En Bloc Fever Collective Sales News Singapore2021-10-14T18:16:37+08:00
En Bloc Sales 2021 Singapore - Latest EnBloc News

En Bloc Singapore 2021

Latest News and Sales

En Bloc Revival Singapore 2021

Developers Shopping List for October 2021

  1. Watten Estate – Tender Close Oct 27

Developers Shopping List for November 2021

  1. Peace Centre MansionTender Extended Nov 9(Developers Top Target)
  2. 32-38D Hillview Terrace – Tender Close Nov 9
  3. Holland Hill Lodge – Tender Close Nov 15
  4. Chuan Park Condo – Tender Close Nov 18
  5. International PlazaTender Close Nov 30

On-Going Collective Sales & Upcoming Launch

  • Orchid Park Condo

  • Kensington Park

  • Manhattan House

  • GB Building

  • Cashew Heights

  • City Plaza

  • Lion Tower

  • Ivory Heights

  • Laguna Park

  • Sixth Avenue Centre

  • Goldhill Shopping Centre

  • People’s Park Centre

  • Parklane Shopping Mall

  • Holland Towers

En Bloc Revival in 2021 – Things To Know and Do Now!

En Bloc Singapore Revival in 2021 Things to Know and Do Now

Collective sales market has been revived in 2021 as developers are looking at private residential properties to satisfy their growing interest in land acquisition.

Developers usually start to pour huge interests in en bloc market when their current inventory runs low and also when things start looking positive all around.

The new launch sales rise in 2020 is one of the positive factor’s despite of the pandemic the world is currently witnessing.

Marketing experts has been observing the on-going developments in the real estate have also pointed out how recent tenders issued under the GLS or Government Land Sales was hotly contested.

One example was the Tanah Merah Kechil Link that attracted as many as 15 bidders and a new record price of $930 psf ppr was set in Tanah Merah.

They further observed that the GLS programme was somewhat conservative which naturally renews interest in the en bloc market.

The GLS supply is usually competitive and many show interests. Furthermore, since it gets hard to compete for small developers, they tend to go en bloc market for generating alternative source.

Developers also tend to lean towards collective sales as there is more variability of the location, tenure can be 999-yr leasehold or freehold which is distinctively different from GLS land sales which are 99 years leasehold tenure.

This then unlocks collective sales arbitrage and is what likely to be seen in 2021-22.

Why Must Sell Your Property En Bloc Now

PropNex En Bloc Services

En Bloc Activities and Property Sales Started Stirring Up in late 2020

En Bloc Fever Temperature Start to Rise After These Sites SOLD!

SOLD Enbloc Fairhaven and Sophia Ville Combine Site

In Early December, Sophia Ville & Fairhaven Sold En Bloc for S$62 million

Enbloc Sold Advance Apartment

It Was Followed by Advance Apartment in Geylang District, It Was Acquired for S$26.5 million

EnBloc Sold Lorong N Telok Karau Site

Almost the End of December, the Combine Site of Lorong N Telok Kurau Found a Buyer and Sold

In a Single Month, 3 Sites Were SOLD!

Just as everyone thought 2020 is a doom scenario for collective sale, Yuen Sing Mansion in Geylang was picked up by a buyer and sold en bloc for S$15.2 million.

It is followed by Sophia Ville & Fairhaven combine site in district 9 which was grab by a developer for S$62 Million.

The largest transaction in the private residential sector was seen in November when Roxy-Pacific Holdings spent S$93 million to buy the Guillemard Road 15 terraced houses.

In November again there was another major sale when 11 houses near Haig Road were sold to a consortium for S$32.8 million.

Towards the end of the year, another en bloc site in Geylang district “Advance Apartment” found buyer and sold en bloc for S$26.5 million.

And 93B, 93C and 95 Lor N Telok Kurau combine site was also sold $23.6m by PropNex when tender closed on 29 December 2020.

These deals showed how much the developers thirst for more lands and will continue their land acquisition in the months to come.

Owner’s Dilemma: Hold, Wait and See or Go Collective Sale?

