- 888 leasehold condos scored on a 0-100 en-bloc feasibility scale.
- Top candidate: HIGH STREET CENTRE with a score of 94/100.
- 63 condos rated High potential (65+); average score across all condos is 40.
- Scores are based on building age, lease remaining, unit count, location segment, and plot ratio.
En-Bloc Landscape — Q4 2025
This quarterly analysis scores every leasehold condominium in Singapore on a 0-100 en-bloc feasibility scale, based on five key factors: building age, lease remaining, unit count, location segment, and redevelopment potential. The data is sourced from URA property records.
Score Distribution
How Singapore's leasehold condos are distributed across en-bloc feasibility tiers:
| Score Range | Verdict | Count | Share |
|---|---|---|---|
| 80-100 | High | 10 | 1.1% |
| 65-79 | High | 53 | 6% |
| 50-64 | Moderate | 199 | 22.4% |
| 40-49 | Moderate | 211 | 23.8% |
| 20-39 | Low | 338 | 38.1% |
| 0-19 | Low | 77 | 8.7% |
Top 20 En-Bloc Candidates
The highest-scoring leasehold condos this quarter, ranked by en-bloc feasibility:
| # | Condo | District | Age | Units | Lease Left | Score | Sales (Q) |
|---|---|---|---|---|---|---|---|
| 1 | HIGH STREET CENTRE | D6 (CCR) | 57 yrs | 65 | 42 yrs | 94 | — |
| 2 | PEACE MANSION | D9 (CCR) | 50 yrs | 42 | 43 yrs | 94 | — |
| 3 | ORCHARD BEL AIR | D10 (CCR) | 42 yrs | 71 | 53 yrs | 89 | 1 |
| 4 | PEOPLE'S PARK CENTRE | D1 (RCR) | 52 yrs | 120 | 43 yrs | 85 | — |
| 5 | THE ARCADIA | D11 (CCR) | 43 yrs | 164 | 52 yrs | 85 | 1 |
| 6 | INTERNATIONAL PLAZA | D2 (CCR) | 50 yrs | 210 | 43 yrs | 84 | 1 |
| 7 | HILLCREST ARCADIA | D11 (CCR) | 46 yrs | 272 | 48 yrs | 84 | 3 |
| 8 | BEAUTY WORLD CENTRE | D21 (RCR) | 42 yrs | 80 | 52 yrs | 84 | 1 |
| 9 | KISMIS COURT | D21 (RCR) | 41 yrs | 11 | 54 yrs | 84 | — |
| 10 | LAKESIDE TOWER | D22 (OCR) | 45 yrs | 144 | 48 yrs | 80 | — |
| 11 | PEOPLE'S PARK COMPLEX | D1 (RCR) | 56 yrs | 288 | 41 yrs | 79 | 1 |
| 12 | HORIZON TOWERS | D9 (CCR) | 42 yrs | 211 | 52 yrs | 79 | 2 |
| 13 | THE SIERRA | D10 (CCR) | 28 yrs | 60 | 10 yrs | 79 | — |
| 14 | COLCHESTER PARK | D19 (OCR) | 35 yrs | 22 | 29 yrs | 78 | — |
| 15 | SILVER HILL | D19 (OCR) | 38 yrs | 28 | 9 yrs | 78 | — |
| 16 | REGENT VILLAS | D10 (CCR) | 33 yrs | 46 | 64 yrs | 77 | — |
| 17 | RIVERWALK APARTMENTS | D1 (RCR) | 36 yrs | 118 | 53 yrs | 74 | 3 |
| 18 | SHERWOOD TOWER | D21 (RCR) | 46 yrs | 269 | 49 yrs | 74 | 2 |
| 19 | LEONIE GARDENS | D9 (CCR) | 33 yrs | 138 | 63 yrs | 73 | 1 |
| 20 | THE MERASAGA | D10 (CCR) | 31 yrs | 116 | 64 yrs | 73 | 3 |
Score is out of 100. "Sales (Q)" shows the number of resale transactions for this condo during the quarter. A dash (—) means no transactions recorded.
Analysis by Market Segment
En-bloc candidates grouped by URA market segment:
| Segment | Total | High | Moderate | Low | Median Score |
|---|---|---|---|---|---|
| CCR (Core Central Region) | 213 | 39 | 141 | 33 | 50 |
| RCR (Rest of Central Region) | 203 | 12 | 87 | 104 | 39 |
| OCR (Outside Central Region) | 472 | 12 | 182 | 278 | 35 |
The CCR (Core Central Region) has the highest concentration of high-potential en-bloc candidates, driven by premium land values in prime districts that make redevelopment economically attractive for developers.
