Welcome to your comprehensive resource on the En Bloc Sale Process in Singapore – your all-in-one guide to navigating the complexities of collective sales in one of the world’s most vibrant real estate markets.

Whether you’re a property owner considering a sale, a potential buyer, or just keen to understand more about how en bloc sales work in Singapore, this page is designed to provide you with all the essential information and guidance you need.

En bloc sales, a pivotal mechanism for urban redevelopment in Singapore, involve the collective sale of multiple property units to a developer for the purpose of redevelopment.

This process not only catalyzes the transformation of aging properties into modern developments but also often results in significant financial returns for the sellers.

Navigating through this process requires a clear understanding of legal procedures, financial considerations, and strategic planning.

Here, you’ll find detailed insights into each step of the en bloc process, from the initial stages of forming a collective sale committee to understanding the legal requisites, garnering the required owner consents, managing public tenders, and finally, executing the sale.

Our goal is to equip you with the knowledge to make informed decisions whether you’re directly involved in an en bloc sale or are exploring investment opportunities.

2026 legislative update: MinLaw’s announced reforms include lower consent thresholds for developments aged 40 and above, a 35% requisition threshold to initiate an attempt, a six-month signature collection period and a three-year restriction period following specified failed attempts.

Their application depends on commencement and transitional provisions. The thresholds and deadlines below describe the existing framework; the appointed solicitor should confirm which regime applies to the development. MinLaw’s collective sale reform announcement

Total Collective Sales

From 2017 to 2026

S$31 Billion Est

Stages of an En Bloc Sales Process

Step 1: First EOGM — Elect the Collective Sale Committee

Step 1 Elect the Collective Sale Committee

Request the Meeting

Under the existing framework, owners can requisition an Extraordinary General Meeting (EOGM) with either:

At least 20% of total share value; or
At least 25% of the total number of subsidiary proprietors.

This is support to call a meeting, not consent to sell.

Elect the Committee

At the first EOGM, owners:

Vote on forming the Collective Sale Committee (CSC).
Elect 3–14 committee members, subject to special rules for developments with three or fewer subsidiary proprietors.
Consider authorising the CSC to appoint the marketing agent and solicitor.

Candidates must meet eligibility requirements and disclose actual or potential conflicts of interest.

After a failed attempt: A two-year waiting period is not compulsory in every case. Specified events trigger higher requisition thresholds during that period.

Step 2: CSC Appoints the Marketing Agent and Solicitor

The authorised CSC compares proposals and appoints the professionals.

Marketing Agent

Assess redevelopment potential.
Recommend a reserve price.
Prepare the marketing strategy.
Conduct the tender and evaluate offers.

Solicitor

Draft the Collective Sale Agreement (CSA).
Explain owners’ rights and obligations.
Verify signatures and consent.
Handle sale documents, approvals and completion.

Independent Valuer

Provide the required development valuation.
Assess the proposed distribution of sale proceeds.

Appointment authority: If the CSC has not been authorised to appoint the agent and solicitor, the appointments must be made at a general meeting before CSA signing begins.

Step 3: Second EOGM — Approve the Sale Terms

Owners consider and approve three key items.

Reserve Price

The minimum authorised sale price.

Key considerations include:

Land area, tenure and remaining lease.
Plot ratio and planning restrictions.
Redevelopment potential.
Comparable land sales.
Land Betterment Charge and any lease-extension premium.
Development costs and market demand.

Method of Apportionment

The formula for dividing sale proceeds among owners.

It may consider:

Share value.
Strata area.
Valuation.
A combination of factors.

Owners should receive an explanation and indicative proceeds for their units.

Collective Sale Agreement

The solicitor explains:

Reserve price and distribution formula.
Professional fees and shared expenses.
CSC powers and limits.
Sale deadlines.
Completion and handover terms.

CSA signing starts after the necessary resolutions are passed.

Step 4 Obtain the Required Owner Consent

Development age	Minimum consent
Less than 10 years	90% by share value AND strata area
10 years or older	80% by share value AND strata area

Both calculations must meet the threshold.

The relevant latest TOP—or Certificate of Statutory Completion if no TOP was issued—determines the development’s age.

