Singapore's CORENET X: What Clients Need to Know

The Singapore construction industry is on the cusp of a significant transformation. The Building and Construction Authority (BCA) and Urban Redevelopment Authority (URA) have announced the implementation timeline for CORENET X, a revolutionary digital submission system that will fundamentally change how building projects are approved and managed. As architects and industry professionals, we believe it's crucial for our clients to understand both the opportunities and challenges this transition presents.

Understanding CORENET X: A New Era of Digital Construction

CORENET X represents more than just a software upgrade—it's a complete reimagining of Singapore's construction regulatory framework. The system introduces a gateway-based approval process that mirrors the natural progression of building projects, from initial design through construction to final completion. This new approach replaces the current fragmented submission process with an integrated, BIM-centric workflow that promises greater efficiency and coordination.

The philosophy behind CORENET X is straightforward: create a unified digital environment where all stakeholders—architects, engineers, contractors, and regulatory agencies—can collaborate seamlessly. By mandating Building Information Modeling (BIM) submissions in the IFC-SG format for larger projects, the system ensures that all parties work from a single source of truth, reducing errors and miscommunication.

Critical Dates and Timeline Framework

The implementation schedule has been calibrated to allow the industry adequate time to adapt, and at the time of writing (June 2025) it looks like this:

Phase 1: Large Projects (1 October 2025)

• Mandatory submission via CORENET X for all new projects with Gross Floor Area ≥ 30,000m²

• This affects major commercial developments, large residential complexes, and significant industrial facilities

• Projects below this threshold are encouraged to voluntarily adopt the system

Phase 2: Universal Implementation (1 October 2026)

• All new projects must submit through CORENET X, regardless of size

• This includes single-family homes, small renovations, and minor additions

• The entire industry will be operating under the new framework

Phase 3: Complete Migration (1 October 2027)

• All ongoing projects must transition to CORENET X

• Projects with existing approvals under CORENET 2.0 will remain valid

• Only outstanding approvals will need to be obtained through the new system

The Promise of Streamlined Efficiency

From our perspective, CORENET X represents a tremendous improvement over the traditional submission process. The current system, with its multiple touchpoints and repetitive tasks, has long been a source of frustration for both professionals and clients. By consolidating submissions into three main gateways—Design, Construction, and Completion—the new framework eliminates redundancies and creates a more logical workflow.

The gateway structure closely reflects project reality. Instead of juggling separate submissions to different agencies at various stages, teams can now focus on comprehensive, coordinated submissions that address all regulatory requirements simultaneously. This integration is particularly valuable as projects become increasingly complex, requiring early attention to coordination between architectural, structural, and MEP systems.

Critical Considerations for Project Planning

However, clients must understand that this streamlined process doesn't necessarily mean faster project delivery—at least not initially. The requirement to integrate all agency requirements into a single Design Gateway submission creates new challenges that demand careful consideration.

The Design Phase: More Critical Than Ever

The most significant misconception we anticipate is that combining submissions will accelerate the design phase. In reality, the opposite is true. The Design Gateway now requires resolution of issues that previously could be deferred to later stages, or tackled progressively This front-loading of design work means:

• Extended design timelines: Teams need more time to coordinate and resolve all disciplinary requirements before submission

• Increased resource requirements: More design professionals may be needed simultaneously rather than sequentially

• Adjusted fee structures: The redistribution of work across project phases necessitates corresponding adjustments to consultant fee apportionment

We cannot stress enough that a longer, more thoughtful design planning stage is fundamental to project success. Attempting to rush through this phase will inevitably lead to costly delays and revisions later.

Construction Commencement: A New Paradigm

Under CORENET X, the Construction Gateway must be cleared before any building works can commence (with the exception of piling works if the optional Piling Gateway is utilized). This represents a significant change from current practice, where construction can technically begin before final Building Plan approval—though this has never been recommended.

This requirement means project teams must:

• Plan for sufficient lead time to clear the Construction Gateway

• Ensure all technical details are fully resolved before breaking ground

• Coordinate more intensively to prevent delays in construction commencement

Impact on Design-Build Delivery

The new framework will particularly affect Design-Build projects. Currently, design consultants often rely on contractors to provide detailed technical information, especially for MEP systems, after contract award. With CORENET X requiring full BIM coordination before construction approval, this approach becomes impractical.

We foresee two potential outcomes:

• Design-Build projects may become less attractive unless Early Contractor Involvement (ECI) practices are adopted

• The industry may shift toward more collaborative delivery methods that bring contractors into the design process earlier

Preparing for Success in the CORENET X Era

As we guide our clients through this transition, several strategies emerge as critical for success:

1. Adjust Project Timelines

Build additional time into the design phase to accommodate comprehensive coordination requirements. What previously took 6 months may now require 8-9 months, but this investment pays dividends in smoother construction and fewer variations.

2. Embrace Early Coordination

Engage all consultants and key stakeholders from the project's inception. The days of sequential consultant engagement are over—integrated design requires integrated teams from day one.

3. Rethink Procurement Strategies

Consider how your project delivery method aligns with CORENET X requirements. Traditional Design-Bid-Build may actually become more efficient than Design-Build unless contractor involvement is secured early.

4. Invest in BIM Capabilities

Whether working with consultants or building internal capabilities, ensure your project team has robust BIM expertise. This is no longer optional—it's fundamental to project success.

A Level Playing Field for Innovation

Perhaps most excitingly, CORENET X creates unprecedented opportunities for innovation and competition in Singapore's construction industry. As even experienced firms must "learn from scratch," smaller, more agile practices that efficiently adopt new tools and workflows may find themselves surprisingly competitive.

This democratization of the playing field promises to elevate the entire industry's standards of skill and professionalism. As Singapore continues to position itself as a regional hub for construction expertise, these enhanced capabilities will create exportable knowledge and services that benefit the broader service economy.

Looking Forward: Partnership in Transformation

The transition to CORENET X represents both a challenge and an opportunity. While the learning curve may be steep and the initial adjustment period demanding, the long-term benefits—reduced redundancy, improved coordination, fewer errors, and more predictable project outcomes—justify the effort.

As your architectural partners, we're committed to navigating this transition together. We're investing in training, upgrading our systems, and refining our processes to ensure we can deliver the same high-quality design services within this new framework. Most importantly, we're here to guide you through the implications for your specific projects and help you make informed decisions about timing, procurement, and project delivery.

The future of construction in Singapore is digital, integrated, and collaborative. By understanding the requirements and opportunities of CORENET X now, we can work together to ensure your projects not only comply with new regulations but leverage them for competitive advantage. The key is to approach this change not as a regulatory burden but as an opportunity to build better, smarter, and more efficiently than ever before.