En Bloc

We analysed 87 en bloc condos. Here’s what we learnt.

  • October 7, 2019
  • 5 min read
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Druce

Druce is the Chief Editor at the Stacked Editorial. He was first interested in property since university but never had any aspiration to become an agent, so this is probably the next best thing.

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Yap Lyn
Yap Lyn
3 years ago

Hi Druce
Great article. My daughter wants to look for a small 2 bedrm condo with budget of 1.3m or less with en bloc potential. She is thinking of novena/ district 10/11/. is it a great idea. any recommendtaion.

Reza
Reza
3 years ago

Hi Druce,

Good read ad I’m keen to learn more. Looking to move to suitable sized 3 bedroom Apartment freehold in district 03, 09 or 15 with future potential enbloc possibilities. Please advise.

Kim
Kim
3 years ago

Hi Druce,
Thanks very much for the insights.
I ‘m looking for a condo unit with en bloc potential. Any recommendation please?

Mike
Mike
3 years ago
Reply to  Druce

Hi Bruce,
Really great article. It is very methodological in your analysis.
I am looking for a freehold condo with enbloc potential in clementi, pasir panjang, novena and district 10 area.
Can you advise?

Andy
Andy
3 years ago

Hi Druce, this is a very helpful article. I’m looking at FH properties with en bloc potential in District 3 & 15, do you have anything to recommend? Thank you.

Justin
Justin
3 years ago

Hi Druce, thanks for the helpful article. We are looking to buy our first property and it would be great to find one with en bloc potential in D3, D11, D12, D13. Do you have any recommendations? Thanks.

Shandy
Shandy
3 years ago

Hi Druce,

Great analysis in the article. My aunt made a windfall in Pacific Mansion, but that was a fortuitous buy on her part. Looking for some insights on getting a value 2/3 bedder in district 9/10 (may even consider 15 but less inclined to) with reasonable en bloc potential in the next cycle but more importantly, livable till whenever that happens!

Darius
Darius
3 years ago

Hi Druce,

Nicely written article!

Do you think Pasir Ris as a location would have a higher chance of enbloc once the Cross Island MRT is built and once Pasir Ris is being rejuvenated say ~2030? Also, what do you think of Eastvale Condo’s enbloc potential?

Thanks so much!

Darius
Darius
3 years ago
Reply to  Druce

Thanks Druce for the great insight!

Reason I’m curious is because Eastvale units are selling at about $600+ psf as compared to newer developments within range such as Coco Palms which are going at $1300 psf. Do you think the 20 year difference in age warrants such a drastic difference in psf (Almost more than double)? Or is it a normal affair? Looking forward to your response.

Also, in the event that there isn’t any enbloc of Eastvale past 30 years of age, would you recommend selling the unit in Eastvale then? Saying this because of the lease decay someone in the replies section mentioned as well as the fact that most enblocs happen when they reach 30 years old.

Thanks so much!

Alex
Alex
3 years ago

Hello Druce

It is really great article! I am keen to learn more. I was looking for a 2-3 bedroom condo with a budget of 1.25m in district 03, 09, 13, 15, 18. When I search near the Green, Circle, and Thompson-EastCost line, could see some condos like 1995-2000 built with 99 tenure. I am thinking to sell it after 10-15 years later. Will it riskier than focusing on a bit newer one? Could you share insight on this? Thanks!

Stacked Homes
Admin
3 years ago
Reply to  Alex

Hi Alex, thank you for your question. Generally, we’d avoid leasehold properties past their 21-year mark due to the accelerating depreciation that these condos would be facing. If you are considering buying such a condo, then there needs to be a good reason why prices can be sustained over the holding period you mentioned, such as an area improvement.

Vashi
Vashi
3 years ago

Hi Druce, great article indeed. We are looking for a 2-3 bedroom condo with en-bloc potential near NUS, preferably quite area, yet accessible by MRT. Around 1.25M. Appreciate your reply!
Thank you.

Allan Chi-Jian Ong
Allan Chi-Jian Ong
3 years ago

Given the economic uncertainties from CV19 and the previously implemented cooling measures to-date (e.g. 30% ABSD), in your opinion, what is the potential of Ivory Heights, situated in a prime western “Lake District” area, going en bloc in the near future (e.g. 2021/2022)?

Stacked Homes
Admin
3 years ago

Hey! We think the odds are low. Last time they tried, they could not get enough consensus for it to go through. We think 2021/2022 is too near for this consensus to change.

rithu
rithu
3 years ago

A equally interested to buy enbloc potential . Can u pls share your advise ?