Signature Deadline

Obtain the required majority within 12 months of the first valid CSA signature under the existing framework.

Cooling-Off Period

Five days after signing, excluding Saturdays, Sundays and public holidays.
Withdrawal requires the prescribed notice.
Personally serve it on the appointed solicitor before 5pm on the final day.
The statutory withdrawal right applies only once for the same CSA.

The prescribed signing-progress notices must be updated at intervals of no more than four weeks.

Step 5: Launch for En Bloc Tender and Find Buyer

Before Launch

Hold an owners’ update meeting with at least seven days’ notice.
Explain consent levels, the sale proposal and process.

Public Sale

Launch through public tender or public auction.
Market the site to prospective buyers.
Obtain the required independent valuation at closing.
Evaluate price, conditions and the buyer’s ability to complete.

If No Acceptable Sale Is Secured

A private sale contract may be entered into within 10 weeks of tender or auction closing.
Any reserve-price reduction requires the necessary authority and owner consent.
A relaunch may be considered within the applicable deadlines.

Hold the required owners’ meeting after tender or auction closes—or after a private contract, where applicable—to explain the offers and sale terms.

Step 6: Obtain the Collective Sale Order

Apply to STB

Where consent is below 100%, apply to the Strata Titles Boards (STB) for a collective sale order.

Under the existing framework:

Secure a buyer and file the STB application within 12 months after achieving the required CSA majority.
With valid unanimous consent, an STB sale order is generally unnecessary.

Prepare the Application

The solicitor handles:

Sale agreements and consent records.
Meeting minutes.
Independent valuation reports.
Required advertisements and notices.
The purchaser’s relationship declaration.

Handle Objections

Eligible parties generally have 21 days from service of the prescribed notice to object.
STB seeks to mediate objections.
If unresolved objections lead to a stop order, applicants must apply to the High Court within 14 days to proceed.

Meeting the consent threshold does not guarantee approval. Good faith and statutory protections for objecting owners still apply.

Step 7: Complete the Sale and Receive the Proceeds

Once approvals and contractual conditions are satisfied:

Complete the property transfer.
Receive proceeds under the approved distribution formula.
Settle mortgage liabilities, required CPF refunds, fees and applicable taxes.
Check the individual completion statement.

Check the Payment Terms

Gross sale proceeds are not the same as net cash received.
Some contracts retain part of the price until handover.
Any temporary stay after completion depends on the agreement.

A 95% payout or three-to-six-month rent-free stay is not automatically guaranteed. Follow the agreed sale terms.

Step 8: Hand Over the Property

Prepare to Move

Arrange replacement accommodation.
Coordinate any tenancy issues with the solicitor.
Remove belongings and settle utilities.
Return keys and access devices.
Deliver vacant possession by the agreed deadline.

For a statutory collective sale, affected tenancies generally end by the vacant possession date if no earlier date is agreed. Separate contractual or compensation issues may still require attention.

Receive the Remaining Balance

Obtain confirmation of handover.
Complete outstanding financial adjustments.
Receive any retained proceeds according to the contract.

Most Asked Questions

What is The 5 Day Cooling Off Period For En bloc?

The 5-day cooling-off period in the context of en bloc sales in Singapore is a mandatory waiting period that follows the signing of the Collective Sale Agreement (CSA) by the property owners.

This cooling-off period allows owners who have signed the CSA to reconsider their decision and, if they choose, to withdraw their agreement to sell without facing any penalty.

The purpose of this cooling-off period is to ensure that owners have adequate time to reflect on their decision to participate in the en bloc sale and to provide an opportunity to back out if they have any second thoughts or reservations.

This cooling-off period is part of the regulatory framework governing en bloc sales to protect the interests of property owners, ensuring that their consent to sell is given thoughtfully and without undue pressure.

The rule applies regardless of the number of owners or the size of the property involved in the en bloc sale. If an owner decides to withdraw from the CSA during this 5-day period, they must typically notify the sale committee or their legal representative in writing.

After the 5-day cooling-off period has elapsed without any withdrawals, the sale process can proceed to the next stages, which include seeking further approvals, marketing the property for sale, and eventually completing the transaction if a buyer is found and all conditions are met.

