En bloc Singapore: Here is how much you would have made if you picked the right property to en bloc every time from 1995 to 2017. Hint: It’s HUGE
“En Bloc Singapore” is a hot topic in Singapore right now. The recent en bloc news of the Sun Rosier buyer has probably made everyone in Singapore think of what could have been. “If only I had bought xxx condo.” “If only I had not bought this HDB and plunged all my money into that old apartment.” Now what if you happened to be Singapore’s preeminent en bloc expert, how much would you have made if you made all the right en bloc calls since 1995 till now?
Market commentary like this is only useful if you can translate it into what it means for your own purchase: your entry price, holding period and exit options.
That’s where many buyers get stuck. General market insights rarely tell you whether a specific unit, at a specific price, is the right decision for your circumstances.
Over time, that’s also why we decided to work with agents who shared the same data-driven and advisory-led approach behind our editorial, consultants who could help readers think through decisions more objectively, rather than simply push transactions.
Today, the team has worked with more than 2,000 clients across over $5B in property transactions.
To accomplish this jaw dropping feat, you would have to immediately reinvest all the money from the en bloc proceeds to new properties. So every year the money you gained would be put in properties that you thought you would have the potential to en bloc, and so forth. In order for it to be more “realistic” you would only have bought one property in each development.
| Project Name | Year Purchased | Purchase Price | Year Sold | Sale Price | Profit |
|---|---|---|---|---|---|
| Yardley Court | 1995 | $480,000 | 1996 | $1,180,000 | $700,000.00 |
| Spring Court | 1996 | $605,000 | 1997 | $3,181,818 | $2,576,818.00 |
| Kim Keat Mansion | 1996 | $450,000 | 1999 | $971,124 | $521,124.00 |
| Seedevi | 1999 | $1,300,000 | 2000 | $2,739,476 | $1,439,476.00 |
| Cairnhill Court | 1999 | $1,565,000 | 2000 | $4,159,795 | $2,594,795.00 |
| Anguilla View | 1999 | $1,200,000 | 2000 | $2,580,416 | $1,380,416.00 |
| Calrose Garden | 2002 | $738,000 | 2003 | $1,279,069 | $541,069.00 |
| Parkview Condo | 2002 | $500,000 | 2003 | $929,966 | $429,966.00 |
| Quelin Garden | 2003 | $950,000 | 2004 | $1,975,000 | $1,025,000.00 |
| Greenacres | 2003 | $455,000 | 2004 | $805,479 | $350,479.00 |
| Faber Hill | 2003 | $585,000 | 2004 | $890,625 | $305,625.00 |
| Emerald Lodge | 2004 | $780,000 | 2005 | $1,458,064 | $678,064.00 |
| Belle Vue | 2004 | $1,538,000 | 2005 | $2,367,531 | $829,531.00 |
| Fernhill Grove | 2004 | $925,000 | 2005 | $1,841,666 | $916,666.00 |
| Phoenix Mansion | 2004 | $800,000 | 2005 | $1,286,355 | $486,355.00 |
| Pumpkin Garden | 2004 | $380,000 | 2005 | $595,928 | $215,928.00 |
| St. Thomas Mansions | 2004 | $700,000 | 2005 | $1,213,753 | $513,753.00 |
| Bo Bo Tan Gardens | 2004 | $343,888 | 2005 | $496,250 | $152,362.00 |
| The Habitat II | 2004 | $2,380,000 | 2005 | $3,582,068 | $1,202,068.00 |
| Maryland Park | 2004 | $750,000 | 2005 | $1,084,958 | $334,958.00 |
| Eastern Mansion | 2004 | $650,000 | 2005 | $909,928 | $259,928.00 |
| Gracious Mansion | 2004 | $770,000 | 2005 | $1,072,500 | $302,500.00 |
| The Orange Grove | 2005 | $2,175,000 | 2006 | $4,580,645 | $2,405,645.00 |
| The Silver Tower | 2005 | $1,780,000 | 2006 | $4,236,842 | $2,456,842.00 |
| Pin Tjoe Court | 2005 | $2,330,000 | 2006 | $5,911,764 | $3,581,764.00 |
| Holland Hill Mansion | 2005 | $830,000 | 2006 | $2,495,726 | $1,665,726.00 |
| Paterson Tower | 2005 | $1,685,000 | 2006 | $3,694,444 | $2,009,444.00 |
| Mount Emily Tower | 2005 | $955,000 | 2006 | $1,890,909 | $935,909.00 |
| Bellerive | 2005 | $620,000 | 2006 | $1,200,000 | $580,000.00 |
| Amberville | 2005 | $438,000 | 2006 | $1,089,285 | $651,285.00 |
