TL;DR
Q3 2023 En-Bloc Watch: 886 leasehold condos scored. 60 High candidates. Top: HIGH STREET CENTRE (100/100).
Key Takeaways
- 886 leasehold condos scored on a 0-100 en-bloc feasibility scale.
- Top candidate: HIGH STREET CENTRE with a score of 100/100.
- 60 condos rated High potential (65+); average score is 38.
- Q3 sales near scored condos: 6,406 transactions.
En-Bloc Landscape — Q3 2023
This quarterly analysis scores every leasehold condominium in Singapore on a 0-100 en-bloc feasibility scale.
Top 20 En-Bloc Candidates
| # | Condo | District | Score | Verdict | Age | Units |
|---|---|---|---|---|---|---|
| 1 | HIGH STREET CENTRE | D6 | 100 | High | 54 yrs | 65 |
| 2 | PEACE MANSION | D9 | 100 | High | 47 yrs | 42 |
| 3 | PEOPLE'S PARK CENTRE | D1 | 90 | High | 49 yrs | 120 |
| 4 | THE ARCADIA | D11 | 90 | High | 40 yrs | 164 |
| 5 | INTERNATIONAL PLAZA | D2 | 89 | High | 47 yrs | 210 |
| 6 | ORCHARD BEL AIR | D10 | 88 | High | 39 yrs | 71 |
| 7 | THE SIERRA | D10 | 84 | High | 25 yrs | 60 |
| 8 | PEOPLE'S PARK COMPLEX | D1 | 83 | High | 53 yrs | 288 |
| 9 | HILLCREST ARCADIA | D11 | 83 | High | 43 yrs | 272 |
| 10 | COLCHESTER PARK | D19 | 83 | High | 32 yrs | 22 |
| 11 | SILVER HILL | D19 | 83 | High | 35 yrs | 28 |
| 12 | REGENT VILLAS | D10 | 82 | High | 30 yrs | 46 |
| 13 | BEAUTY WORLD CENTRE | D21 | 82 | High | 39 yrs | 80 |
| 14 | KISMIS COURT | D21 | 82 | High | 38 yrs | 11 |
| 15 | LAKESIDE TOWER | D22 | 79 | High | 42 yrs | 144 |
| 16 | RIVERWALK APARTMENTS | D1 | 78 | High | 33 yrs | 118 |
| 17 | LEONIE GARDENS | D9 | 78 | High | 30 yrs | 138 |
| 18 | HORIZON TOWERS | D9 | 77 | High | 39 yrs | 211 |
| 19 | SHERWOOD TOWER | D21 | 77 | High | 43 yrs | 269 |
| 20 | HIGH POINT | D9 | 75 | High | 50 yrs | 59 |
Scoring Methodology
Score (0-100) from Building Age (max 30), Lease Remaining (max 25), Unit Count (max 20) and Location Segment (max 15), renormalised to 100. Very large leasehold estates are capped regardless of the other factors, since assembling 80% owner consent across hundreds of owners has historically proved prohibitive. It is a data signal about redevelopment fundamentals — not a prediction that a collective sale will occur.
Frequently Asked Questions
What is en bloc (collective sale)?
An en-bloc sale is when all unit owners sell the entire property to a developer as a single transaction. It requires 80% owner consent (90% if the development is under 10 years old), and only about 1 in 10 attempts complete.
How is the score calculated?
The score (0-100) weighs building age, lease remaining, unit count and location segment, then caps very large leasehold estates whose consent hurdle is historically prohibitive. It measures land/redevelopment fundamentals, not the likelihood a sale will succeed.
What makes a good en-bloc candidate?
Historically strong candidates are ageing leasehold estates (roughly 25+ years, lease under about 70 years) of manageable size, in locations where a developer can pay above current values and still profit.