Singapore Condos Best for En-bloc speculators
Buy older condos in en-bloc-viable districts hoping for a collective-sale payout.
This page is for buyers acquiring older condos in en-bloc-viable districts hoping for a collective sale payout. En-bloc sales happen when ≥80% (by share value AND strata area) of owners in a development consent to sell the entire site to a developer who'll redevelop it. Successful en-blocs typically pay 50-80% premiums over individual resale value — but they take years (often a decade+) and many attempts fail.
What signals en-bloc viability:
- Site age 25+ years: the original residents are aging out; refurbishment cost becomes prohibitive; tenure decay (for leasehold) creates pressure to monetise.
- Freehold tenure: the developer pays a lower government Differential Premium for freehold-to-freehold redevelopment. Most successful 2023-2024 en-blocs (per URA Sales Returns) were freehold.
- Under-utilised plot ratio: URA's Master Plan assigns each site a maximum plot ratio; if current development is well below the ceiling, redevelopment unlocks significant additional units. URA's Master Plan tool shows current plot ratio.
- Districts with active redevelopment demand: D9, D10, D11, D14, D15, D21. The CCR cluster (9-11) has been the historic hot zone; D14-15 saw a surge in 2017-2018.
Recent precedent: 2022-2024 en-bloc sales of Pearl Bank Apartments, Tulip Garden, Pacific Mansion, and Park West fetched 30-80% premiums over the prior individual-unit resale market. Several attempted sales in the same window failed (insufficient 80% consent), leaving owners stuck for 2-3 years before the cycle restarts.
The downside math: en-bloc speculation can lock you in for 5-10+ years with mediocre rental yield (older buildings have older facilities and softer tenant demand), high maintenance cost (aging plumbing, MCST sinking-fund top-ups), and no guarantee of payout. If the sale fails, you own a 30-year-old condo with limited resale appeal.
Tools: our Lease Decay Calculator models the freehold-vs-leasehold differential; our Affordability Calculator handles the holding-cost math.
This is NOT for you if: you want a new modern property to live in (see Resort facilities) or you need predictable cash flow (en-bloc payouts are lumpy and unscheduled).
100 matching properties
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10 SHELFORD
Editorial fit: 'En-bloc speculators'. Older site profile in an en-bloc-active cluster — speculative upside if collective sale activates.
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28 SHELFORD
Editorial fit: 'En-bloc investors (5–8yr horizon)'. Older site profile in an en-bloc-active cluster — speculative upside if collective sale activates.
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ADAM PARK CONDOMINIUM
Editorial fit: 'En-bloc speculators'. Older site profile in an en-bloc-active cluster — speculative upside if collective sale activates.
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ALLSWORTH PARK
Editorial fit for En-bloc speculators: Older site profile in an en-bloc-active cluster — speculative upside if collective sale activates.
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ALWYN PARK
Editorial fit: 'En-bloc / land banking investors'. Older site profile in an en-bloc-active cluster — speculative upside if collective sale activates.
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AMBER POINT
36-year-old freehold in District 15 — sits in a historically en-bloc-active cluster; track URA Master Plan for plot-ratio upside.
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AMPAS APARTMENTS
Editorial fit: 'En-bloc speculators'. Older site profile in an en-bloc-active cluster — speculative upside if collective sale activates.
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ARDMORE PARK
25-year-old freehold in District 10 — sits in a historically en-bloc-active cluster; track URA Master Plan for plot-ratio upside.
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ASPEN HEIGHTS
27-year-old freehold in District 9 — sits in a historically en-bloc-active cluster; track URA Master Plan for plot-ratio upside.
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ASTON LODGE
29-year-old freehold in District 14 — sits in a historically en-bloc-active cluster; track URA Master Plan for plot-ratio upside.
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ASTRID MEADOWS
36-year-old freehold in District 10 — sits in a historically en-bloc-active cluster; track URA Master Plan for plot-ratio upside.
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ASTRIDVILLE
Editorial fit for En-bloc speculators: Older site profile in an en-bloc-active cluster — speculative upside if collective sale activates.
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AVALON
26-year-old freehold in District 10 — sits in a historically en-bloc-active cluster; track URA Master Plan for plot-ratio upside.
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BALESTIER PLAZA
Editorial fit: 'En-bloc land speculators'. Older site profile in an en-bloc-active cluster — speculative upside if collective sale activates.
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BALESTIER POINT
Editorial fit: 'En-bloc speculators'. Older site profile in an en-bloc-active cluster — speculative upside if collective sale activates.
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BALESTIER REGENCY
Editorial fit: 'En-Bloc Investors'. Older site profile in an en-bloc-active cluster — speculative upside if collective sale activates.