What is Land Betterment Charge and How It Will Affect Collective Sale

A Land Betterment Charge (LBC), also known as a development charge, is a fee imposed by government authorities on property developers in Singapore when they enhance the use of some land or increase its value through redevelopment.

This charge applies when the new development increases the value of the land due to a higher permissible Gross Plot Ratio (GPR) or a change in land use that permits more profitable purposes, as authorized under the Planning Act.

How Land Betterment Charge Affects Collective Sales:

Increased Costs for Developers: LBC increases the total acquisition cost for developers who purchase land through collective sales. This can affect the feasibility of such projects, as higher costs may deter bids or reduce the bidding price.
Valuation of the Sale Price: The reserve price in a collective sale might need to accommodate the potential LBC, which could make the property less attractive if it significantly increases the cost of development.
Negotiation Leverage: Knowledge of the potential LBC can impact negotiations during a collective sale. Owners might need to adjust their expectations regarding the sale price, especially if the redevelopment potential of the site suggests a high LBC.
Influence on Redevelopment Plans: Developers might alter their redevelopment plans to minimize the impact of the LBC, potentially leading to less ambitious development projects or changes in the planned use of the site to ensure profitability.
Market Dynamics: The imposition of an LBC can cool the enthusiasm for collective sales, especially in a soft real estate market. Developers might be less willing to undertake large projects if they anticipate high additional costs due to LBC.

In summary, while the LBC is intended to ensure that the community benefits from increases in land value due to rezoning or increased density, it can complicate the financial dynamics of collective sales, affecting everything from the asking price to the design and scope of the redevelopment.

Can The Buyer Abort En Bloc Deal in Singapore Collective sales?

Aborting En Bloc Transactions: Rights of Buyers in Singapore

Yes, a buyer can abort an en bloc deal in Singapore, but the circumstances and implications depend on the specifics of the sales agreement and the stage at which the transaction is in the en bloc sales process.

En bloc sales in Singapore are governed by a legal framework that outlines the process from the collective agreement of the owners to sell the property, through to the public tender process, and finally to the completion of the sale.

The Sale and Purchase Agreement (SPA) between the property owners (collective sellers) and the buyer typically contains clauses that specify conditions under which either party can terminate the deal. These conditions may include:

Due Diligence Failures: If the buyer discovers issues during the due diligence phase that significantly affect the property’s value or redevelopment potential, they may have grounds to abort the transaction.
Failure to Obtain Necessary Approvals: Deals often include clauses that allow termination if critical approvals from regulatory bodies, such as the Urban Redevelopment Authority (URA) for redevelopment plans, are not obtained within a specified timeframe.
Financing Issues: If the buyer is unable to secure financing or meet the financial terms stipulated in the SPA, they may have to terminate the deal.
Breach of Contract: If either party breaches the terms of the SPA, the aggrieved party may have the right to terminate the agreement.

If a buyer decides to abort the en bloc deal, they may forfeit any deposit paid as part of the tender process, depending on the terms of the agreement. The specifics of the consequences for aborting a deal will depend on the contractual details negotiated between the sellers and the buyer.

It’s essential for all parties involved in an en bloc sale to carefully review and understand the terms of the SPA, including the conditions under which the agreement can be terminated, and to seek legal advice to navigate the complexities of these transactions.

What Happen If Developer Bid Below the Reserve Price

If a developer bids below the reserve price during an en bloc sale in Singapore, several outcomes are possible depending on the specific rules set by the collective sale committee and the overall market conditions:

Rejection of the Bid: Typically, if a bid falls below the reserve price, it is automatically rejected. The reserve price is set as the minimum acceptable amount that the owners agree to sell the property for. It acts as a safeguard to ensure that the property is not sold for less than its perceived market value.
Negotiations: In some cases, if the bid is close to the reserve price and market conditions are challenging, the collective sale committee might choose to negotiate with the bidding developer to see if a higher offer can be reached. This is less common but can occur in a buyer’s market where selling options are limited.
Re-launch of the Tender: If the bid is below the reserve price and is rejected, the collective sale committee may opt to re-launch the tender at a later date. This might be done in hopes of attracting higher bids, possibly after adjusting the marketing strategy or waiting for more favorable market conditions.
Adjustment of the Reserve Price: If consistently low bids are received and it becomes clear that the initial reserve price was set too high relative to market conditions, the collective sale committee might consider lowering the reserve price. This would require agreement from a significant percentage of the owners (usually requiring the same majority that approved the original launch of the en bloc sale).
Abandonment of the En Bloc Process: If bids consistently come in below the reserve price and no feasible agreement can be reached through negotiations or adjustments, the owners might decide to abandon the en bloc sale process altogether. This decision would typically revert the property status to its prior condition, with individual owners retaining their respective units.

