En Bloc to Make a Comeback in 2021: A Look at 74 Past Unsuccessful En Bloc Sales

Kentish Green condo singapore en bloc potential
Kentish Green Condo

2017 and 2018 were good years for en bloc sales, with more than 60 projects put up for collective sale in a sudden spike from previous years.

The en bloc frenzy has since slowed down following new property cooling measures in 2018 which have raised Additional Buyer’s Stamp Duty (ABSD) for property developers from 15% to a whopping 30%, making it much more expensive for developers to acquire en bloc plots. 

Even then, since 2019, the property market has been grappling with an oversupply of private homes, with 26,483 uncompleted private residential units in the pipeline as of the third quarter of 2020. Due to falling demand, the government has been actively cutting the supply of private residential housing by reducing the number of confirmed sites under the Government Land Sales (GLS) programme since mid-2019.

As we move into 2021, more than two years after the property cooling measures took effect, do en bloc sales look set to rise again?

 

En Bloc Sale Activity in Recent Years

In the two years before the new cooling measures were put in place in 2018, en bloc sales activity hit fever pitch.

In 2017, 27 en bloc residential deals were made, valued at $8.13 billion. This was surpassed in 2018, when 35 en bloc residential deals were made, with sales totalling over $10.8 billion. The 2016 to 2018 en bloc cycle totaled 65 deals worth $19.1 billion and came close to beating the high of $21.8 billion achieved in the record-breaking 2005 to 2007 cycle.

However, en bloc sales came to a screeching halt in 2019, with just a handful of collective sales being made that year.

Due to the COVID-19 pandemic, 2020 has been rife with obstacles for developers. The bulk of GLS sites were sold in the first quarter at relatively high prices which did not reflect the impending economic recession. Understandably, developers have since been wary about acquiring land.

Wondering if your property has en bloc potential? Read this guide on en bloc sales in Singapore

 

Could 2021 Be the Year En Bloc Sales Make A Comeback?

As 2020 draws to a close amidst encouraging news about the availability of COVID-19 vaccines, will 2021 see en bloc sales come back with a vengeance? There are some signs that that might indeed happen.

In December 2019, the government decided to cut back on confirmed GLS sites in the first half of 2020, with just three Confirmed List sites yielding 1,775 private residential units being released. In the second half of 2020, private housing supply was further reduced by 22.8%, or by 405 less, with the three Confirmed List sites released yielding just 1,370 private residential units.

The government’s decision to reduce confirmed GLS sites was made to counter an oversupply of residential units on the market. Even though housing demand seems resilient amid the pandemic recession, it is not yet enough to clear the supply glut. 

But the cautious approach taken by the government to limit confirmed GLS sites could ironically encourage developers to turn to en bloc sales instead.

At the moment, it remains to be seen if developers will throw caution to the wind or remain conservative.

However, according to PropertyGuru’s Property Market Outlook 2021 report, there are some early signs that en bloc sales could make a comeback in 2021. In November 2020, RL East, a subsidiary of Roxy-Pacific Holdings, acquired a freehold site on Guillemard Road for $93 million.

The 15-terrace house site was first put up for en bloc sale with a reserve price of $99 million in 2018 without success, signalling a newfound willingness of the developer to reconsider a previously rejected site.

The government’s reduction of private housing land sales in 2021 and the resilient demand for residential housing in spite of the economic downturn may encourage developers to revisit sites that have been unsuccessful thus far at securing an en bloc deal.

 

74 Past Unsuccessful En Bloc Sale Sites

Here are some sites that owners have previously tried to put up for en bloc acquisition without success. Many of these have actually cut their asking prices in their second and subsequent collective sales attempts, making it even more attractive for developers. 

Gloria Mansion 

2

$79 million 

Flynn Park

2

$325 million 

Kentish Green

8

$200 million 

Verdun House

8

$60 million 

Elizabeth Towers 

9

$610 million 

Horizon Towers

9

$1.1 billion 

Grange Heights

9

$820 million 

Cairnhill Astoria 

9

$196 million 

The Regalia

9

$403 million 

St Thomas Ville

9

$58 million 

Peace Centre / Peace Mansion

9

$688 million

Cavenagh Garden

9

$480 million 

Trendale Tower

9

$164 million 

Leonie Gardens 

9

$800 million

2, 4, 6 Emily Road 

9

$24 million 

Spanish Village

10

$828 million 

Gisborne Light

10

$37 million 

Sutton Place

10

$268 million

Pinetree Condo

10

$148 million

Fernhill Court

10

$125 million 

Holland Tower 

10

$65 million 

Dalvey Court

10

$160 million 

D’Grove Villas

10

$398 million 

Beaufort on Nassim

10

$223 million 

Queen Astrid Gardens 

10

$127 million

Minbu Villa

11

$146 million 

Gilstead Mansion 

11

$68 million 

Gilstead Court

11

$153 million

Watten Estate condo 

11

$536 million

Kingsley Mansion 

12

$46 million 

Boon Keng terraced houses and shophouses 

12

$134 million 

Summer Green

12

$48 million 

Lakeside Apartments

12

$240 million

Ava Towers

12

$248 million 

St Michael’s condo

12

$112 million 

St Francis Court 

12

$95 million 

Balestier Regency 

12

$218 million 

Euro-Asia Apartments

12

$200 million 

Wing Fong Mansions 

14

$176 million

Wing Fong Court 

14

$108 million 

Green Court

14

$28 million

Windy Heights

14

$750 million 

Blossom Mansion 

14

$33 million

Le Arc Apartments

14

$19 million 

Vicenta Lodge

14

$34 million 

Tivoli Lodge 

14

$17 million

Advance Apartments 

14

$27 million

Laguna Park 

15

$1.48 billion

Haig Road Flats

15

$51 million

Margate Point

15

$37 million 

Fernwood Towers

15

$688 million 

La Ville

15

$141 million 

United Mansion 

15

$98 million 

Teck Guan Ville

16

$60 million 

Cascadale

16

$270 million

Elias Green

18

$780 million 

Cheng Hoe House

19

$28 million 

Fragrant Gardens 

19

$65 million 

Fortune Park

19

$126 million 

Jansen Mansion 

19

$22 million 

Choon Kim House

19

$50 million

Casa Riviera

19

$55 million 

Rosalia Park

19

$175 million 

Kovan Apartents

19

$33 million 

Kovan Lodge

19

$43 million

The Stradia

19

$22 million

Faber Garden

20

$1.18 billion

Bishan Park condo 

20

$680 million 

Braddell View

20

$2.08 billion 

Pine Grove

21

$1.86 billion 

Parkview Mansions 

22

$250 million 

Lakeside Tower

22

$305 million 

Lakepoint Condo

22

$640 million 

Nicon Gardens 

23

$110 million

 

Did you know: HDB flats may also go on collective sale! Read about the HDB Selective En Bloc Redevelopment Scheme (SERS) here. 

 

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