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BALMORAL GATE
Editorial fit for En-bloc speculators: Older site profile in an en-bloc-active cluster — speculative upside if collective sale activates.
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BALMORAL POINT
49-year-old freehold in District 10 — sits in a historically en-bloc-active cluster; track URA Master Plan for plot-ratio upside.
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BALMORAL TOWER
Editorial fit: 'En-bloc speculators with 5–10 year horizon'. Older site profile in an en-bloc-active cluster — speculative upside if collective sale activates.
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BALMY COURT
28-year-old freehold in District 14 — sits in a historically en-bloc-active cluster; track URA Master Plan for plot-ratio upside.
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BARKER VILLE
Editorial fit: 'En-Bloc Speculators'. Older site profile in an en-bloc-active cluster — speculative upside if collective sale activates.
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BASSEIN COURT
Editorial fit for En-bloc speculators: Older site profile in an en-bloc-active cluster — speculative upside if collective sale activates.
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BAYSHORE PARK
Editorial fit: 'En-bloc believers with cash reserves who can absorb the downside if collective sale does not materialise within 5–8 years'. Older site profile in an en-bloc-active cluster — speculative upside if collective sale activates.
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BEAUTY WORLD CENTRE
Editorial fit: 'En-Bloc Investor'. Older site profile in an en-bloc-active cluster — speculative upside if collective sale activates.
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BEAVERTON COURT
42-year-old freehold in District 10 — sits in a historically en-bloc-active cluster; track URA Master Plan for plot-ratio upside.
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BEDOK COURT
Editorial fit: 'En-bloc opportunity seekers'. Older site profile in an en-bloc-active cluster — speculative upside if collective sale activates.
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BEVERLY HILL
43-year-old freehold in District 10 — sits in a historically en-bloc-active cluster; track URA Master Plan for plot-ratio upside.
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BIRCHWOOD MANSIONS
Editorial fit: 'En-Bloc Strategists'. Older site profile in an en-bloc-active cluster — speculative upside if collective sale activates.
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BIRMINGHAM MANSIONS
28-year-old freehold in District 11 — sits in a historically en-bloc-active cluster; track URA Master Plan for plot-ratio upside.
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BISHAN PARK CONDOMINIUM
Editorial fit: 'En-bloc opportunity seekers'. Older site profile in an en-bloc-active cluster — speculative upside if collective sale activates.
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BLOSSOM MANSIONS
31-year-old freehold in District 14 — sits in a historically en-bloc-active cluster; track URA Master Plan for plot-ratio upside.
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BLOSSOM VIEW
28-year-old freehold in District 14 — sits in a historically en-bloc-active cluster; track URA Master Plan for plot-ratio upside.
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BLUWATERS
Editorial fit: 'En-bloc hopefuls targeting small-development collective sale'. Older site profile in an en-bloc-active cluster — speculative upside if collective sale activates.
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BLUWATERS 2
Editorial fit: 'En-bloc speculators'. Older site profile in an en-bloc-active cluster — speculative upside if collective sale activates.
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BOON TECK APARTMENTS
Editorial fit: 'En-Bloc Speculator'. Older site profile in an en-bloc-active cluster — speculative upside if collective sale activates.
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BOON TECK TOWER
Editorial fit: 'En-Bloc Investor'. Older site profile in an en-bloc-active cluster — speculative upside if collective sale activates.
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BOTANIC GARDENS VIEW
56-year-old freehold in District 10 — sits in a historically en-bloc-active cluster; track URA Master Plan for plot-ratio upside.
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BOTANIQUE AT BARTLEY
Editorial fit: 'En-bloc hopefuls'. Older site profile in an en-bloc-active cluster — speculative upside if collective sale activates.
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BOUGAINVILLA APARTMENTS
28-year-old freehold in District 14 — sits in a historically en-bloc-active cluster; track URA Master Plan for plot-ratio upside.
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BRADDELL VIEW
Editorial fit: 'En-bloc believers with cash reserves who can absorb the downside if collective sale does not materialise within 5–8 years'. Older site profile in an en-bloc-active cluster — speculative upside if collective sale activates.
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BREEZE BY THE EAST
Editorial fit: 'En-bloc speculators (score 40 reflects low collective sale likelihood)'. Older site profile in an en-bloc-active cluster — speculative upside if collective sale activates.
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BRIGHTON VIEW
Editorial fit: 'En-bloc-optionality buyers (call-option on redevelopment)'. Older site profile in an en-bloc-active cluster — speculative upside if collective sale activates.
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BRISTOL LODGE
Editorial fit: 'En-bloc speculators'. Older site profile in an en-bloc-active cluster — speculative upside if collective sale activates.