In any scenario, the decision on how to proceed after a bid comes in below the reserve price involves careful consideration of the current real estate market, the financial expectations of the owners, and legal advice to ensure that all actions are in compliance with local regulations governing property sales.

Any Differences Between Reserve Price, Guide Price and Asking Price?

Yes, there are distinct differences between reserve price, guide price, and asking price, especially in the context of real estate transactions.

Understanding these terms is crucial for buyers, sellers, and investors in navigating property deals effectively. Here’s a breakdown of each term:

Reserve Price
- The reserve price is commonly used in auction settings or in en bloc sales. It’s the minimum price that the seller is willing to accept for the property. If bids do not meet or exceed the reserve price, the seller is not obligated to sell.
- In en bloc sales, as mentioned earlier, it’s the minimum price agreed upon by the collective owners for selling the property. It serves as a threshold below which the property won’t be sold.
Guide Price
- The guide price is often used in property listings and auctions to indicate an estimated price range or an approximate value that the seller expects. It’s not a fixed price but rather a suggestion to guide potential buyers.
- In auctions, the guide price gives bidders an idea of what the property might be worth or what might be a reasonable bid to start with. It’s typically set based on factors like market conditions, property valuations, and historical sales data.
Asking Price
- The asking price is the amount a seller formally requests for their property. It’s the advertised price you see on property listings. Unlike the guide price, the asking price is usually more fixed, but there’s still room for negotiation.
- In direct sales (not auctions), the asking price is the starting point for negotiations between the buyer and the seller. The final sale price may be higher or lower, depending on how the negotiation proceeds.

Differences in Application

The reserve price is a hidden threshold and is more about the seller’s minimum acceptable value, often used in auction environments or collective sales.
The guide price is more about giving a market-based estimated value to inform or guide potential buyers on what to expect.
The asking price is the most direct and clear indication of what a seller is hoping to receive for their property.

In real estate transactions, these prices play different roles. The asking price is what most buyers will first encounter, while the guide price can help them gauge the market value.

The reserve price becomes critical in auction scenarios, determining the viability of the sale. Understanding these terms helps in making informed decisions, whether you’re buying or selling property.

What Does En Bloc Mean?

The Famous Key Word En Bloc is a French Term that Basically Mean or Translate into “All Together” or “Collectively”

What is En Bloc Sale in Singapore?

En Bloc Sale or Collective Sale in Singapore Refers All the Residential/Commercial Unit Owners/holders in the Property Willing to Sell their Units Collectively to a Potential Buyer.

Usually, this Will Fetch them a Higher Price and Earn the Most Profits than in the Normal Realty Market.

However, the Majority Owners in the Property Must Consent Towards the Sale As Mandated by the Regulations.

What is En Bloc Fever? | En Bloc Fever Meaning

En bloc fever is a period of time where large numbers of residential development sites that put up in the collective sale market are being sold to the developers at above current land prices.

The en bloc fever in 2017 – 2018 is one of the most successful of all, saw over 60 sites sold with total sales amount exceeding over S$18 billion.

The historic all-time record was the 2005-2007 en bloc cycle, total sales hit S$21.8 billion.

How did it happen?

As we study the recent en bloc fever in 2017 and 2018, there are factors that drove collective sales:

Developer’s unsold inventory went dramatically low
New launch sales went up due to strong demand
Positive sentiment in the residential property market
Limited supply of development land

Selling En Bloc Always Fetches You More Sell Now or Wait for 10 years

Why You Should Sell Your Property En Bloc Now

PropNex En Bloc Services

Part 2: More about En Bloc Sales Process

Can Owners Object to an En Bloc Sale? Exploring Rights and Options

Yes, Owners Can Object to an En Bloc Sale, But Stopping it is Not Easy.