| East Coast Ville | 2005 | $470,000 | 2006 | $908,333 | $438,333.00 |
| Horizon Ville | 2005 | $1,600,000 | 2006 | $3,138,888 | $1,538,888.00 |
| Olivio | 2005 | $465,000 | 2006 | $878,787 | $413,787.00 |
| Haig Gardens | 2005 | $560,000 | 2006 | $814,814 | $254,814.00 |
| Le Chateau | 2005 | $545,000 | 2006 | $1,337,142 | $792,142.00 |
| Nassim Park | 2005 | $2,110,000 | 2006 | $3,653,846 | $1,543,846.00 |
| Casa Rosita | 2005 | $1,000,000 | 2006 | $2,444,433 | $1,444,433.00 |
| Welkin Mansion | 2006 | $1,280,000 | 2007 | $3,166,191 | $1,886,191.00 |
| Kovan Court | 2006 | $440,000 | 2007 | $1,143,125 | $703,125.00 |
| Westwood Apartments | 2006 | $2,650,000 | 2007 | $9,062,500 | $6,412,500.00 |
| Hill Park | 2006 | $1,050,000 | 2007 | $3,461,538 | $2,411,538.00 |
| Mergui Court | 2006 | $505,000 | 2007 | $1,299,835 | $794,835.00 |
| Norfolk Court | 2006 | $500,000 | 2007 | $1,342,028 | $842,028.00 |
| The Aspine | 2006 | $910,000 | 2007 | $3,942,857 | $3,032,857.00 |
| Promises Garden | 2006 | $710,000 | 2007 | $1,483,333 | $773,333.00 |
| The Cherrywood | 2006 | $481,000 | 2007 | $959,999 | $478,999.00 |
| Casa Nassau | 2006 | $550,000 | 2007 | $980,803 | $430,803.00 |
| Chancery Ville | 2006 | $1,120,000 | 2007 | $2,733,000 | $1,613,000.00 |
| Dynasty Garden | 2006 | $738,000 | 2007 | $2,424,242 | $1,686,242.00 |
| Farrer Court | 2006 | $550,000 | 2007 | $2,166,343 | $1,616,343.00 |
| Sarkies Court | 2006 | $2,460,000 | 2007 | $5,666,666 | $3,206,666.00 |
| Lincoln Lodge | 2006 | $840,000 | 2007 | $2,479,591 | $1,639,591.00 |
| Siglap Court | 2006 | $500,000 | 2007 | $1,065,910 | $565,910.00 |
| Nim Park | 2006 | $800,000 | 2007 | $1,500,000 | $700,000.00 |
| Sehelford Court | 2006 | $845,000 | 2007 | $1,511,111 | $666,111.00 |
| Fairways | 2006 | $870,000 | 2007 | $2,262,037 | $1,392,037.00 |
| Himiko Court | 2006 | $530,000 | 2007 | $1,909,090 | $1,379,090.00 |
| Leedon Heights | 2006 | $910,000 | 2007 | $2,659,235 | $1,749,235.00 |
| Devonshire Lodge | 2006 | $628,000 | 2007 | $1,349,629 | $721,629.00 |
| Essen Apartments | 2006 | $462,500 | 2007 | $1,000,833 | $538,333.00 |
| Eden Spring | 2006 | $2,280,000 | 2007 | $3,642,857 | $1,362,857.00 |
| Airview Towers | 2006 | $880,000 | 2007 | $2,021,680 | $1,141,680.00 |
| One Blamoral | 2006 | $1,300,000 | 2007 | $2,906,976 | $1,606,976.00 |
| Holland Crest | 2006 | $650,000 | 2007 | $1,721,950 | $1,071,950.00 |
| Anderson 18 | 2006 | $2,828,000 | 2007 | $6,728,169 | $3,900,169.00 |
| Parisian | 2006 | $2,950,000 | 2007 | $8,448,148 | $5,498,148.00 |
| Datoh Court | 2006 | $709,000 | 2007 | $1,178,571 | $469,571.00 |
| Calisay | 2006 | $550,000 | 2007 | $710,400 | $160,400.00 |
| Flamingo Valley | 2006 | $560,000 | 2007 | $1,048,648 | $488,648.00 |
| Nathan Ville | 2006 | $1,350,000 | 2007 | $1,982,500 | $632,500.00 |
| Sheridan Court | 2006 | $505,000 | 2007 | $800,000 | $295,000.00 |
| Hang Tat Garden | 2006 | $650,000 | 2007 | $1,066,666 | $416,666.00 |
| Cardiff Court | 2006 | $485,000 | 2007 | $642,857 | $157,857.00 |
| The Sapphire | 2006 | $430,000 | 2007 | $791,666 | $361,666.00 |
| Regent Garden | 2006 | $900,000 | 2007 | $1,096,773 | $196,773.00 |
| Green Meadows | 2006 | $730,000 | 2007 | $1,275,000 | $545,000.00 |
| Dragon Mansion | 2008 | $880,000 | 2009 | $1,400,000 | $520,000.00 |
| Robin Court | 2009 | $1,550,000 | 2010 | $4,268,666 | $2,718,666.00 |
| Melrose Court | 2009 | $795,000 | 2010 | $1,375,000 | $580,000.00 |
| Goodrich Park | 2009 | $700,000 | 2010 | $1,653,846 | $953,846.00 |
| Foh Pin Mansion | 2009 | $633,000 | 2010 | $1,009,523 | $376,523.00 |
| Pender Court | 2009 | $1,100,000 | 2010 | $1,979,166 | $879,166.00 |
| Diamond Tower | 2009 | $980,000 | 2010 | $1,837,037 | $857,037.00 |
| Jasmine Court | 2010 | $550,000 | 2011 | $1,791,666 | $1,241,666.00 |
| Hong Leong Garden Shopping Centre | 2010 | $600,000 | 2011 | $1,240,057 | $640,057.00 |
| Daisy Apartments | 2010 | $670,000 | 2011 | $1,218,166 | $548,166.00 |
