Analysts see 'turning point' for en bloc market with proposed bill set to lower thresholds

Gerine Tang Yi Qian

Aug 04

The bill proposes to lower the consent threshold for developments aged 40 to 59 years from the current 80% to 70%. For projects more than 60 years old, the threshold will be lowered further to 65%. ...

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For projects more than 60 years old, the threshold will be lowered further to 65%.\n...</p>\n\n<a href=\"https://www.theedgesingapore.com/cityandcountry/en-bloc/analysts-see-turning-point-en-bloc-market-proposed-bill-set-lower?utm_source=Blog&utm_medium=RSS&utm_campaign=Tiger_Brokers_app_RSS\">Source Link</a>\n\n</div>\n","source":"edge_highlight","html":"<!DOCTYPE html>\n<html>\n<head>\n<meta http-equiv=\"Content-Type\" content=\"text/html; charset=utf-8\" />\n<meta name=\"viewport\" content=\"width=device-width,initial-scale=1.0,minimum-scale=1.0,maximum-scale=1.0,user-scalable=no\"/>\n<meta name=\"format-detection\" content=\"telephone=no,email=no,address=no\" />\n<title>Analysts see 'turning point' for en bloc market with proposed bill set to lower thresholds</title>\n<style type=\"text/css\">\na,abbr,acronym,address,applet,article,aside,audio,b,big,blockquote,body,canvas,caption,center,cite,code,dd,del,details,dfn,div,dl,dt,\nem,embed,fieldset,figcaption,figure,footer,form,h1,h2,h3,h4,h5,h6,header,hgroup,html,i,iframe,img,ins,kbd,label,legend,li,mark,menu,nav,\nobject,ol,output,p,pre,q,ruby,s,samp,section,small,span,strike,strong,sub,summary,sup,table,tbody,td,tfoot,th,thead,time,tr,tt,u,ul,var,video{ font:inherit;margin:0;padding:0;vertical-align:baseline;border:0 }\nbody{ font-size:16px; line-height:1.5; color:#999; background:transparent; }\n.wrapper{ overflow:hidden;word-break:break-all;padding:10px; }\nh1,h2{ font-weight:normal; line-height:1.35; margin-bottom:.6em; }\nh3,h4,h5,h6{ line-height:1.35; margin-bottom:1em; }\nh1{ font-size:24px; }\nh2{ font-size:20px; }\nh3{ font-size:18px; }\nh4{ font-size:16px; }\nh5{ font-size:14px; }\nh6{ font-size:12px; }\np,ul,ol,blockquote,dl,table{ margin:1.2em 0; }\nul,ol{ margin-left:2em; }\nul{ list-style:disc; }\nol{ list-style:decimal; }\nli,li p{ margin:10px 0;}\nimg{ max-width:100%;display:block;margin:0 auto 1em; }\nblockquote{ color:#B5B2B1; border-left:3px solid #aaa; padding:1em; }\nstrong,b{font-weight:bold;}\nem,i{font-style:italic;}\ntable{ width:100%;border-collapse:collapse;border-spacing:1px;margin:1em 0;font-size:.9em; }\nth,td{ padding:5px;text-align:left;border:1px solid #aaa; }\nth{ font-weight:bold;background:#5d5d5d; }\n.symbol-link{font-weight:bold;}\n/* header{ border-bottom:1px solid #494756; } */\n.title{ margin:0 0 8px;line-height:1.3;color:#ddd; }\n.meta {color:#5e5c6d;font-size:13px;margin:0 0 .5em; }\na{text-decoration:none; color:#2a4b87;}\n.meta .head { display: inline-block; overflow: hidden}\n.head .h-thumb { width: 30px; height: 30px; margin: 0; padding: 0; border-radius: 50%; float: left;}\n.head .h-content { margin: 0; padding: 0 0 0 9px; float: left;}\n.head .h-name {font-size: 13px; color: #eee; margin: 0;}\n.head .h-time {font-size: 11px; color: #7E829C; margin: 0;line-height: 11px;}\n.small {font-size: 12.5px; display: inline-block; transform: scale(0.9); -webkit-transform: scale(0.9); transform-origin: left; -webkit-transform-origin: left;}\n.smaller {font-size: 12.5px; display: inline-block; transform: scale(0.8); -webkit-transform: scale(0.8); transform-origin: left; -webkit-transform-origin: left;}\n.bt-text {font-size: 12px;margin: 1.5em 0 0 0}\n.bt-text p {margin: 0}\n</style>\n</head>\n<body>\n<div class=\"wrapper\">\n<header>\n<h2 class=\"title\">\nAnalysts see 'turning point' for en bloc market with proposed bill set to lower thresholds\n</h2>\n\n<h4 class=\"meta\">\n\n\n2026-08-04 09:11 GMT+8&nbsp;&nbsp;&nbsp;<a href=https://www.theedgesingapore.com/cityandcountry/en-bloc/analysts-see-turning-point-en-bloc-market-proposed-bill-set-lower?utm_source=Blog&utm_medium=RSS&utm_campaign=Tiger_Brokers_app_RSS><strong>Gerine Tang Yi Qian</strong></a>\n\n\n</h4>\n\n</header>\n<article>\n<div>\n<p>The bill proposes to lower the consent threshold for developments aged 40 to 59 years from the current 80% to 70%. For projects more than 60 years old, the threshold will be lowered further to 65%.\n...</p>\n\n<a href=\"https://www.theedgesingapore.com/cityandcountry/en-bloc/analysts-see-turning-point-en-bloc-market-proposed-bill-set-lower?utm_source=Blog&utm_medium=RSS&utm_campaign=Tiger_Brokers_app_RSS\">Source Link</a>\n\n</div>\n\n\n</article>\n</div>\n</body>\n</html>\n","isBrief":false,"type":0,"news_type":1,"symbol":"CSC","symbol_name":"CSC Collective Holdings Limited","start_time":0,"source_url":"https://www.theedgesingapore.com/cityandcountry/en-bloc/analysts-see-turning-point-en-bloc-market-proposed-bill-set-lower?utm_source=Blog&utm_medium=RSS&utm_campaign=Tiger_Brokers_app_RSS","article_id":"2657567969","we_media_id":null,"thumbnails":[],"rights":{"source":"edge_highlight","url":"https://www.theedgesingapore.com/cityandcountry/en-bloc/analysts-see-turning-point-en-bloc-market-proposed-bill-set-lower?utm_source=Blog&utm_medium=RSS&utm_campaign=Tiger_Brokers_app_RSS","rn_cache_url":null,"directOrigin":true},"url":"https://stock-news.laohu8.com/highlight/detail?id=2657567969","pubTimestamp":1785805881,"columns":[],"sourceInfo":{"source_id":"edge_highlight","name":"Edge"},"weMediaInfo":null,"summary":"The