Property Owner’s Dilemma: Hold, Wait and See or Go Collective Sale?

It is heavy recommended that you go for collective sale at this point. Reason why because this is the en bloc cycle everyone is waiting for.

This is the best time that you can sell your property and at the same time fetch some nice profits in the collective sale market.

As developers have shown their confidence and interests in the residential collective sales recently, this is the right time to put up your properties for sale.

You do not want miss this golden opportunity and 2021 might be the year you have been waiting for.

Consult your marketing agent now: PropNex En Bloc Service

Speed is Everything – Those Who Launch First Will Sell First

En Bloc Sales Speed is Everything

When comes to collective sale, speed is everything. It makes a whole lot of difference.

In en bloc fever 2018, thousands of owners missed their opportunity by launching their collective sites too late in the market.

The sales went down during 2nd quarter onwards as developers have acquired enough lands and then came with the unexpected “cooling measures” implemented by government in July 6.

This causes the developers to lose interests in residential en bloc sales entirely and everything was put to stop.

It is imperative that you and your fellow neighbours when going for collective sale, do it fast and align with same goal collectively.

Do It Fast Like Normanton Park

Owners of Normanton Park made history as the fastest signing for collective sale. (488 Owners)

In Just 11 days, the requisite approval from the owners as well as the sale terms was agreed.

The attractive project was then launched for sale in September 2017 and was sold for S$830.1 Million to Kingsford Huray Development within 4 months of collective sale process.

Go En Bloc Sale with amazing speed, this is how you should do it.

Go En Bloc With Speed

Why Developers Target Small Sites

Developers Top Target en bloc 2021

Since there is an economic uncertainty looming around, small sites eventually tend to be their favourite as it poses “Less Risk Investment”.

Cooling measures such as non-remissible component and Additional Buyer’s Stamp Duty are likely to increase the upfront cost of any developers.

To minimize risk, developers are more likely interested in projects with less than 500 units.

It is understood that collective sale for small and medium projects are easier to organize.

Often, some small sites come with 100% owner’s consensus which reduce the en bloc process time a lot and hassle for the developers.

This is not to say that bigger sites are not attractive to developers totally.  At the right location and the right price, developers can also form consortium to buy big lands that are competitively priced.

Contact Ms. Tracy Goh now for a private and confidential discussion.

En Bloc Sale Process Singapore Step by Step Guide
En Bloc Process
EnBloc FAQ (Frequently Asked Questions)

We Have Collected List of Questions Related to En Bloc Sale and You May Find the Answers All Below

2 Types of Failure: Fail to Launch and Fail to Find Buyer.

Fail to Launch. Collective Sale Committee needs to obtain minimum 80% consent from the owners before the launch of the tender. If the target number is not reach within the time period, then the whole en bloc process ends or fail.

In order to re-initiate the collective process again will take some time. (See Example: Ivory HeightsMandarin Gardens)

Fail to Find Buyer. As per the regulations of the Strata Title Board, a buyer needs to be found within 12 months after obtaining the 80% consent. If a tender fails to attract bids the CSC can launch the property again through a fresh tender offering more incentive to the developers.

The CSC also has the option to enter into a private treaty with developers if they don’t find any bidders. These options have to be exercised within the 12-month period.

After the expiry of the 12-month period the whole process of gathering consent has to be repeated in case the owners want to test the waters again.

For More Information See En Bloc Process 

Once En Bloc is SOLD, they still need approval from STB to issue a Sales Order.  And before a sales order can be granted, the minority is given a chance to object based on grounds of “not in good faith” or other material or valid reasons that can stop a collective sale.

The STB acts a mediator to solve these problems and if the minority insists that they want to take the matter to the high court, then a stop order will be issued.

If the minority decides not to contend further, the STB will issue a sales order. Once granted, they will then proceed the completion of the sale.

If there is 100% owners’ signatures, then STB’s approval is not needed.

It takes between 1.5 years to 3 years for any project to complete the en bloc sale process. Once the property is successfully sold to a developer the proceeds are distributed to the sellers within a period of six months or so.

