Gated and guarded communities (“GGCs”) generally refer to residential areas where access is controlled and internal facilities are privately managed. GGCs are primarily regulated under the Strata Management Act 2013 (“SMA 2013”), which provides the legal framework for the management, maintenance and governance of property within such developments. These developments are typically enclosed by perimeter fencing and equipped with security personnel, boom gates or other access-control systems. Beyond enhanced security, GGCs offer residents the benefits of improved privacy, better maintenance standards, and a more organised living environment through shared by-laws and community rules.
Unlike ordinary landed housing areas where local authorities maintain roads, drains and public utilities, GGCs operate under a private management structure. Their common property – including security infrastructure, landscaping, lighting and other shared facilities – is managed and maintained by a Joint Management Body (JMB) or Management Corporation (MC).
The obligations of owners and the powers of JMB/MC are principally governed under the SMA 2013, supplemented in some cases by a deed of mutual covenant (DMC) or similar agreement between the developer and purchasers. Through this framework, residents collectively contribute to maintenance funds to ensure the effective management and long-term sustainability of the community.
In comparison, normal landed housing schemes fall under the purview of the local authority, which remains responsible for maintaining public infrastructure. Any security services in such areas are usually voluntary in nature and have no binding payment obligation.
Through this structure, residents benefit from coordinated management of common areas, clearer by-laws, and a collectively organised approach to maintaining the overall quality of the neighbourhood.
As gated and guarded living continues to gain popularity, it remains essential for such schemes to comply with the legal framework and local authority guidelines. Proper planning and adherence to regulations ensure that the objective of creating a safe, organised, and sustainable community is effectively achieved.
Disclaimer: This article was published by the LBS Legal Team on 10 December 2025 for external distribution.
