In Singapore, people are seeking properties holding a decent en bloc potential because either they desire to settle or ought to generate rental income. Here I must stop for a sec, is it a good time to invest in property for rental value? If I were asked, then I’d probably say no, because there are a couple of units that are in the same development phase as yours, and other clients are also waiting anxiously to get rented. At this time maybe you’ll not get the peak value in return but the future seems promising.
Before proceeding further, I noticed that some of you might not be familiar with the term “en bloc potential”. So, let’s begin by diving straight into it.
What should you grasp, when someone mentions en bloc potential?
In simpler terms, en bloc refers to a collective sale of more than one property unit to a common developer (i.e. independent property developer or government respectively).
Now you know en bloc potential quite well, then you must be scratching your head and wondering how would I know If a property has en bloc potential? Well, worry not! I got you covered. Certain condos (apartments) having en bloc potential reflect these characteristics:
• They possess an under-utilized land plot ratio.
• Age (older developments have a better success rate).
• Number of units in the development (smaller developments have better success rate); and
• Redevelopment of the district.
Observing the on-growing hype of en bloc potential in the Singapore condo market, we’ve prepared an absolute list of private properties with en bloc potential for potential clients.
1. Hong Heng Garden
| Name | Hong Heng Garden |
|---|---|
| District | D26 |
| Address | Sembawang Rd |
| Tenure | Freehold |
| No of Units | Land size | 27 | 87,500 sqf |
| Completion Year | 1987 |
Imagine waking up in a spacious royal bedroom and you took two steps to the right towards the window. And when you take a glance outside, you’re amazed seeing the greeneries and such a cherishable habitat around you. I’m talking about none other than Hong Heng Garden located in North which is a true masterpiece “of a perfect residence”. Hong Heng Garden is minutes ride away from neighborhood schools in Yishun. Variety of food and beverages available, the nearest is a coffee shop serving high-quality Teochew porridge, Muslim food, Thai food, along with the traditional Kaya butter breakfast. Many amenities are conveniently available within walking distance or a 10-15 minutes bus ride. The nearest train station spring leaf MRT is accessible through Hong Heng Garden which saves much time in long-distance traveling. And a piece of cheerful news for vehicle owners! A drive from Hong Heng Garden to the business hub takes only 20-25 minutes via the Central Expressway (CTE).
2. Finland Gardens
| Name | Finland Gardens |
|---|---|
| District | D15 |
| Address | East Coast Avenue |
| Tenure | Freehold |
| No of Units | Land size | 48 | 98,250 sqf |
| Completion Year | 1989 |
The best part about Finland Gardens is that it occupies a 98,250 sqft area and has varying prices for a large family, small family, couples, and bachelors making it affordable and convenient. It comes in a range from one to four bedrooms along with bathrooms. The apartment is accessible to the nearest train stations like Siglap MRT (TE28). Finland Gardens is in proximity to renowned schools such as Ngee Ann Primary School, Opera Estate Primary School. Restaurants and Pubs near the Finland Gardens include Jin Wee Restaurant, Throw Yen Seafood, and our all-time favorite, Subway. The closest mall is Bedok mall including some other plaza centers such as Siglap center and Chills and Grill People. Facilities and amenities include 24-hour security and a swimming pool. Another asset of Finland Gardens is that it is located near East Coast Parkway, for vehicle owners, daily up-down is convenient as the Central Business District is just 10 minutes away.
3. Cascadale
| Name | Cascadale |
|---|---|
| District | D16 |
| Address | Upper Changi Rd East |
| Tenure | Freehold |
| No of Units | Land size | 134 | 167,528 sqf |
| Completion Year | 1994 |
We are always in search of a one-stop solution for everything. And there’s nothing better if you can get all your daily need items, accessories, clothing, and entertainment in one place. As Cascadale is only a 9-minute walk away from the Melville Park Supermarket, it is easy for tenants as they don’t have to rush far from their homes for everyday necessities. The presence of various schools around the area near your apartment eases your kid’s effort going or returning from school and ultimately, he puts all his potential into studies, sounds cool right! Cascadale is located near upcoming Singapore’s 4th University. At Cascadale you are served with several opulence features like covered car parking so that your car doesn’t have to suffer from weather terrains and also, you’ll not need to be using your Sherlock Holmes’ brain in finding an empty car lot after an infuriating day from work. Cascadale provides a state-of-the-art security system assigning determined security teams to maintain a safe and peaceful environment inside the campus. Some attention-grabbing features include a barbeque area and, child-friendly wading pool.