The owners or their tenants get between 3-6 months to vacate the property from the date of completion. The developer gets the property in vacant possession.

There are mistakes that can result in failure of the initiative. The most common mistake is overpricing the property as this turn off the interest of buyers.

For the recent en bloc fever that lasted only 14 months from May 2017 to June 2018, the developers were hungry and had to replenish their land banks.  Hence, when the collective sale reached $20 billion sales, the government introduced the 6 July 2018 cooling measures to cool down excessive exuberance.

The government has the foresight to be concerned that $20 billion sales is enough to supply new condominiums to Singaporeans who aspire to upgrade from their current properties for the next 5 years.

Hence, the recent government land sales (GLS) had seen some land prices dropping more than 20% in the same location.  Putting an enbloc project up now will mean lower prices for the owners and that will make it even more difficult to convince the owners to sell as prices are lower than expectations.  Hence, it is better for owners to wait for better market sentiments to launch their en bloc projects.

For some owners who thought that their en blocs will sure go through, they  bought their new home too fast before the completion of the sale.

There are some cases the objectors won in high court or in rare cases, developers even aborted the sale. These can cause failure in en bloc sale.

If there are no sale proceeds, the owners end up in financial crises, thus buying a new home too fast before completion is never a good idea.

There are several reasons when en bloc sales end up in the High Court. The most common reason being when individual property or a certain group objects to the collective sale over disagreement with respect to reserve price or method of apportionment.

Dissenting owners usually approach Strata Titles Board with their objections and in most cases STB initiates mediation to solve the disputes. If all efforts at mediation fail, a Stop Order is issued and the case reaches the High Court.

Pre-Application Feasibility Study (PAFS) on traffic impact is required for certain properties before they hit the en-bloc market. This is mandated by the URA (Urban Redevelopment Authority) and the LTA (Land Transport Authority).

This Study is done to understand the impact on the traffic once the old development is razed and a new property comes up adding significant number of dwellings.

The Outline Application and the Development Application under this detail traffic impact and traffic management measures and/or feasible transport improvement plans that shall be implemented in the new development.

At present the PAFS is applicable for properties that are Zoned Residential, Residential cum 1st Storey Commercial and Commercial & Residential properties as per the 2014 Master Plan.

There are series of steps in an en bloc sale that include calling an EOGM, hiring a professional team, discussing the agreement & fixing reserve price, obtaining consent, launching the tender and legally handing over the property.

It can take anywhere between 18 to 36 months for the entire process to materialize provided there is no Stop Order obtained from the Strata Titles Board or the objection reaches the doors of the High Court.

For More Information See En Bloc Process 

The Selective En bloc Redevelopment Scheme or HDB en bloc (Popular Known) is a scheme that has been initiated by the Housing and Development Board in Singapore wherein they select older flats in specific locations which undergo demolition and redevelopment. Under the SERS package flat owners receive rehousing benefits as well as compensation.

The En Bloc market is volatile and there are times of extreme enthusiasm whereas at other times the market is cold.

In en bloc parlance ‘Lucky Star’ refers to those properties that find successful bidder in even when the market is cold.

Such sales have the potential to override the negative sentiments in the market. They facilitate new sales and create a domino effect and hence they are termed as “Lucky Star”.

See Casa Sophia and Sophia View

Singapore being one of the financial centres in the world has seen constant economic boom. It is also one of the favoured transit points in Asia, a great tourist destination, educational hub and a shopper’s paradise.

All this has created a huge need of hotels, restaurants, cafes, financial services etc. As space is scarce in Singapore old commercial structures give their way to new ones.

Old commercial properties are sold collectively to developers to allow them use the space far more efficiently and build taller and roomier structure and maximize the use of plot ratio.

This allows sellers to earn huge premium on their properties compared to selling them individually and investing in their business.

Commercial En Bloc sales are more incentivised for the developers as compared to residential properties.

Commercial en bloc sales allow foreign individual and companies to acquire properties which increase the scale of the market. The hospitality market in Singapore is booming and hence developers have the option of converting commercial sites into hotels (subject to URA approval).

