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

  • October 7, 2019
  • 6 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

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

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

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

Andy
Andy

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

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

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

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!

Alex
Alex

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
Stacked Homes

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

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

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
Stacked Homes

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

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

Stacked Homes
Stacked Homes

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… Read more »

Alex
Alex

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

tiong lk
tiong lk

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

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… Read more »

UPan
UPan

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

Lloyd
Lloyd

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

Stacked Homes
Stacked Homes

Hey Lloyd! The data was taken from URA REALIS.

Enbloc Wannabe
Enbloc Wannabe

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

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

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

Jonathan Ng
Jonathan Ng

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

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

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

Stacked Homes
Stacked Homes

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… Read more »

Mr JB
Mr JB

Thanks for your reply!

Karen Wong
Karen Wong

great info. looking to buy one. any recommendation

Stacked Homes
Stacked Homes

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

Lee
Lee

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
Stacked Homes

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… Read more »

yenn
yenn

NEPTUNE COURT potential of En Bloc?

Stacked Homes
Stacked Homes

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

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

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
Stacked Homes

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… Read more »

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