Stacked Homes
Admin
3 years ago
Reply to  rithu

Hi Rithu, thank you for sharing your thoughts with us! This article merely details the characteristics of properties that went en bloc in the last cycle. It’s by no means a definite guide to en bloc potential, and so we cannot pinpoint developments either as it’s always not a guarantee that it would go en bloc. However, these are just some of the traits to look out for if it’s one of your buying criteria. We must add though, that en bloc must be seen as a bonus, a lucky means of exit on an old property, rather than a given. If you are not prepared to hold or live there for the long-term, then it would be a risky venture. We would rather you find a condo that meets your objectives in other ways first, then consider the en bloc potential the cherry on top.

Alex
Alex
3 years ago

HI Druce, nice work! I did a similar work with geospatial info and other driving factors. Maybe we can have work something out together

marv
marv
3 years ago
Reply to  Druce

Hi Druce, i am considering something in district 15, just wondering what is your thoughts of it and the timing now. Please drop me an email. Thanks.

tiong lk
tiong lk
3 years ago

HI Druce
just read yr article, good. am interested in novena , bukit timah, Lor chuan areas for investment. any suggestions appreciated. would like to read yr replies to those below tks.

Jeffrey Lim
Jeffrey Lim
3 years ago

Hi Druce
I find your article quite intriguing. I’ve been living in district 9 for the past 18 years. My wife and I are thinking of buying a 4 bedder. We’ve sort of narrowed down to the Mirage at district 9 (as it is next to the river), or The Caribbean @ Keppel. For The Caribbean, we really enjoy the fact that it’s next to the Marina. Which would you seriously consider, with Mirage at around $1750psf, FH and Caribbean at around $1600psf, LH with less than 80 years to go?

Also, wouldn’t you think Cavenagh House has great en-bloc potential, since it’s FH and been built in the 70s?

I thank you in advance.

Enbloc Wannabe
Enbloc Wannabe
2 years ago
Reply to  Druce

Totally agree with Drue on Cavenagh house. Do note that it is also has a height limitation due to proximity to Istana

UPan
UPan
3 years ago

Hi Druce,
Very helpful article and shared many good insights.
What are your thoughts on the en bloc potential of International Plaza?

Lloyd
Lloyd
3 years ago

Hi, thanks for the great article. May I know where the data was taken from? Thank you!

Stacked Homes
Admin
3 years ago
Reply to  Lloyd

Hey Lloyd! The data was taken from URA REALIS.

Enbloc Wannabe
Enbloc Wannabe
2 years ago
Reply to  Stacked Homes

Hi Druce, very good analysis on enbloc profile. Please advise a few good potential for D9, D10,D11, D15, D14, D14, D5. Budget below 2.2mil

Sam
Sam
2 years ago

Hi Druce,
Thank you for your articles. I am looking to purchase a freehold condo within 10 mins walking distance from MRT, 2 or 3 bedrooms in the East area with enbloc potential. I don’t require amenities like swimming pool etc as I don’t use them. My budget is below S$1.3mil. Thanking you in advance

CCY
CCY
2 years ago

Hi Druce do you think Sin Ming Plaza has en bloc potential?

Jonathan Ng
Jonathan Ng
2 years ago

Hi there, interesting stats. Would you be able to share the only enbloc that was done for a “new” 10+ year old condo? Which development was this?

Adrian
Adrian
2 years ago

Hi Druce,

Nice article! Do you have any recommendations for condo with enbloc potential yet rental yield is decent while waiting for the opportunity?

Mr JB
Mr JB
2 years ago

Hi there. What do you think about the en-bloc potential of Heritage View in Dover?

Stacked Homes
Admin
2 years ago
Reply to  Mr JB

Hey! Thanks for your question! Just a disclaimer – for en bloc potential, there is no guarantee, and if you purchase for this reason, you’ll need to be prepared to stay for the long-term as an en bloc may never occur.

That being said, our main concern with Heritage View is that there are still 2 GLS plots for sale which developers would prefer since it’s much simpler and straightforward than having to deal with many sellers and potentially uncover obstacles underneath the building.

However, we do think that Heritage View and Dover Parkview is interesting in that there’s not a lot of supply in this area. Past the GLS, there really isn’t much more options for developers to build in this vicinity, so these 2 older developments could be potential for redevelopment in the future if there’s strong demand for the area due to the business hubs and schools.

From what we can see on the Master Plan, there are no other restrictions here (e.g. landed zones, height restrictions and so on).

So if there’s any en bloc potential, it would simply be because there just isn’t a lot of options around, and there aren’t many restrictions too! But until the 2 GLS sites are sold and developed, we wouldn’t see Heritage View or Dover Parkview going any time yet, in our opinion!

Mr JB
Mr JB
2 years ago
Reply to  Stacked Homes

Thanks for your reply!