But the biggest incentive for the developers is the relief from ABSD (Additional Buyers Stamp Duty) which is payable only in residential en bloc acquisition.

GLS or Government Land Sales is a simple process compared to en bloc sales. And developers prefer them over en bloc projects due to fast completion as they need not give the owners 3 to 6 months’ time to move out of the properties.

Also, there is no need to demolish any old buildings which will save a lot of money.  However, all GLS land sales for residential properties is on 99 years lease tenure.

In the en bloc market, developers can acquire lands that are freehold in tenure.

En bloc is a French term that literally translates into “collectively” or “all together”. En bloc sales in real estate refer to sale of the entire property by the individual unit holders collectively.

An anti-en blocker is a person or a group in a property who oppose the en bloc sale being initiated by the Collective Sale Committee.

There are many debates to a collective sale.   Often an old building poses some real maintenance issues that can run up to hundreds of thousands of dollars and pro en blocker will prefer to sell and make a profit instead of spending so much money maintaining their estate.  And for many, is good retirement money.

However, the anti-blockers has many sweet memories with an old place; for some, it could be their first marital home, for others, they grew up there and for many who just bought and move in, the convenience of schools for children and the space that comes with it is becoming hard to find and very precious.

For these reasons, they become the “victims of en bloc sale”. Having found their dream home, and being forced to sell their properties through collective sale and even have to pay the seller’s stamp duty are simply too much to bear.

Many anti-en blockers found themselves helpless when 80% owners consented the sale living in the same project and they have to endure much stress and distress during the whole process.

If a buyer is found and sold en bloc, they have to relocate even without their consent.

So the debate continues…..

Collective Sales or En Bloc Sale refers to all the unit holders in the property selling their units collectively to a buyer. This allows them to get a higher price than in the normal realty market.

There must be a consensus among the majority owners for the sale of the property collectively as mandated by the regulations. They also need to agree on the valuation of the property and methods use for the division of the sales proceeds.

The process has to undergo different stages and meet regulatory guidelines.

Once an En bloc tender fails to attract any bids above the reserve price, it automatically goes into a 10 week private treaty where they must find a buyer who will pay the valuation or the reserve price whichever is higher, failing which the collective sale committee will have to reconsider launching another tender if there is still time.  (For a collective sale process, it is necessary to sell the project within 1 year of getting the 80% signatures)

Properties that do not go through the collective sale process and can get 100% consensus to sell are usually small projects, or a stretch of landed properties that come together to sell collectively.

Hence, they will use this private treaty method to sell collectively. This private treaty process is thus not tied to any time frame of getting a buyer.

And if they agree to launch a tender, they are also not tied to any time frame as they did not start the collective sale committee.

Once they have started the collective sale process, it is necessary under the Land Title Strata Act (LTSA) that they have to launch a tender or an auction.

Collective Sales in Singapore is driven by several factors. Owners of old buildings often tend to opt for Collective Sales to avoid increased maintenance cost and the cost of renewing the leases as the balance starts to shrink.

Also, Collective Sales is profitable for owners in prime locations where the demand for land is high.

There are some owners who look at Collective Sales as a way to early retirement when the proceeds from such sales is huge.        

There are various reasons why some owners refuse to sign up for collective sale. Their objection may be due to the lower than expected reserve price being set by the Sale Committee; the payout is not sufficient to compensate their relocation.

For many, they cannot accept the method of apportionment which they find not in their favour.

For some who just moved in less than 3 years, paying the extra seller’s stamp duty (SSD) is really upsetting.

For some, more money does not attract them because they value their homes much more than the payout.

Seller’s Stamp Duty is payable on properties sold within a short term from the purchase. Since the last cooling measures were announced in July 2018 sellers have to pay between 4% and 12% of the selling price for SSD for properties sold within 1-3 years from the date of acquisition.

New property owners are obviously unwilling to pay such high taxes.

En bloc in Singapore is the process where property owners sell their properties collectively instead of selling them individually in the market.

En bloc sales are far more popular in Singapore than elsewhere in the world. In a city like Singapore where land is scarce en bloc sales have become the most popular means for developers to acquire land bank.