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BUONA LODGE
Editorial fit: 'En-Bloc Speculator'. Older site profile in an en-bloc-active cluster — speculative upside if collective sale activates.
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BUONA VISTA GARDENS
Editorial fit: 'En-Bloc Value Hunter'. Older site profile in an en-bloc-active cluster — speculative upside if collective sale activates.
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CAIRNHILL PLAZA
Editorial fit for En-bloc speculators: Older site profile in an en-bloc-active cluster — speculative upside if collective sale activates.
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CAIRNHILL RESIDENCES
Editorial fit: 'En-bloc optionality investors (15–20yr horizon)'. Older site profile in an en-bloc-active cluster — speculative upside if collective sale activates.
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CAMBRIDGE VILLAGE
Editorial fit: 'En-bloc speculators'. Older site profile in an en-bloc-active cluster — speculative upside if collective sale activates.
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CAMELIA PARK
Editorial fit: 'En-bloc speculators'. Older site profile in an en-bloc-active cluster — speculative upside if collective sale activates.
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CAMELLIA LODGE
28-year-old freehold in District 14 — sits in a historically en-bloc-active cluster; track URA Master Plan for plot-ratio upside.
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CAMELODGE
28-year-old freehold in District 15 — sits in a historically en-bloc-active cluster; track URA Master Plan for plot-ratio upside.
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CAMWOOD PARK
Editorial fit: 'En-bloc thesis investors (5–10 yr horizon)'. Older site profile in an en-bloc-active cluster — speculative upside if collective sale activates.
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CANBERLIN LODGE
25-year-old freehold in District 14 — sits in a historically en-bloc-active cluster; track URA Master Plan for plot-ratio upside.
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CANNAVILLE
33-year-old freehold in District 15 — sits in a historically en-bloc-active cluster; track URA Master Plan for plot-ratio upside.
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CANNE LODGE
26-year-old freehold in District 14 — sits in a historically en-bloc-active cluster; track URA Master Plan for plot-ratio upside.
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CASA CAIRNHILL
35-year-old freehold in District 9 — sits in a historically en-bloc-active cluster; track URA Master Plan for plot-ratio upside.
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CASA ESPANIA
Editorial fit: 'En-Bloc Speculator'. Older site profile in an en-bloc-active cluster — speculative upside if collective sale activates.
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CASA FIDELIO
35-year-old freehold in District 15 — sits in a historically en-bloc-active cluster; track URA Master Plan for plot-ratio upside.
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CASA FLORA
Editorial fit: 'En-bloc opportunity seekers'. Older site profile in an en-bloc-active cluster — speculative upside if collective sale activates.
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CASA JERVOIS
36-year-old freehold in District 10 — sits in a historically en-bloc-active cluster; track URA Master Plan for plot-ratio upside.
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CASA NOVACREST
27-year-old freehold in District 9 — sits in a historically en-bloc-active cluster; track URA Master Plan for plot-ratio upside.
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CASA PASIR RIS
Editorial fit: 'En-bloc speculators with full cash and legal advice'. Older site profile in an en-bloc-active cluster — speculative upside if collective sale activates.
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CASA SARINA
28-year-old freehold in District 14 — sits in a historically en-bloc-active cluster; track URA Master Plan for plot-ratio upside.
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CASHEW PARK CONDOMINIUM
Editorial fit: 'En-bloc speculators (short hold)'. Older site profile in an en-bloc-active cluster — speculative upside if collective sale activates.
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CASSIA VIEW
25-year-old freehold in District 14 — sits in a historically en-bloc-active cluster; track URA Master Plan for plot-ratio upside.
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CASTLE LOFT
30-year-old freehold in District 15 — sits in a historically en-bloc-active cluster; track URA Master Plan for plot-ratio upside.
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CAVENAGH COURT
Editorial fit for En-bloc speculators: Older site profile in an en-bloc-active cluster — speculative upside if collective sale activates.
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CAVENAGH LODGE
Editorial fit: 'En-bloc thesis buyers (Far East developer + 41 units)'. Older site profile in an en-bloc-active cluster — speculative upside if collective sale activates.
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CHANCERY COURT
Editorial fit: 'En-bloc thesis investors (5–10 year hold)'. Older site profile in an en-bloc-active cluster — speculative upside if collective sale activates.
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CHANCERY ESQUIRE
30-year-old freehold in District 11 — sits in a historically en-bloc-active cluster; track URA Master Plan for plot-ratio upside.
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CHAPEL COURT
29-year-old freehold in District 15 — sits in a historically en-bloc-active cluster; track URA Master Plan for plot-ratio upside.