Karen Wong
Karen Wong
2 years ago

great info. looking to buy one. any recommendation

Stacked Homes
Admin
2 years ago
Reply to  Karen Wong

Hey there! This really depends on your needs and priorities as these developments differ from each other in different ways

Lee
Lee
2 years ago

Hi Druce, what are your thoughts on the en bloc potential of Kovan Residence?

I am looking to buy a unit there for own stay but hesitant as it is 99-yr lease starting from 2007 – aging has kicked in. The prices are fairly steep so I am afraid the value is on the decline and I would be going in at peak pricing now. If an en bloc is on the horizon say 20 years down the road, then that would make the purchase decision easier.

Thank you! Look forward to hearing your expert views.

Stacked Homes
Admin
2 years ago
Reply to  Lee

Thank you for writing in to us and thanks for sharing your intended purchase. Kovan Residences has seen price appreciation over the years and has stabilised at $1300psf with 25 units transacted this year till date as compared to only 17 units transacted for whole of 2020; hence indicating healthy demand.

Located right across the street to Kovan MRT station and Heartland mall; it ticks most of the boxes for convenience to amenities and transport node.

In addition, there isn’t any big plot left in close proximity to Kovan Central, the last plot will be developed to BTO (launched Aug 2021). Hence those that value space and convenience will likely zoom into resale developments like Kovan Melody, Kovan Residences and Stars @Kovan. With limited supply in close proximity, it will likely bring up the demand and indirectly push up the resale prices as well. Of cause, it also depends on overall market sentiments.

Kovan residences offers squarish and spacious unit sizes which is in high demand currently with WFH being a new norm and more upgraders looking for larger space are entering the market as well. All in all; great for family own stay especially for those that value space and convenience at affordable price point.

Just our 2 cents!

yenn
yenn
2 years ago

NEPTUNE COURT potential of En Bloc?

Stacked Homes
Admin
2 years ago
Reply to  yenn

Residents there seem to have mixed feelings about the en bloc from past newspaper articles. Site is big (more expensive to build, more to sell and harder to meet the 5-year ABSD deadline), land is owned by the Ministry of Finance. We think the odds aren’t fantastic. But it’s always hard to predict en bloc!

Sherry
Sherry
2 years ago

Hello Druce,

Thank you for an interesting write-up.

What is your take on mega plots like Pine Grove, Laguna Park and Braddell View succeeding in an en-bloc sale?

Would appreciate your thoughts on this.

Ivy
Ivy
2 years ago

Hi Druce,

Would like to seek your professional help to provide insight on this condo Sunglade in Serangoon.
– As a buyer what are the pros and cons of this condo. Is there any upside such as enbloc potentials or capital
appreciation.
– As a seller is it time to swap for another freehold condo…

Awaiting your reply. Thanks.

Stacked Homes
Admin
2 years ago
Reply to  Ivy

Hey Ivy!

In regards to Serangoon Central vicinity, there have not been any new launches in the past 4 years. The last is Forestwoods which recently TOP-ed. With the lack of land in the Serangoon vicinity, there has not been any new GLS land since then. En-bloc potential for Sunglade will highly depend on the current stakeholders as a common consensus of 80% has to be agreed prior for it to be put up for sale.

However, we do foresee the en-bloc market to be muted with the new cooling measure effective 16 December 2021 which affect Developers. Developers will remain prudent when it comes to buying en-bloc development for redevelopment.

Here are some of our thoughts on Sunglade as a whole.

Located in close proximity to Dual-line Serangoon MRT station and amenities, Sunglade offers great convenience added with decent facilities though slightly dated.

From the graph attached, we can see that prices have remained flat stable in recent years. This year a total of 29 units transacted at an average PSF of $11xxpsf; indicating healthy demand for a medium-size development.

Pros:

– Minutes walk to NEX and dual-line Serangoon station.
– Ample educational institution within 1km range
– Full fledge condo facilities though slightly dated
– Medium size development
– Spacious unit sizes

Cons:

– Road noise from major roads and viaducts.
– Dated facilities
– Cost of upkeep may increase over the years.
– Lease decay

All in all, Sunglade is great especially for those that value convenience to public transportation and amenities and would not mind the lease decay. Decent psf$ for a spacious unit size, price appreciation will likely depend on overall market sentiments. Freehold development would be for value retention in the long run.

Eileen
Eileen
1 year ago

Hi Druce, just saw this article. useful statistic as reference. May I know the impact of plot ratio? We have a unit at the Meadows @ Peirce. We are weighting the option of cashing out on this unit and buy another cheaper leasehold property for rental investment. Any advice? Thanks.

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