In Singapore, once the required majority (typically 80% for developments older than 10 years, or 90% if newer) agrees to the sale, minority owners cannot simply block it.

However, they have legal rights to object, especially if the process is unfair or flawed.

Objections made to the Strata Titles Board

👉 Objections are usually made to the Strata Titles Board (STB), and can succeed if there are issues like:

Lack of good faith in the sale
Unfair distribution of sale proceeds
Conflict of interest or procedural errors

⚖️ Understanding En Bloc Consent Rules

In Singapore, collective sales are governed under the Land Titles (Strata) Act.

Required Consent Threshold:

🏢 80% consent → if property is 10 years or older

🏢 90% consent → if property is less than 10 years old

Once this threshold is met, the sale can proceed—even if some owners disagree.

🚫 Can Minority Owners Stop the En Bloc Sale?

Short answer: Only under specific conditions.

Minority owners cannot reject the sale just because they don’t want to move. Instead, objections must be based on valid legal grounds.

Valid Grounds for Objection:

❌ Sale is not in good faith

💰 Unfair valuation or distribution formula

🧾 Lack of transparency in the process

⚖️ Conflict of interest (e.g. committee members benefiting unfairly)

🏛️ The Role of the Strata Titles Board (STB)

When objections arise, the case goes to the Strata Titles Board (STB).

The STB will assess whether the sale:

Was conducted in good faith
Took into account market value
Followed proper legal procedures

👉 If the STB finds issues, it can halt or reject the en bloc sale.

🔍 What Does “Good Faith” Mean?

This is one of the most important factors.

“Good faith” includes:

Fair sale price compared to market value
Reasonable method of distributing proceeds
No hidden deals or insider advantage

Even if 80% agree, the sale can still fail if good faith is not proven.

💡 Realistic Expectations for Owners

If you’re a minority owner:

✔️ You can object

❗ But you need strong legal grounds

⚠️ Emotional reasons alone will not succeed

If you’re part of the majority:

Ensure the process is transparent and fair
Avoid actions that could trigger objections and delays

En bloc sales are a powerful opportunity—but they also involve complex legal rights and emotional stakes.

Understanding your position—whether as a supporter or objector—can make the difference between a smooth transaction and a prolonged legal battle.

What to Do If Neighbors Turn Hostile Over En Bloc Sale Disagreements

Dealing with a hostile environment in your en bloc development can be challenging, especially if you’re among the minority of owners who didn’t approve the sale.

Here are steps you can take to navigate this situation:

Maintain Open Communication: Try to maintain open and respectful communication with your neighbors. Calmly and rationally express your concerns and reasons for not approving the sale. Clear communication can mitigate the hostility that sometimes arises from misunderstandings and misinformation.
Seek Mediation: If direct communication doesn’t ease the tension, consider seeking mediation. This could be through your condominium’s management committee, a neutral resident, or professional mediators. Mediation can help facilitate constructive dialogue and find a middle ground.
Understand Your Legal Rights: It’s important to be aware of your legal rights in an en bloc sale process. In Singapore, the process is governed by specific laws and requires a certain percentage of owners to consent. Knowing your rights can provide clarity and confidence in your position.
Consult a Legal Professional: If you feel that your rights are being infringed upon or if you’re facing undue pressure, it may be prudent to consult with a legal professional. They can advise you on your legal options and help you protect your interests.
Document Interactions: Keep a record of any hostile interactions or encounters. This can be useful if the situation escalates and you need to provide evidence of your claims, whether for legal or mediation purposes.
Seek Support from Other Owners: There might be other owners who share your viewpoint but are hesitant to speak up. Connecting with them can provide mutual support and a united front in discussions or negotiations.
Stay Informed About the En Bloc Process: Keep yourself informed about the en bloc sale process, timelines, and developments. This will help you understand the stages of the process and your options at each stage.
Prioritize Your Well-Being: Living in a hostile environment can be stressful. Ensure that you take care of your mental and emotional well-being. This might involve seeking support from friends, family, or professional counselors.
Be Prepared for Any Outcome: Understand that if the en bloc sale is successful (meeting all legal requirements), you may have to sell your unit as part of the collective sale. Prepare mentally and financially for this possibility.
Report Harassment: If the hostility escalates to harassment or threats, don’t hesitate to report it to the authorities. It’s important to ensure that your safety and well-being are not compromised.

