When it comes to ageing developments here in Singapore, the two magical words of “en bloc” always rouses much excitement. After all, we’ve seen several groundbreaking sales in recent years; earlier in July this year, furniture hub Tan Boon Liat Building in Tiong Bahru was sold for a landmark $950m, representing the largest collective sale transaction in Singapore so far in 2026.
Following Tan Boon Liat Building, the spotlight shines yet again on several ageing developments making fresh attempts to unlock the redevelopment value of their sites. From the freehold residential enclave of Gilstead Court, which has launched its fourth collective sale attempt at $198m, to City Plaza, which has finally secured the mandate needed to launch a $970m tender after two previous attempts, the latest wave highlights both the opportunities and challenges surrounding collective sales.
But what makes these developments attractive to potential buyers and developers, and what has changed since their earlier attempts? In this article, we take a closer look at four developments undergoing the en bloc process: their current status, redevelopment potential, and the factors that could determine whether these long-running collective sale stories finally reach a successful conclusion.
Amendments to the Land Titles (Strata) Bill that will affect the market
Image credit: Tan Boon Liat Building via Google Images
Speaking of what has changed, there is a huge game changer that is being set in motion, in the form of proposed amendments to the Land Titles (Strata) Bill. If passed, it could potentially accelerate the momentum of how en bloc sales are formulated and completed.
What is being changed?
In short, the Bill proposes to lower consent thresholds for ageing developments, tiered to different ages, as well as streamline certain procedures pertaining to strata sales. According to the Ministry of Law (MinLaw), the amendments are to further recalibrate the consent thresholds for en bloc sales, so that owners of older developments have a more practical option to consider redevelopment, where there is broad support.
Image credit: Ministry of Law
What this basically means is the introduction of lower consent thresholds for older properties than the current 80%. This means that ageing developments which carry a rising maintenance burden, and that could not pass the collective sale threshold previously, could now potentially get across the line.
Another set of proposed changes is being tabled to implement safeguards for non-consenting owners. This includes narrowing the window for the collective sale committee to collect signatures from owners by half, from 12 months to 6 months, raising the approval threshold from 20%-25% to 35% to initiate a collective sale attempt, and extending the restriction period after a failed collective sale attempt from 2 years to 3 years.
To find out more about the proposed changes, you can check out MinLaw’s full press release on the proposed amendments.
The proposed amendments were tabled to Parliament for the First Reading earlier on 4 August, and will have to go through two more readings before it can be voted on and passed into law.
What is the intent of the bill?
Image credit: Derrick Xiang via Google Images
The proposed amendments are basically part of a longer term strategy by the government to optimise land use here in land-scarce Singapore. As developments age, it presents an opportunity for a refresh and renewal, unlocking them for greater potential without being shackled to a high consent threshold for sale. For instance, reports cite projects such as Laguna Park, which currently houses 516 units, and how upon redevelopment, could yield about 1,700 new units.
How will the market respond?
Will we see a surge of en bloc sales if the amendments go through? Well, theoretically it is possible, but it is unlikely. Responding to the proposed changes, real estate agency PropNex said that while the market could potentially see a few more developments testing the collective sale market, it was “not anticipating an en bloc frenzy, as developers remain disciplined, and pricing will continue to be a key determinant of whether deals materialise.”
Gilstead Court (Reserve price: $198M, No. of attempts: 4)
Relaunching again for the fourth time after its first attempt in 2008
Image credit: 8PROP
Located in the Newton-Novena area, Gilstead Court is a small 48-unit freehold condominium in the prominent District 11 of the Core Central Region (CCR). Just a couple of days ago, it was launched for collective sale at $198m, which is actually its fourth attempt at a sale after multiple failed attempts:
- It first attempted an en bloc sale in 2008 but did not secure the 80% approval required.
- Later in 2013, it managed to secure a sale for $150m, but the deal fell through after dissenting minority owners successfully challenged the sale.
- A third attempt was made in June 2018, at a higher reserve price of $168m but failed to get a sale. It was later relaunched for sale in 2019 at a reduced reserve price of $153m.
Gilstead Court was completed in 1978, making it about 48 years old this year. As such, it would qualify for the new lower 70% threshold, under the changes to the bill. Nevertheless, 80% approval had already been secured earlier, so this wouldn’t be an issue for the development. According to reports, if the sale finally goes through, it could be redeveloped into a five-storey boutique residential project, yielding an additional 50 units to a total of 98, based on an average GFA of 100sqm (1,076sqft) per unit.
City Plaza (Reserve price: $970M, no. of attempts: 3)
Back for attempt #3 after a 0.7% near miss in 2021
Image credit: Google Maps
City Plaza is now back on the market with its third attempt at a collective sale, at a reserve price of $970m. Those who grew up in the 80s and 90s would be familiar with City Plaza, in Paya Lebar. The iconic building was where you’d go for clothes, and in fact was where you’d get your apparel supplies from if you were starting a blogshop.