En Bloc News
THE owners of Cascadale condominium in Changi are making a second attempt at an en bloc sale at the same reserve price of S$270 million, market agent JLL said on Tuesday.
The 25-year-old freehold property in District 16 was first launched for collective sale in May this year.
If the sale is successful, the owners of the 134-unit property will stand to receive between S$1.4 million and S$4 million each.
The reserve price translates to a land rate of about S$1,065 per square foot per plot ratio (psf ppr), after factoring an estimated development charge (DC) of about S$15.5 million and before any bonus gross floor area, JLL said.
– The Business Times TUE, OCT 01, 2019 – 12:23 PM
4. Tropicana Condominium
| Name | Tropicana Condominium |
|---|---|
| District | D16 |
| Address | Jalan Tiga Ratus |
| Tenure | 999 years leasehold |
| No of Units | Land size | 40 | 53,273 sqf |
| Completion Year | 1994 |
Tropicana Condominium is located at 2, Jalan Tiga Ratus, in District 16 Upper East Coast. The unit of the project was developed by the most experienced and skilled developers of Singapore. The majority consists of 3 bedrooms at an affordable price despite its proximity to MRT. Small families are highly recommended to invest in this project. The amenities at Tropicana Condominium include Jacuzzi, lap pool, poolside, trellis, gymnasium, function room, exercise corner, jogging path, car parking along with 24-hour strict security. The greenery surrounding the Tropicana Condominium refines its beauty to a greater extent. It looks much fascinating at night due to the lightning decorations embracing the whole Tropicana Condominium.
Grandlink Square
| Name | Grandlink Square |
|---|---|
| District | D14 |
| Address | Guillemard Road |
| Tenure | Freehold |
| No of Units | Land size | 71 | 60,353 sqf |
| Completion Year | 1998 |
Grandlink Square is a freehold commercial property meaning that the owner of such estate holds free ownership till the very end, and can use the land for any purposes abiding by the local regulations. It is located at 511, Guillemard Road, 399849 in District 14. Grandlink Square is primarily used for office space rent and sale. Grandlink Square is near the Pay Lebar MRT station, Aljunied MRT station (EW9), and Dakota MRT station (CC8). Numerous tours and travels, bus services are available near Grandlink Square. Several reputed schools like Chung Cheng High School, Tanjong Katong Secondary School and, Tanjong Katong Girls’ School are in proximity to Grandlink Square. If you want to have a romantic dinner night then several restaurants are within driving distance to the stretch along Geylang Road and Tanjong Katong road. For daily necessities and shopping, tenants can visit Haig road market or Tanjong Katong Complex located at a walkable distance from Grandlink Square. For vehicle owners, it takes about 15 minutes from Grandlink Square to the business hub or the bustling Orchard Road via Geylang Road and Central Expressway.
En Bloc News
The first is the basement retail space in Grandlink Square, an eight-storey commercial-and-residential development diagonally across from the commercial site in Paya Lebar Central, which has been put up for sale through the Government Land Sale (GLS) programme.
The indicative guide price for the property is S$40 million or about S$1,508 psf.
The property for sale consists of the entire basement unit with a floor area of 26,533 sq ft. It is currently tenanted to several operators: a wellness centre, family karaoke, a pool hall and a gaming arcade.
