Collective / Enbloc Sales

Collective Sales, often known as en bloc is a property transaction with 2 or more units in the whole development being sold to a single purchaser, often a property developer. Depend on the size of the development which can be 2 units to more than 1000 units, the respective home owners join together to sell their unit with a golden handshake.

In development that is less than 10 years old, more than 90% has to consent to the collective sales. For development that are older than 10 years, more than 80% must consent for the sale to go through at the expense for those who opposed to the sale.

Collective sales result in the sudden surge in millionaires as often developers pay a premium for those to sell, although some minority will not be keen to sell, whether for sentimental values or blessing. The silver lining is often the price where owners often get a windfall for their unit. 

Why the need for En bloc?

As a development aged, wear and tear will occur or even leakage. Or as a city progress, the old development too has to upgrade to blend in with the tides of time. However, there would be some who would not want to move because they love the location and they know that once they sell their property, they will not be able to buy back same location at the same price.

Thus the collective sales 80% mark was a balance to go with the majority for the collective sales.

Processes involved in Collective Sales

1) Getting Started

  • Property owners want to sell together collectively in the hope of higher price rather than selling individually.
  • Developer interested in re-developing the site and approach the development owners and negotiate with them to vote and sell collectively.
  • Fund management or company approach the owners and negotiate with owners with an offer.

2) Setting up of Pro-Tem Committee

Pro-Tem committee handle organising Extraordinary General Meeting (EGM) and rallying support to get fellow owners to sell collectively to hit the 80% threshold.

3) Appointment of Professionals

Once there is enough vote for the collective sales to proceed,   the pro-tem committee will have to get a lawyer to draft all the necessary legal document and also appoint valuer and property consultant to market the development.

Proper Timeline and course of actions has to be accounted to the owners as to when to vacate and when they get paid.

4) Sales by Tender

If the owners group together to start the collective sales, then development will then be marketed to buyers and developers, which normally handle by the property consultant and then cross finger see which are the highest bidder and if it exceed expectation.

5) Strata Titles Board Application

In the event that there’s no 100% approval to sell, Strata Titles Board will step in to review in a case by case basis to determine and justify if respective suffered financial loss as a result of this collective sales.

Strata Titles Board will reject the en bloc application if in any case the protesting owners suffered a financial loss as a result of this en bloc case.

6) Setting up Timeline

Once the Strata Title Board approve the en bloc case, the owners will be schedule a timeline for them to get their proceed so that they can buy another development and can vacate the place at a specific timeline.

Those with tenants will also have to vacate the place, often with some form of compensation.