| Braddell Park | 2010 | $830,000 | 2011 | $1,888,888 | $1,058,888.00 |
| Chong Kim Apartment | 2010 | $950,000 | 2011 | $1,644,000 | $694,000.00 |
| Cai Garden | 2010 | $1,000,000 | 2011 | $1,653,845 | $653,845.00 |
| Leong Bee Court | 2010 | $1,160,000 | 2011 | $2,407,407 | $1,247,407.00 |
| Fotredale | 2010 | $1,160,000 | 2011 | $2,031,250 | $871,250.00 |
| Camay Court | 2010 | $750,000 | 2011 | $1,326,086 | $576,086.00 |
| Macpherson Green | 2010 | $718,000 | 2011 | $1,841,105 | $1,123,105.00 |
| Ocean Apartments | 2010 | $668,000 | 2011 | $1,010,922 | $342,922.00 |
| Bartley Terrace | 2010 | $650,000 | 2011 | $1,250,000 | $600,000.00 |
| Kemaman View | 2011 | $1,100,000 | 2012 | $1,516,666 | $416,666.00 |
| Novena Ville | 2011 | $1,680,000 | 2012 | $3,058,693 | $1,378,693.00 |
| Seletar Garden | 2011 | $990,000 | 2012 | $3,206,266 | $2,216,266.00 |
| Yi Mei Gardens | 2012 | $1,600,000 | 2013 | $2,833,333 | $1,233,333.00 |
| Thong Sia Building | 2014 | $3,350,000 | 2015 | $8,444,444 | $5,094,444.00 |
| Raintree Gardens | 2015 | $1,008,600 | 2016 | $1,909,714 | $901,114.00 |
| Serangoon Ville | 2016 | $912,000 | 2017 | $2,045,081 | $1,133,081.00 |
| Eunosville | 2016 | $1,100,000 | 2017 | $2,320,550 | $1,220,550.00 |
| Rio Casa | 2016 | $730,000 | 2017 | $2,010,489 | $1,280,489.00 |
| Tampines Court | 2016 | $830,000 | 2017 | $1,732,143 | $902,143.00 |
| Total Profit | $124,275,405 | ||||
| Starting Balance | $480,000.00 | ||||
| Closing Balance | $124,755,405.00 |
Here is how much you would have made:
So at the end of 22 years, you would have amassed a fortune of almost $125 million, from just $480,000 in 1995. This means that you would have made a nearly 260 times your initial investment!
Disclaimer: Couple of assumptions we made here. Values from transactions are derived from the URA data. En bloc prices are just averaged out and may not be actual unit prices due to the different sizes of units in a development. Some dates of transactions are not taken into account as we have just looked at the year it was sold and en bloc.
Bonus:
To take things further, we wanted to see what was the maximum value that one could have derived starting from transactions in 1995. The biggest profit that could be made was from buying City Mansion in 1995 at $1,500,000 as in 1996 it went en bloc gaining you $5,560,000. So from there on 22 years later you would have made a staggering $5,913,586,803. That’s nearly $6 billion!
Disclaimer: We took the lowest transaction for each development as the base cost for each unit. Also, as the figures increased so rapidly up till a point we had enough money to buy out whole developments, the assumption here is that we are able to buy out the entire development.
If you like to read more about en bloc properties you can do so here: 148 little-known freehold properties ripe for en bloc part 1 and part 2
Commentary like this is useful for understanding the broader market. The harder part is applying those ideas to a specific property, budget or decision you’re actually considering.
That’s often where a second opinion becomes valuable.
If you’d like to discuss how this applies to your own circumstances, you can reach out for a one-to-one consultation here.
And if you simply have a question or want to share a thought, feel free to write to us at stories@stackedhomes.com. We read every message.
Frequently asked questions
How much money could I have made if I invested in en bloc properties in Singapore from 1995 to 2017?
What is the total profit from en bloc property investments in Singapore over the years?
How much could the maximum profit have been if I bought the cheapest units in 1995 and sold after en bloc in 1996?
What are the assumptions behind the calculation of potential en bloc profits?
Can I find more information on en bloc properties in Singapore?
2 Comments
Neptune court can buy
Lagoon view 1.6m can buy