Navigating a hostile environment requires a balanced approach of open communication, understanding your rights, and seeking professional advice.

Remember that while you have a right to your opinion and decision regarding the en bloc sale, it’s also important to maintain respectful relations with your neighbors as much as possible.

My Property En Bloc Sale Ended in High Court, What To Do Next?

If the en bloc sale of your property has reached the High Court, it usually signifies the existence of disputes or objections that the Strata Titles Board (STB) process or other methods could not resolve.

Here’s a general guide to what you can do next:

Understand the High Court’s Decision: First and foremost, it’s crucial to understand the reasons behind the High Court’s decision. Was the sale disapproved due to procedural errors, insufficient consent, or other reasons? The judgment’s specifics will inform your next steps.
Consult Your Legal Representative: Engage with your lawyer or legal team to understand the implications of the High Court’s decision. Your lawyer or legal team can tailor legal advice to the specifics of your case and explain your future options.
Review the Possibility of an Appeal: If you believe the High Court’s decision was unfair or erroneous, discuss with your legal representative the possibility of filing an appeal. Keep in mind that appeals must be based on specific legal grounds, such as an error in law or fact.
Consider a New En Bloc Attempt: If the High Court’s decision is final and binding and you still wish to pursue an en bloc sale, you may need to start the process afresh. This will entail rectifying the issues that led to the court’s disapproval and obtaining the necessary consent from owners again.
Communicate with Other Owners: Stay in communication with other owners of your property. Whether you plan to appeal the decision or restart the en bloc process, it’s important to have a collective approach and consensus among the owners.
Understand the Financial Implications: Be aware of any financial implications of the High Court’s decision. This might include legal costs, potential changes in the property’s market value, or other expenses.
Stay Informed About Legal Deadlines: Legal proceedings have strict deadlines. Ensure that you are aware of any timelines for filing appeals or taking other legal actions.
Prepare for the Outcome: Regardless of whether the outcome is favorable or not, prepare yourself for the next steps. This might involve continuing to live in your property, looking for new housing options, or adjusting your financial plans.
Seek Emotional and Community Support: Legal battles can be stressful and emotionally draining. Don’t hesitate to seek support from friends, family, or professional counselors. Also, community support from other owners can be invaluable during such times.

Remember, legal processes can be complex, and the outcome of court cases can vary greatly depending on the specifics of each situation.

Therefore, it’s important to rely on professional legal advice and stay informed throughout the process.

How Long is the En Bloc Process?

It takes around one month for the first property owners introducing the idea of a collective sale to garner the necessary quorum to call an EOGM.

It then takes another one to two months to hold a second EOGM, during which the required professionals are appointed, including the property marketing agent.

Since the legal threshold of selling properties collectively has to be met for the sales to succeed, it takes another year to get the stipulated majority on board and to sign the CSA.

In short, it takes between three to fifteen months to accomplish the preliminaries of a collective sales process, before the public tender is launched.

After this there is another one to two months during which property owners meet to get updated on the progress and to discuss pertinent issues associated with the sale and that brings the timeline to four to seventeen months.

The month that follows is committed to the launch of the public tender, processing of the bids, closing of the tender, as well as awarding the tender to the successful bidder.

So, generally, a collective sales process ordinarily takes more than a year to 2 years from beginning to end.

What is Seller Stamp Duty (SSD)

Singapore En Bloc Sales Process Seller Stamp Duty (SSD)

When property owners decide to sell their respective housing units en bloc, the greatest joy comes when a buyer is found who happens to offer a price that is lucrative for the sellers.

However, sometimes the apparently good news can stop certain sellers in their tracks, when letters from relevant authorities arrive demanding thousands of dollars as seller’s stamp duty (SSD), only a fortnight after revelling in the success of the sale.

