how much FAR consider high density?

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• In Malaysia, Floor Area Ratio (FAR)—also known as plot ratio—is a key metric used to regulate building density. It represents the ratio of a building’s total floor area to the size of the land upon which it is built. Local authorities set FAR guidelines based on factors such as land use, location, and infrastructure capacity. 

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• General FAR Classifications:

• • Low Density: FAR up to 1:2 

• • Medium Density: FAR between 1:2 and 1:4 

• • High Density: FAR above 1:4

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• Note: These classifications can vary depending on specific state or municipal guidelines.

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• Examples of FAR Regulations in Malaysia:

• • Kuala Lumpur: The Kuala Lumpur City Plan 2020 sets a maximum plot ratio of 1:10 for both commercial and residential developments in certain areas. 

• • Kedah: Local authorities have set the plot ratio to a maximum of 1:3. 

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• It’s important to consult the specific local planning guidelines for accurate FAR classifications in a given area, as these regulations are tailored to the unique needs and characteristics of each locality.

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