Insights · En-bloc
Collective sales,
read as an exit.
Consent maths, reserve prices, and what a live tender actually does to owners in ageing estates.
Latest in En-bloc
Hong Heng Garden wants $130 million, and the land next door already set the price.
A small freehold estate on Sembawang Road has launched its first collective sale at $130 million. The interesting number is not the headline, it is the $1,128 psf ppr, and what the state sold the plot next door for ten months earlier.
City Plaza is back at $970 million: the en-bloc that missed by 0.7 points returns for round three.
In 2021, City Plaza’s collective sale died at 79.3% consent, a 0.7-point miss. Now the freehold Paya Lebar landmark is on the market again at $970 million, with no ABSD for the buyer, a rezoning path already tested with URA, and a tender closing 13 October. Here is the full read on Singapore’s latest mega en-bloc.
En-bloc consent thresholds are coming down for older condos. Here is who actually gains.
A Bill tabled in Parliament on 4 August would cut the consent threshold to 70% for estates aged 40 to 59 and 65% for those 60 and up, while making it harder to start an attempt and safer to say no. If you own an older condo, or are eyeing one, the maths of your exit just moved.
The rest of the cluster
Developers just got more time on big en-bloc sites. Why it matters if you own in an ageing estate.
On the same day it lifted the 15-month wait-out, the Government gave developers of large collective-sale sites up to 6–7 years to build and sell, not a rate cut, but a targeted de-risking of exactly the big, ageing estates that had stopped selling en bloc.
Tan Boon Liat sold for $950m. The lesson isn’t the price, it’s the rezoning.
Singapore’s largest collective sale since 2018. But the value didn’t come from the building, it came from an eight-month rezoning study and a reserve price that finally came down. What it actually signals for owners.