– The Business Times, WED, MAR 04, 2015 – 5:23 PM
Chuan Park
| Name | Chuan Park |
|---|---|
| District | D19 |
| Address | Lorong Chuan |
| Tenure | 99 year leasehold |
| No of Units | Land size | 452 | 402,995 sqf |
| Completion Year | 1985 |
Designed and constructed by the famous Golden Development Pte Ltd, Chuan Park is located in 240 Lorong Chuan, District 19 Singapore. The development offers a variety of excellent facilities which becomes a center of attraction of the development is its sauna bath facility which must be pain-relieving after a hard day at work. If you like partying with your loved ones then you must head straight to the clubhouse in the development where you’ll have a great time. Not ignoring the fact that kids may get bored, the development has a lovely children’s playground in which your kids can play and enjoy without creating any trouble for their parents. The development offers a wide range of amenities like swimming pool, tennis courts, a wading pool and a gymnasium equipped with the latest workout machines which motivate you towards a healthy and fit living standard. For non-vehicle owners, transportation from one place to another is efficiently made easy because they can opt for the first-class public transportation facilities which are available in your locality, which might be a plus point over others. CC14 Lorong Choang MRT station, CC13, and Serangoon MRT station are easily accessible by the residents. Several supermarkets such as Best Supermart, Soon Huat Mini Supermarket, and Cheau Provisional Store are nearby Chuan Park. You can visit any supermarket according to your convenience. The development is highly equipped with the latest gadgets for security purposes, along with a specialized security team. Here, I must say that even a housefly can’t flicker without their approval
Peace Mansions
| Name | Peace Mansions |
|---|---|
| District | D09 |
| Address | Sophia Road |
| Tenure | 99 year leasehold |
| No of Units | Land size | 42 | 76,617 sqf |
| Completion Year | 1976 |
It is located in District 9 and has very high visibility onto Sophia Road and the range is approximately 100m. Some astounding features include its proximity to six MRT stations Rochor, Bencoolen, Dhoby Ghaut, Bras Basah, Little India, and Bugis within only a 600m radius, and its excellent location with various accessibilities. The project is also within a 1km radius to various undisputed institutions like Stamford Primary School and St. Margaret’s Primary School. Residents can opt for any of the public transportation as there are several transportation facilities near Peace Mansions. Vehicle owners can easily head out to the shopping district located at Orchard Road via Bukit Timah Road, Penang Road, and Fort Canning Road within 10-12 minutes. There are numerous fine dining servings offered by various restaurants such as The Manhattan Fish Market Plaza Singapura, Standing Sushi Bar, Lei Garden Restaurant Chijines, The Banana leaf Apollo and Gayatri Restaurant. If there’s a medical emergency or illness then you can immediately visit the nearest medical centers such as G.P. Medical Centre and Surgery, J.K. Leong Skin Clinic Pte Ltd, New City Skin Clinic Pte Ltd. The apartment is well equipped with covered car pranks and 24-hour security to sustain peace around the apartment.
En Bloc News
The owners of Peace Centre/Peace Mansion have put the prime mixed development site at 1 Sophia Road up for tender again with a reserve price of $688 million, or about $1,474 per square foot per plot ratio (psf ppr).
Peace Centre/ Peace Mansion (PCPM) sits on a 76,617 square feet site, with a gross floor area of slightly over 600,000 sq ft. The property has 32 floors, with Peace Centre being a part-seven, part-10-storey commercial podium block, and Peace Mansion, a 22-storey residential tower with 84 apartments and two penthouses.
This is the owners’ fifth attempt at a collective sale. In June 2018, they were said to be eyeing a reserve price of $650 million.
– The Straits Times PUBLISHED FEB 25, 2019, 4:04 PM SGT
Braddell View
| Name | Braddell View |
|---|---|
| District | D2o |
| Address | Braddell Hill, Singapore |
| Tenure | 99 year leasehold |
| No of Units | Land size | 438 | 1,141,528 sqf |
| Completion Year | 1981 |
Bradell View is a leasehold apartment located at Bradell Hill in District 20. Being a mature apartment development, it has a total of 438 units available for sale or rent. The project was developed by Housing and Urban Development Corporation Limited (HUDC). It is a small-scale corporation and has developed 2 property projects in Singapore till now. Now, moving on to the facilities and amenities, residents can take several benefits including a barbeque area, gymnasium room, tennis courts, mini-mart, playground, and wading pool. Public transportation is at a walkable distance from Bradell View, so non-vehicle owners need not worry about transportation at all. Nearby bus stops are Lighthouse School, Braddell View, Caldecott station, and Tao Payoh Rise. There are a couple of reputed educational institutions located near Braddell View like Hawthorn Language School, Kheng Cheng School, Lighthouse School, Marymount Convent School, and Raffles Institution Performing Arts Centre. For daily necessities, residents can visit Fairmart Mini Mart, Budget Value Pte Ltd, Ban Chuan Tong Drug Store, Fair Price. For medical assistance, there are numerous qualified medical centers such as Camry Medical Centre, K.K. Tang Adult and Pediatric Neurosurgery and Tan Kok Soon Heart Specialist Clinic. The apartment is always at 24-hour surveillance of security staff enhancing the protection from the surroundings.
En Bloc News
THE tender for Braddell View estate has closed without any bids after it was relaunched for collective sale at an unchanged price of S$2.08 billion.