The development’s storied attempts at an en bloc sale is quite an interesting one. It first tried in 2018 at a reserve price of $1.05b, which unfortunately only secured 53% support from its owners, well below the 80% threshold. The next attempt came in 2021, at a lower reserve price of $970m. It came agonisingly close at 79.3% approval, which was a near-miss from the 80% threshold required.
Image credit: Jiawang Heng via Google Images
Under the URA’s 2025 Master Plan, City Plaza is currently zoned for commercial use, though some property watchers believe it can be redeveloped into a mixed-use development with residential units and commercial uses, which is the trend for new developments nowadays.
City Plaza was completed in 1972, making it 54 years old. As such, it would also benefit from the proposed amendments to the bill, lowering the approval threshold to 70% from the existing 80%, though that is moot as it has already secured the minimum 80% approval needed.
People’s Park Centre (Reserve price: $1.48 billion, no. of attempts: 3)
Will the third time be the charm for People’s Park Centre after two failed attempts?
Image credit: Wikipedia
Just like Citi Plaza, the iconic People’s Park Centre located in the heart of Chinatown is back on the market with its third attempt at a collective sale, at a reserve price of $1.48b, after securing the requisite approval from owners: 80.54% of the total share value and 84.56% of the total area of the lots.
Completed in 1976, it features a 13-storey block and a 30-storey block, consisting of 324 retail units, 256 office units, 120 residential units and a multi-storey car park.
The development’s first go at a collective sale was back in 2019, with a $1.35b reserve price. However, it had only secured a dismal 30% approval from its owners. In 2021, a second attempt was made at a significantly higher price of $1.8b, however it didn’t manage to attract any bids.
Image credit: WM via Google Images
In 2019, the unit owners had tried to go for a collective sale with a $1.35b reserve price but the requisite level of owner consent was not garnered. In 2021, they took a stab with a higher reserve price of $1.8b, but did not receive any bids. This time around, the guide price is at a much lower $1.48b, with the tender closing on 16 September 2026.
Real estate agency ERA Realty, who are the ones managing the sale, highlighted that People’s Park Centre presents “one of the largest redevelopment opportunities in Singapore’s city centre”, offering developers a rare opportunity to transform an iconic landmark and shape the next chapter of Chinatown’s evolution. As such, it expected strong interest from developers this time around.
High Point (Reserve price: $580 million, no. of attempts: 6)
6th attempt after a successful sale that did not follow through
Image credit: UpperHouse Orchard Boulevard
Making its 6th attempt at an en bloc sale is High Point, a rare freehold condo located at District 9 in Singapore, at the Mount Elizabeth area within the Orchard-Newton precinct. According to a property report, the condo is once again back on the market at a guide price of $580m, its 6th attempt since 2019, with the tender closing on 12 October 2026. Its last attempt was earlier in April with the same guide price.
Interestingly, High Point came very close to a sale previously. In 2021, it had almost secured a deal with a Hong-Kong listed conglomerate for $556.7m. However, the developer backed out from the deal and even forfeited the $1m deposit, dropping its plans to redevelop the condo into a luxury residential project.
Image credit: EdgeProp Singapore
Will it be the sixth time lucky for High Point? Potentially. One key factor is that it is a freehold development; such residential freehold plots are rarely freed up in the Orchard area, which presents an opportunity for developers to create a long-term project. It’s got winning factors like a strategic location, being close to the Orchard shopping belt, as well as brand name schools within a 2km radius.
More importantly, if High Point’s sale does go through, it might kickstart a wave of collective sales for similar ageing properties in the Orchard area.
What does this all mean for you?
Let’s put everything that we know so far before us.
The proposed amendments to the Land Titles (Strata) Act is basically a give and take. On one hand, it is proposing a lowering of the consent thresholds, so that ageing developments need only secure a lower amount of consenting votes for collective sale. On paper, one would naturally assume that it’ll result in more en bloc sales, especially for projects that have come agonisingly close previously, like City Plaza’s 0.7% near miss in 2021.
On the other hand, the proposed amendments also seek to have a tighter signature window, as well as raising the initial approval threshold from 20%-25% to 35% just to formally kickstart discussions for a collective sale attempt. As such, the amendments seem to cancel each other out, especially for the younger properties aged between 40 to 59 years old. Only those in the 60+ year-old buildings would be getting a genuinely easier path to sale, as the difference between 80% and 65% is huge.
Largely, the proposed changes will make it easier for the collective of owners to give their approval, but remember for collective sales it takes two hands to clap, and the proposed changes do not prompt developers to say yes as well. Overall, we can expect more en-bloc attempts, but whether they will produce more successful sales is still in doubt.
For more reads:
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Cover image adapted from: Wikipedia, 8PROP
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