Explore En-Bloc Scores on Dashboard→District Breakdown
Top districts by number of high-potential (65+) en-bloc candidates:
| District | Name | Total Condos | High Potential | Median Score |
|---|---|---|---|---|
| District 10 (Ardmore, Bukit Timah, Holland Road, Tanglin) | Ardmore, Bukit Timah, Holland Road, Tanglin | 84 | 18 | 57 |
| District 11 (Watten Estate, Novena, Thomson) | Watten Estate, Novena, Thomson | 36 | 10 | 55 |
| District 9 (Orchard, Cairnhill, River Valley) | Orchard, Cairnhill, River Valley | 50 | 9 | 50 |
| District 19 (Serangoon Garden, Hougang, Punggol) | Serangoon Garden, Hougang, Punggol | 125 | 6 | 36 |
| District 21 (Upper Bukit Timah, Clementi Park, Ulu Pandan) | Upper Bukit Timah, Clementi Park, Ulu Pandan | 35 | 5 | 39 |
| District 1 (Raffles Place, Cecil, Marina, People's Park) | Raffles Place, Cecil, Marina, People's Park | 16 | 3 | 40 |
| District 22 (Jurong) | Jurong | 24 | 2 | 37 |
| District 16 (Bedok, Upper East Coast, Eastwood, Kew Drive) | Bedok, Upper East Coast, Eastwood, Kew Drive | 47 | 2 | 42 |
| District 17 (Loyang, Changi) | Loyang, Changi | 25 | 2 | 56 |
| District 6 (High Street, Beach Road) | High Street, Beach Road | 2 | 1 | 58 |
Sales Activity in High-Potential Condos
Are buyers targeting en-bloc candidates? This section compares transaction activity in high-scoring vs low-scoring condos.
Of the 5,300 leasehold condo sales this quarter, 0.7% occurred in condos with a High en-bloc feasibility score. The relatively low share indicates that en-bloc potential is not a primary driver of buyer demand this quarter.
Most-Traded High-Potential Condos
| Condo | District | Score | Sales | Avg PSF |
|---|---|---|---|---|
| BRADDELL VIEW | D20 | 67 | 7 | $1,047 psf |
| HILLCREST ARCADIA | D11 | 84 | 3 | $1,234 psf |
| RIVERWALK APARTMENTS | D1 | 74 | 3 | $1,770 psf |
| THE MERASAGA | D10 | 73 | 3 | $2,037 psf |
| HORIZON TOWERS | D9 | 79 | 2 | $1,469 psf |
The En-Bloc Process: Key Steps
Owners form a Collective Sale Committee (CSC) via an EOGM with at least 30% quorum. The CSC is the official body to drive the en-bloc process.
The CSC appoints a property consultancy to handle valuations, marketing, and negotiations with potential developers.
Owners sign the Collective Sale Agreement (CSA). The CSC must secure consent from owners holding at least 80% (if building is 10+ years old) or 90% of share values.
Once the consent threshold is met and a buyer secured, the CSC applies to the Strata Titles Board (STB) for a collective sale order.
After STB approval, the sale completes and owners receive their share of the sale proceeds. Owners typically have 6 months to vacate.
Historical En Bloc Context
Editorial analysis for this section is being prepared.
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Scoring Methodology
The en-bloc feasibility score rates each leasehold condo on a 0-100 scale using five weighted factors:
| Factor | Max Points | Why It Matters |
|---|---|---|
| Building Age | 30 | Older buildings have higher land-to-building value ratios, making demolition viable |
| Lease Remaining | 25 | Shorter leases create urgency for owners and lower acquisition costs for developers |
| Unit Count | 20 | Fewer units = easier to reach 80% consent threshold |
| Location | 15 | Prime segments (CCR) command higher land values and developer bids |
| Plot Ratio | 10 | Higher allowable density means more sellable area after redevelopment |
Verdicts: High (65-100) — strong candidate; Moderate (40-64) — some potential; Low (0-39) — unlikely in near term.
Note: Plot ratio data is not available in the current dataset. A mid-range assumption of 4/10 points is applied uniformly. Actual plot ratios vary by site and can be verified on the URA Master Plan.
Methodology & Sources
This analysis covers Quarterly and is updated every quarter.
Transaction data sourced from URA REALIS.
- En-bloc feasibility scoring mirrors the methodology used on ShiokNest condo detail pages.
- The collective sale process is governed by the Land Titles (Strata) Act.
Median values used to minimize outlier impact. PSF = price per square foot.