En bloc sales also offer sellers good return on their investments. Originally, it started in prime districts 9,10,11 and now has spread to city fringe and all parts of Singapore.

A residential en bloc sale is one where majority of the home owners (80% as required by regulations) collectively launch their property for sale via a tendering process.

The owners set the reserve price for the property and also define the method of apportionment of the receivables. In such sales the owners earn from the sale proceeds based on the size of their units or the share value in the property.

En Bloc sale offers developers an opportunity to redevelop the space and add more units thus opening up the opportunity for increased profitability.

Hence the developers are willing to pay substantially higher price for the property compared to the selling price of the individual units in the regular market.

Property owners can make 50% premium or even more in collective sales than selling their property individually.

See PropNex En Bloc Services

There are several contributing factors that help in certain properties earning the En Bloc potential tag. The three most dominant factors are the price of land in the district, the pattern of ownership and the plot ratio.

If the site has a favourable plot ratio, lower development charges and higher land prices than surrounding areas it earns an En Bloc potential tag. Freehold properties are more favourable in the market as compared to those under lease.

High lease balance is also an incentive for any property. Other factors include size of the plot, shape of the plot, access to major roads, proximity to MRT Stations, zoning as per Master Plan etc.

En Bloc News & Sales

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Huge Collections Of En Bloc News From 2017 to 2021, Including Failed and Unsuccessful Enbloc Sales

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Commercial En Bloc SOLD List

  1. Maxwell House En Bloc SOLD in 2021 (Latest)
  2. Realty Centre En Bloc SOLD in 2019 
  3. Selegie Centre En Bloc SOLD in 2019
  4. Century Warehouse En Bloc SOLD in 2018
  5. Golden Wall Centre En Bloc SOLD in 2018
  6. Waterloo Apartments En Bloc SOLD in 2018
  7. 336 RV En Bloc SOLD in 2018
  8. Chinatown Plaza En Bloc SOLD in 2018
  9. Pei Fu Industrial En Bloc SOLD in 2018
  10. Citimac Industrial Complex En Bloc SOLD in 2017
  11. Goh & Goh Building En Bloc SOLD in 2017
  12. Elite Building En Bloc SOLD in 2017
  13. Tai Wah Building En Bloc SOLD in 2017
Singapore En Bloc SOLD Properties List

En Bloc SOLD in 2021

Total Sales Estimated = S$730 million

  1. Surrey Point
  2. Mount Emily Road 
  3. Maxwell House 
  4. Flynn Park
  5. Ji Liang Gardens

En Bloc SOLD in 2020

Total Sales = S$127.3 million

  1. Lorong N Telok Kurau En Bloc SOLD S$23.6 Million
  2. Advance Apartment En Bloc SOLD S$26.5 Million
  3. Fairhaven & Sophia Ville En Bloc SOLD S$62 Million
  4. Yuen Sing En Bloc SOLD S$15.2 Million

En Bloc SOLD in 2019

Total Sales = S$490 million

  1. Casa Sophia En Bloc Sold S$29 million
  2. Min Yuan Apartment En Bloc Sold S$141 million 
  3. 2–24 Phoenix Road En Bloc Sold S$42.6 million 
  4. Sophia View En Bloc Sold S$9.28 million
  5. Realty Centre En Bloc Sold S$148 million
  6. Selegie Centre En Bloc Sold S$120 million

En Bloc SOLD in 2016

Total Sales = S$1 Billion

  1. Shunfu Ville En Bloc Sold S$638 million
  2. Raintree Gardens En Bloc Sold S$334.2 million
  3. Harbour View Gardens En Bloc Sold S$33.25 million

En Bloc Sold in 2018 

Total Sales = S$10.8 Billion (Est)