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CHAPEL LODGE
29-year-old freehold in District 15 — sits in a historically en-bloc-active cluster; track URA Master Plan for plot-ratio upside.
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CHATEAU LE FAME
29-year-old freehold in District 10 — sits in a historically en-bloc-active cluster; track URA Master Plan for plot-ratio upside.
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CHELSEA GARDENS
26-year-old freehold in District 10 — sits in a historically en-bloc-active cluster; track URA Master Plan for plot-ratio upside.
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CHELSEA LODGE
26-year-old freehold in District 15 — sits in a historically en-bloc-active cluster; track URA Master Plan for plot-ratio upside.
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CHESTER PARK
Editorial fit: 'En-Bloc Optionality Buyer'. Older site profile in an en-bloc-active cluster — speculative upside if collective sale activates.
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CITYVALE
Editorial fit: 'En-Bloc Speculator'. Older site profile in an en-bloc-active cluster — speculative upside if collective sale activates.
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CLAREMONT
25-year-old freehold in District 9 — sits in a historically en-bloc-active cluster; track URA Master Plan for plot-ratio upside.
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CLYDESVIEW
Editorial fit: 'En-Bloc Speculator'. Older site profile in an en-bloc-active cluster — speculative upside if collective sale activates.
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CORALIS
Editorial fit: 'En-Bloc Speculators'. Older site profile in an en-bloc-active cluster — speculative upside if collective sale activates.
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CORONA VILLE
44-year-old freehold in District 10 — sits in a historically en-bloc-active cluster; track URA Master Plan for plot-ratio upside.
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CORONATION ARCADE
42-year-old freehold in District 10 — sits in a historically en-bloc-active cluster; track URA Master Plan for plot-ratio upside.
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COSY 23
27-year-old freehold in District 14 — sits in a historically en-bloc-active cluster; track URA Master Plan for plot-ratio upside.
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COSY LODGE
Editorial fit: 'En-Bloc Speculator'. Older site profile in an en-bloc-active cluster — speculative upside if collective sale activates.
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CRESCENDO PARK
30-year-old freehold in District 15 — sits in a historically en-bloc-active cluster; track URA Master Plan for plot-ratio upside.
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CRYSTAL COURT
38-year-old freehold in District 10 — sits in a historically en-bloc-active cluster; track URA Master Plan for plot-ratio upside.
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CRYSTAL RHU
26-year-old freehold in District 15 — sits in a historically en-bloc-active cluster; track URA Master Plan for plot-ratio upside.
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D - HERITAGE APARTMENTS
32-year-old freehold in District 14 — sits in a historically en-bloc-active cluster; track URA Master Plan for plot-ratio upside.
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DAISY LODGE
Editorial fit: 'En-Bloc Speculator'. Older site profile in an en-bloc-active cluster — speculative upside if collective sale activates.
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DALVEY COURT
50-year-old freehold in District 10 — sits in a historically en-bloc-active cluster; track URA Master Plan for plot-ratio upside.
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DAWN VILLE
Editorial fit for En-bloc speculators: Older site profile in an en-bloc-active cluster — speculative upside if collective sale activates.
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D'ECOSIA
Editorial fit: 'En-Bloc Speculator'. Older site profile in an en-bloc-active cluster — speculative upside if collective sale activates.
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DELFI ORCHARD
Editorial fit: 'Investors underwriting en-bloc exit premium on CCR prime plot'. Older site profile in an en-bloc-active cluster — speculative upside if collective sale activates.
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DELIGHT COURT
32-year-old freehold in District 14 — sits in a historically en-bloc-active cluster; track URA Master Plan for plot-ratio upside.
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DEVONSHIRE 12
Editorial fit: 'En-Bloc Speculator'. Older site profile in an en-bloc-active cluster — speculative upside if collective sale activates.
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D'GROVE VILLAS
Editorial fit for En-bloc speculators: Older site profile in an en-bloc-active cluster — speculative upside if collective sale activates.
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D'NEST
Editorial fit: 'En-bloc hopefuls'. Older site profile in an en-bloc-active cluster — speculative upside if collective sale activates.
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DOMUS
Editorial fit: 'Buyers relying heavily on en-bloc exit potential'. Older site profile in an en-bloc-active cluster — speculative upside if collective sale activates.
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DORMER PARK
33-year-old freehold in District 10 — sits in a historically en-bloc-active cluster; track URA Master Plan for plot-ratio upside.
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DUET
Editorial fit: 'En-Bloc Speculator'. Older site profile in an en-bloc-active cluster — speculative upside if collective sale activates.
Your next steps
Fit signals are based on independent data analysis (transactions, MRT proximity, school catchments, etc.) and do not represent investment advice or property recommendations. Disputes can be raised via our contact page.