In response to queries, Tang Wei Leng, managing director for marketing agent Colliers International, said: “The collective sale tender for Braddell View estate closed at 3pm on Sept 25 without bids. The Braddell View collective sale committee has instructed Colliers to enter into private treaty negotiation for the collective sale of the development.”
The property at Braddell Hill was previously put up for sale on March 27, but that tender closed in May with no bids. It was relaunched for sale again on Aug 13.Braddell View, which sits on a 1.14 million sq ft hilltop site overlooking MacRitchie Reservoir Park, comprises two commercial units and 918 residential units. The plot has a lease tenure of about 102 years with effect from Feb 1, 1978.
– The Business Times WED, SEP 25, 2019 – 11:12 PM
Emerald Park
| Name | Emerald Park |
|---|---|
| District | D03 |
| Address | 2 Indus Rd, Singapore |
| Tenure | 99 year leasehold |
| No of Units | Land size | 280 | 177,142 sqf |
| Completion Year | 1993 |
Located at 2, Indus Road off Ganges Road, 169586, City and South West in District 03, Singapore. Seeing the on-growing price for condos in this area, Emerald Park offers very much reasonable and affordable packages for a good mix of families. Some worthwhile educational institutions close to the apartment are Zhangde Primary School, Gan Eng Seng Secondary School, CS Montessori Kindergarten, and The Orange Academy-Tiong Bahru. Several shopping outlets near Emerald Park are FairPrice Havelock Rd, FairPrice Finest Tiong Bahru Plaza, Cold Storage, Great World City, and Concorde Shopping Centre. Medical hospitality centers in proximity to Emerald Park are MK TCM Women’s and Children’s Clinic, Singapore General Hospital, Clover Medical Clinic Pte. Ltd., National Heart Centre Singapore, and Outram Community Hospital. The condo is accessible through Havelock MRT Station, Tiong Bahru MRT station, and Great World MRT station. Some sorted bus services are available close to Emerald Park. It takes only 10 minutes to drive to the business hub via Havelock Road and the shopping district is just 5 minutes away.
Hillcrest Arcadia
| Name | Hillcrest Arcadia |
|---|---|
| District | D11 |
| Address | Arcadia Rd, Singapore |
| Tenure | 99 year leasehold |
| No of Units | Land size | 272 | 442,075 sqf |
| Completion Year | 1980 |
Hillcrest Arcadia is a beautiful condominium development that has many charms to it. There are various facilities that residents can enjoy while living in Hillcrest Arcadia. Residents of Hillcrest Arcadia would not have to travel far to get their basic necessities as everything is close within their reach. Residents can enjoy the barbeque area, clubhouse, gymnasium room, putting green, swimming pool, fitness corner, playground, sauna, squash court and tennis courts. The condominium comes equipped with covered car parks and 24 hours security system that ensures the safety of residents is well taken care of.
Laguna Park
| Name | Laguna Park |
|---|---|
| District | D15 |
| Address | Marine Parade Rd, Singapore |
| Tenure | 99 year leasehold |
| No of Units | Land size | 516 | 62,200 sqm |
| Completion Year | 1978 |
Laguna Park is a leasehold apartment development that is located at Marine Parade Road in District 15. It is an apartment project that was completed a while back. The project was completed in 1978 with a total of 516 units available for sale or rent. The apartment development is located close to public transportation that allows residents to move easily from one place to another from the apartment. There are many shops and amenities close to the apartment development which would ease the process for residents and they do not need to go far to find what they need.
En Bloc News
Laguna Park off Marine Parade Road has been relaunched for sale by tender with a reserve price of $1.48 billion, marketing agent Knight Frank Singapore announced yesterday.
The 99-year leasehold private residential estate in the East Coast area was put up for collective sale in September last year at the same reserve price, after two attempts by owners of the development in 2007 and 2010.
The reserve price of $1.48 billion translates to a land rate of $1,231 per square foot per plot ratio (psf ppr), subject to the authorities’ approval.
– The Straits Times PUBLISHED APR 9, 2019, 5:00 AM SGT
Conclusion
In the 2nd half of 2020, the government decided to reduce the private housing supply further by 22.8%. The decision was in favor to encounter an overwhelming supply of residential units in the market. Ironically, this might encourage developers to head again towards en bloc sales instead. At this time, it is not definite to say whether the developers will step aside from the wind or they’d make a move. However, according to some reliable sources, there are few early signs that these discussed private condos en bloc sales could make a comeback in 2021. Maybe, the economic downfall may have been unsuccessful so far at securing an en bloc deal.