  1. Pacific Mansion En Bloc SOLD $980 million
  2. Tulip Garden En Bloc SOLD $906.9 million 
  3. Park West En Bloc SOLD $841 million
  4. Pearl Bank En Bloc SOLD $728 million
  5. Goodluck Garden En Bloc SOLD $610 million
  6. Brookvale Park En Bloc SOLD $530 million
  7. Dunearn Gardens En Bloc SOLD $468 million
  8. Chancery Court En Bloc SOLD $401.78 million 
  9. City Towers En Bloc SOLD $401.1 million
  10. Park House En Bloc SOLD $375.5 million 
  11. Cairnhill Mansions En Bloc SOLD $362 million
  12. Katong Park Towers En Bloc SOLD $345 million
  13. Asia Gardens En Bloc SOLD $343 million
  14. Casa Meyfort En Bloc SOLD $319.88 million 
  15. Landmark Tower En Bloc SOLD $286 million
  16. Golden Wall Centre En Bloc SOLD $276.2 million 
  17. Chinatown Plaza En Bloc SOLD $260 million 
  18. Olina Lodge En Bloc SOLD $230.9 million
  19. The Estoril En Bloc SOLD $223.938 million 
  20. Eunos Mansion En Bloc SOLD $220 million
  21. Hollandia En Bloc SOLD $183.38 million
  22. Makeway View En Bloc SOLD $168 million
  23. Kemaman Point En Bloc SOLD $143.88 million
  24. Waterloo Apartments En Bloc SOLD S$131.1 million
  25. 336 RV En Bloc SOLD $124.10 million
  26. Toho Mansion En Bloc SOLD $120.43 million
  27. Peak Court En Bloc SOLD $118.88 million 
  28. Kismis View En Bloc SOLD $102.75 million
  29. The Wilshire En Bloc SOLD $98.8 million
  30. Villa D’Este En Bloc SOLD $93 million
  31. Balmoral Gardens En Bloc SOLD $83 million 
  32. Pei Fu Industrial En Bloc SOLD $76.25 million 
  33. Cairnhill Heights En Bloc SOLD $72.6 million 
  34. Riviera Point En Bloc SOLD $72 million
  35. Century Warehouse  En Bloc SOLD $48.5 million (Latest)
  36. Katong Omega En Bloc SOLD $46.31 million
  37.  3 Telok Kurau Bungalows En Bloc SOLD $37.89 million 
  38. Pomex Court En Bloc SOLD $37.6 million 
  39. Phoenix Heights En Bloc SOLD $33.1 million 

En Bloc SOLD in 2017

Total Sales = S$8.7 Billion

  1. Tampines Court En Bloc SOLD $970 million
  2. Amber Park En Bloc SOLD $906 million
  3. Normanton Park En Bloc SOLD $830.1 million
  4. Eunosville En Bloc SOLD $766 million
  5. Florence Regency En Bloc SOLD $629 million
  6. Rio Casa En Bloc SOLD $575 million
  7. Serangoon Ville En Bloc SOLD $499 million
  8. Royalville En Bloc SOLD $477 million
  9. Citimac Industrial Complex En Bloc SOLD $430 million
  10. Vista Park En Bloc SOLD $418 million
  11. Mayfair Gardens En Bloc SOLD $311 million
  12. Sun Rosier En Bloc SOLD $271 million
  13. Changi Garden En Bloc SOLD $248 million
  14. Nanak Mansions En Bloc SOLD $201 Million
  15. Crystal Tower En Bloc SOLD $180 million
  16. Parkway Mansion En Bloc SOLD $146 million
  17. Goh & Goh Building En Bloc SOLD $101.5 million
  18. Tai Wah Building En Bloc SOLD $84 million
  19. How Sun Park En Bloc SOLD $81 million
  20. 11 Balmoral Road En Bloc SOLD $73.8 million
  21. Derby Court En Bloc SOLD $73 million
  22. Casa Contendere En Bloc SOLD $72 million
  23. Jervois Gardens En Bloc SOLD S$72 million
  24. Albracca Condo En Bloc SOLD $69 million
  25. One Tree Hill Garden En Bloc SOLD $65 million
  26. Jervois Green En Bloc SOLD $52 million
  27. Elite Building En Bloc SOLD $52 million
  28. Dunearn Court En Bloc SOLD $36 million
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