What exactly is en bloc potential?

If you have been looking for properties in Singapore, you might see listings of properties with en bloc potential as one of the big selling point.

En bloc refers to a collective sale where an entire property development like a condo or an HDB cluster, including the land, is sold to a single buyer (i.e. a property developer or government respectively).

How would you know if the property has en bloc potential? Typically, condos with en bloc potential sport these characteristics:

  • They have an under-utilised land plot ratio
  • Revised plot ratios
  • Redevelopment of the district
  • The property market is strong
  • The residents are willing to move

With the recent en bloc fever going on in the Singapore condo market, we’ve put together a comprehensive list of private properties with en bloc potential.

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

Hong Keng Garden is a hidden gem in the North with many greeneries, quiet environment. There are many f&b available. The nearest will be a coffee shop within the property which serves tasty Teochew porridge, Muslim food, Thai food, coffee and tea with traditional kaya butter breakfast. It is conveniently located to many amenities and within walking distance and/or bus ride. Hong Heng Garden is within reasonable driving distance to local schools, such as Peiying Primary School and Naval Base Secondary School. In addition is it also near Sembawang Country Club and Yishun Sports Hall and Yishun Stadium.

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

Each unit of Finland Gardens ranges from one to four bedrooms along with bathrooms. Each unit having a varying price point according to the size and facilities, making it perfect for a small family, couples or bachelors. Furthermore, additional features include a 24-hour security and a swimming pool making Finland Gardens unique from other projects within the district and throughout Singapore. Moreover, there are a number of MRT stations within the district. Another plus point Of Finland Gardens is that it is located near the East Coast Parkway, for vehicle owners, the Central Business District is just ten minutes away making it relatively fast and convenient for people to travel to and from their office on the daily. The strategic importance of Finland Gardens cannot be undermined.

Cascadale

Name Cascadale
District D16
Address Upper Changi Rd East
Tenure Freehold
No of Units | Land size 134 | 167,528 sqf
Completion Year 1994

Cascadale is located a 9-minute walk from Melville Park Supermarket. There are four additional supermarkets in the vicinity which makes it easy for the tenants as they do not really have to go far from their homes for their everyday necessities. Another benefit of the location is the presence of various schools in the district, including One World International School. It is also located near upcoming Singapore’s 4th University and will be served by nearby MRT stations along the Downtown Line. Cascadale boasts many luxurious features that are desirable to its residents, such as a covered car park. Residents do not have to fret over finding a parking space when they are in a hurry or coming back from a tiresome day of work. In addition, the Cascadale boasts a state-of-the-art security system along with a dedicated security team that aims to protect all the residents of the building, dedicated to keep them safe and help them in cases of emergency. The security teams patrol at various times of the day to ensure maximum security. The Cascadale also has many other features to make it an attractive choice for onlookers such as a barbeque area, child-friendly wading pool and swimming 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

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

The Tropicana Condominium is developed and built by Tropicana Development Pte Ltd. It is also known as Singapore-listed international property and hospitality conglomerate. It is considered as one of the biggest developers on the area. The project was completed in 1994.

This project has almost 3 bedrooms to accommodate a small family with children easily, which makes it different from other projects. The other thing of course is its easy via to the MRT station. The facilities at Tropicana Condominium include lap pool, Jacuzzi, children’s pool, poolside trellis, gymnasium, function room, tennis court, exercise corner, jogging path, car park, and 24-hour security. It provides a safe and secure environment for families with kids. The surroundings of the area is very attractive with beautiful greenery all around. There are lightning’s everywhere which makes the place more attractive especially during the night time.

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 apartment development located at 511 Guillemard Road, Singapore 399849, in District 14, minutes walk to Paya Lebar MRT Station. Completed in 1998, it comprises 71 units. Grandlink Square is close to Geylang Serai Malay Village and the Singapore Post Centre. Condo Facilities at Grandlink Square Facilities at Grandlink Square include 24-hours security. Condo Amenities near Grandlink Square Numerous feeder bus services are available near Grandlink Square. It is also located close to good schools, such as Chung Cheng High School, Tanjong Katong Secondary School, and Tanjong Katong Girls’ School. Grandlink Square is also within driving distance to the stretch of restaurants along Geylang Road and Tanjong Katong Road. Residents can head down to the nearby Haig Road Market or Tanjong Katong Complex for daily necessities and more. For vehicle owners, driving from Grandlink Square to either the business hub or the bustling Orchard Road shopping district takes about 15 minutes, via Geylang Road and Central Expressway respectively.

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

Chuan Park despite of being an old development, offers a lot of great facilities and features that the residents of many new developments only dream of having. The residents of the development can enjoy the sauna facility in the development. There is a clubhouse in the development where the residents can spend some great time in the development. The development company did not forget about the children and has developed a lovely children’s playground in the development where the children can enjoy while remaining in the development and without worrying the parents. The development also offers facilities like a squash court, a wading pool, a swimming pool, tennis courts and a great gymnasium equipped with modern exercising machines where the residents can work out while remaining in the development and enjoy a healthy lifestyle. The development also offers complete covered car parking facility for its residents. Most importantly, the development is equipped with latest security gadgets and provides 24 hour security to its residents to make sure that the residents are protected from any kind of external threats while they are in the development.

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

Peace Mansions is a beautiful apartment development that has many charms to it. There are various facilities that residents can enjoy while living in Peace Mansions. Residents of Peace Mansions would not have to travel far to get their basic necessities as everything is close within their reach. Residents can enjoy the playground and swimming pool. Residents can enjoy taking evening walks around the apartment development or take a dip in the pool on a hot day. The apartment comes equipped with covered car parks and 24 hours security system to ensure the safety of residents is well taken care of at all time. Residents can enjoy other amenities such as shops and malls.

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

Braddell View is a leasehold apartment development that is located at Braddell Hill in District 20. It is a mature apartment development. The project was completed in 1981 with a total of 438 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.

The project was developed by Housing and Urban Development Corporation Limited (aka HUDC), a small-scale property corporation that has developed 2 property projects in Singapore.

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

Built in 1993 by Bukit Merah Gardens Pte Ltd, Emerald Park is located in District 3 and has a total of 280 units.

This Condominium/Apartment is accessible through the nearest train stations such as Havelock MRT (TE16) Thomson-East Coast Line Due 2021, Tiong Bahru (EW17), and Great World MRT (TE15) Thomson-East Coast Line Due 2021. The nearest primary schools are Alexandra Primary School, Zhangde Primary School, and River Valley Primary School.

This property is close to amenities like NTUC Fairprice (Bukit Ho Swee), NTUC Fairprice (Tiong Bahru Plaza), and Cold Storage Great World City. The closest shopping malls are Concorde Shopping Centre, Concorde, and Tiong Bahru Plaza.

Emerald Park is a condominium along Indus Road, which is about a 10-minute walk from Tiong Bahru MRT.

It’s likely that many developers will be interested in the condominium given its favourable location. Emerald Park is in close proximity to central Singapore, including Orchard Road and the business district. Rumours have been circulating for quite a while about Emerald Park possibly being put up for en bloc.

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

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