Latest Collective / Enbloc Sales Transactions

Date AwardedProjectTenureSuccessful TendererPrice ($m)New Project Name
23/May331 Guillemard RoadFHMacly$20.55m
11/MayPeak CourtFHTuan Sing118.88
25/AprPei Fu IndustrialFHOxley76.25m
23/AprOlina LodgeFHKheong Leong230.9m
Apr/18Dunearn GardensFreeholdEL Devt$468m
Faber GardenAbegail
17/Apr/18Asia GardenFreeholdSustained Land$343m
13/Apr/18Tulip GardenFreeholdMCL$907m
Casa Meyfort
Landmark Tower
United Mansion
Chancery Court
3/Apr/18Cairnhill HeightsFreeholdTiong Seng / Ocean SKy$73m
5/Apr/18The EstroilFreeholdFar East$223.9m
24/Mar/18Ampas ApartmentsFreeholdOxley$95m
19/Mar/18Makeway ViewFreeholdBukit Sembawang$168m
19/Mar/18Pacific MansionsFreeholdGuocoland, Intrepid$980mCharly
16/Mar/18Katong Park Towers99 YrsBukit Sembawang$285m
10/Mar/18Goodluck GardenFreeholdQingjian$610m
12/Mar/18Eunos MansionFreeholdFragance$220m
9/Mar/18Toho MansionFreeholdKDB Ventures$120.4m
2/Mar/18HollandiaFreeholdFar East$183.4m
16/Feb/18Brookvale Park999 YrsHoi Hup$530m
15/Feb/18Cairnhill MansionsFreeholdLow Keng Huat$362m
15/Feb/18Riviera PointFreeholdMacly$72m
14/Feb/18Pearlbank Apartments99 YrsCapitaland$728m
8/Feb/18City TowersFreeholdJapura$401.9m
26/Jan/18The WilshireFreeholdRP Venture$98.8m
19/Jan/18Kismis View99 YrsRP Venture$102.8m
11/Jan/18Park West99 YrsSing Haiyi$840.9
14/Dec/17Vista ParkFreeholdOxley$418m
13/Dec/17Parkway MansionFreeholdSustained Land$146.9m
11/Dec/17Apartment 8FreeholdOxley$21m
13/Dec/17Derby CourtFreeholdRoxy$73.88m
7/Dec/17Jervois GreenFreeholdSpring Court$52.9m
2/Dec/17RoyalvilleFreeholdAllgreen$478m
??Jalan Loyang BesarFreehold????
2/Dec/17Crystal TowerFreeholdAllgreen$181m
30/Nov/17How Sun Park (19 How Sun Avenue)FreeholdSing Haiyi$81.09m
20/Nov/17Mayfair GardensFreeholdOxley$311mMayfair Collection
17/Nov/17Tai Wah BuildingFreeholdLucrum Capital$84.9m
8/Nov/17Casa ContendereFreeholdTeeland$72m
7/Nov/17Lodge 77FreeholdKTC$29mCris
24/Oct/17Dunearn CourtFreeholdRoxy$36.3m
21/Oct/17Florence Regency99 YrsLogan Property$629m
18/Oct/17Changi GardenFreeholdChip Eng Seng$248.8m
6/Oct/17Normanton Park99 YrsKingsford$830.1m
4/Oct/172 Guillemard LaneFreeholdRoxy Pacific$33.5m
4/Oct/17Amber ParkFreeholdCDL / Hong Leong$906.7mThe Opus
Sep/17Jervois GardensFreeholdSC Global$72m
Sep/17Nanak MansionsFreeholdUOL$201.1m
23/Sep/17Sun RosierFreeholdSingHaiYi$271m
18/Sep/17Seraya CrescentFreeholdTee land$25.7m
30/Aug/17Toho GreenFreeholdOxley$8.4mParkwood Residences
Aug/17Tampines Court99 YrsSim Lian$970m
26/Jul/17Serangoon Ville99 YrsOxley$499mAffinity at Serangoon
Jul/17The AlbraccaFreeholdSustained Land$69.1m
11/Jul/17Lotus @ Pasir PanjangFreeholdOxley$121mThe Verandah Residences
31/May/17Eunosville99 YrsMCL$765.8m
25/May/17Goh and Goh Building99 YrsBBR$101.5m
24/May/17Rio Casa99 YrsOxley$575m
24/May/17494 Upper East Coast RoadFreeholdOxley$10.5mSea Pavilion Residences
5/May/17One Tree Hill GardenFreeholdLum Chang$65m
12/Apr/17hillview HouseFreeholdTuan Sing$47.8mPR
25/Jan/17826 Upper Bukit Timah RoadFreeholdRoxy$17m
20/Dec/16Perpetual Apartments999 Yrs$10.2m
17/Nov/16Khong Guan IndustrialFreeholdLian Beng$31mMactaggart Food Link
17/Nov/16Cuscaden MansionsFreeholdSustained Land$103.8m3 Cuscaden
6/Oct/16Raintree Gardens99 YrsUOLPR
31/Aug/16Harbour View GardensFreeholdRoxy$33.25mHarbour View Gardens
19/May/16Shunfu Ville99 YrsQingjian$638mJade Scape
25/Jul/15Thong Sia BuildingFreeholdSIN Capital$380mBideford Hills
21/Oct/13Shan CourtFreeholdTiong Aik$41.4m12 on shan
6/Aug/13Singa CourtFreehold$36.8mSingahills
24/Jun/13Minton CourtFreeholdLogistics$11.9mPlace 8
17/Jun/13Yi Mei GardensFreeholdRoxy$136mTrilive
1/Jun/13Sunnyvale ApartmentsFreeholdRoxy$25mSunnyvale Residences
23/Mar/13Kismis LodgeFreeholdNewfort Alliance$84.1mKismis Residences
13/Feb/13Hua CourtFreehold$14.4mMorris Residences
24/Jan/13Ultra MansionFreeholdFantasia$149.1m6 Derbyshire
Katong GemFreeholdMaclySeraya Residences

Latest en bloc / Collecting Sales Breaking News

Peak Court Sold En Bloc For $118.88m

With an offer price at $118.88 million, the Peak Court has been sold through collective sale. It is a four-storey residential property development right at Thomson Road said, property agent, Edmund Tie & Company (ET & Co), May 11, Friday

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Tulip Garden en bloc to MCL Land for $907m

A collaboration of MCL Land and Yanlord Land Group, a Chinese tycoon developer acquired the second ever huge collective sale for 2018, referring to none other than the famous Tulip Garden. It bears the most competitive price which is $906.9 million. The price runs to 20.4 greater than the $753 million which is the reserve, endorsed by a 316,708 sq ft real property estate, completion way back 1985. Tulip Garden braces 162 maisonettes and apartments, plus shop units of two. It stood around areas of District 10, adjacent to Good Class Bungalow and Holland Village. For every residential property, unit owner deserves an...

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