Beginning March 2017, all home buyers have been required to pay a sizeable percentage of their property valuation as SSD, 12% for those selling within a year of buying the property, 8% for those selling within two years of buying, and 4% for those selling within three years of buying their housing unit.

This amount is significant when displayed in absolute figures, and it is painful for the homeowners to have to pay such huge amounts of money, probably for a sale they did not want in the first place.

Also, as some of the older homeowners at the development are celebrating, those who only recently acquired their properties are thrown into a new financial crisis.

It takes many months before they can see the money from the sale of their housing units, yet the government has shorter timelines within which a seller should pay the amount of SSD accruing from the sale.

Often the situation is exacerbated by the fact that the property sellers cannot borrow from the bank because they will normally have outstanding loans, in fact, pegged on the same properties that are now gone.

This means that besides lacking money to meet their SSD obligation, they also lack funds to secure themselves a new home.

It becomes like a case of someone whose life was shining and has all of a sudden been shattered by financial problems.

For those who choose to remain in their dwellings for a further six months as opposed to vacating immediately, they only receive part of their sales proceeds when everyone else is receiving theirs and they only receive the balance after they have vacated the property.

Who Needs to Pay SSD?

For those who bought and sell their properties within 4 years

See the table below
(Mobile User Scroll to the Right)

Holding Period	March 11, 2017 to July 3, 2025	From July 4, 2025 Onwards
Up to 1 yr	12%	16%
Up to 1 yr to 2 yr	8%	12%
Up to 2 yr to 3 yr	4%	8%
Up to 3 yr to 4 yr	No SSD Payable	4%
More than 4 yrs	No SSD Payable	No SSD Payable

What is PAFS URA?

PAFS stands for Pre-Application Feasibility Study, which is supposed to be carried out before a development application can be submitted to the URA.

The circular introducing PAFS was released in November 13, 2017 by the URA, following concerns of potential congestion on roads and residential areas as a result of intensified redevelopment of older constructions.

Redevelopment for enbloc site will only increase units for sale

Once developer has acquired a en bloc site, they will try to redevelop and build their new project as many units as possible. Usually 2 to 3 times more.

If there is no restriction, it may result traffic congestion everywhere thus PAFS was implemented

If there is no restriction, it may result traffic congestion everywhere thus actions has to be taken.

Why URA needs to implement PAFS?

URA was keen on getting the information on PAFS to everyone concerned with establishment of residential properties and their occupation, including property owners, developers and architects, as well as real estate agents.

This regulatory body also wanted traffic and transport consultants to be in the know.

This is because since the en bloc sales wave began in 2017, it has become clear that areas that were initially serene and sparsely populated are likely to become chaotic and congested in due course and traffic jams might soon become a big issue.

There is also the risk of social amenities and other services being overstretched beyond capacity.

The fear by the URA emanates from the fact that many developers are intent on increasing the number of housing units once they have acquired the sites through en bloc sales, sometimes doubling or tripling them from the initial number.

The importance of introducing PAFS is to ensure that experts working with the CSCs, such as the real estate agents, conduct feasibility studies with a view to establishing the impact the intended development is bound to have on traffic along the roads within the area.

If a site that had a condo with 50 families is going to hold a development with 180 families, clearly there is bound to be a much larger number of cars as people drive to and from work, and more vehicles dropping children to and from school.

Since authorities in Singapore have always preferred to have residential areas that are healthy and comfortable and transport systems that are free from the menace of traffic jams, the URA decided to be proactive in ensuring the peaceful environment persists even amid increased housing redevelopments.

In the event that the agencies conducting the PAFS realize the proposed redevelopment is likely to destabilize the peaceful existence of people within the area, they have been charged with the duty of proposing measures to avert such a negative impact.

The completed PAFS are then to be submitted to the Land Transport Authority (LTA), so that the PAFS can be evaluated by the body that knows for certain how the roads are and the factors likely to affect them adversely.

Only after the PAFS have been approved by the LTA can the agencies concerned proceed to submit necessary applications to the URA for redevelopment of the proposed site.

In short, URA can now only approve the number of development units that LTA certifies to be acceptable.

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Recent En Bloc Properties Sold