bill proposes to lower the consent threshold for developments aged 40 to 59 years from the current 80% to 70%. For projects more than 60 years old, the threshold will be lowered further to 65%.","collect":0,"end_time":0,"defaultTopTitle":"theedgesingapore.com","property":[],"viewcount":null,"language":"en","relate_stocks":{"CSC":"CSC Collective Holdings Limited"},"translate_title":"分析师认为集团市场将迎来“转折点”，拟议法案将降低门槛","themeId":null,"isJumpTheme":false,"ttsUrl":null,"symbols_score_info":{"CSC":1},"content_text":"The bill proposes to lower the consent threshold for developments aged 40 to 59 years from the current 80% to 70%. For projects more than 60 years old, the threshold will be lowered further to 65%.\nSingapore's Ministry of Law announced on Aug 4 proposed amendments to the Land Titles (Strata) Act, which include lowering the consent threshold for condominium en bloc sales.\nThe bill proposes to lower the consent threshold for developments aged 40 to 59 years from the current 80% to 70%. For projects more than 60 years old, the threshold will be lowered further to 65%. This move is aimed at removing a key hurdle at the start of the en bloc process.\nCurrently, developments more than 10 years old require consensus from at least 80% of owners by both share and strata values, while those under 10 years old require 90% consensus by both share and strata values. \nThe bill also proposes to expand the collective sale framework to cover nonstratatitled private residential estates, where residents hold long leases but do not own the land beneath their homes. \nThis would apply to large developments such as Neptune Court, which was built by the Housing and Urban Development Company (HUDC) on land owned by the Ministry of Finance.\n\"If passed, this change augers well for owners of ageing condominiums,\" says Marcus Chu, CEO of ERA Singapore. \n\"With the decrease in the consent threshold, it would be easier for the collective sales committee of such ageing condominiums to get consent for an en bloc sale, which allows for redevelopment of the site,\" Chu adds. \nThis is particularly relevant for older condominiums that require costly maintenance but lack sufficient reserves to fund it. As such, \"an en bloc sale could enable these sites to be comprehensively redeveloped, and their land potential better realised\", says Chu. \"It will give more ageing estates the opportunity to enter the collective sale market and support the renewal of older neighbourhoods with modern developments.\"\nUnder the proposed changes, developments with long leases of at least 850 years can proceed with a collective sale, adds Lee Sze Teck, senior director of data analytics at Huttons Asia.\nKelvin Fong, CEO of PropNex, says the announcement complements the recently enhanced additional buyer's stamp duty (ABSD) remission timelines for developers undertaking large-scale en bloc redevelopments. The move was announced on July 28 alongside the removal of the 15-month wait-out period for private property owners buying non-subsidised HDB resale flats. \nFong adds: \"In our view, they work in the same direction by encouraging the renewal of ageing estates, providing a viable route to redevelopment for older developments, and opening an exit valve for private home owners who wish to right-size into an HDB resale flat.\"\nHigher threshold to convene an EGM\nThe bill also proposes a higher threshold of 35% owner support to convene an extraordinary general meeting (EGM) before forming a collective sale committee (CSC), up from the current threshold of 20% by share value or 25% by total number of property units. The duration to secure enough support has also been halved from 12 months to six months. \n\"Requiring at least 35% owner support before forming a CSC is a balanced approach. It helps ensure stronger support from the start and reduces the chances of collective sale attempts with limited owner backing,\" says ERA's Chu. \nHuttons' Lee sees this as a move to \"protect minority owners\". While the initial threshold to convene an EGM has tightened, Lee thinks the threshold is \"not difficult to meet\".\nMeanwhile, Chu says that the shorter signing period may pose more challenges to larger developments as \"they need to get more owners to sign within a shorter time, even with the lower consent threshold\". As such, he thinks early planning and owner engagement are more important now.\nA Real Estate Developers' Association of Singapore (Redas) spokesperson says urban renewal plays an important role in improving liveability, meeting evolving needs and renewing housing supply as Singapore's building stock continues to mature. \nThe Redas spokesperson adds that the accompanying safeguards for non-consenting owners will help ensure the collective sale process remains \"fair, transparent and balanced\". \nThe amendments support the rejuvenation of ageing commercial and mixed-use developments, adds the Redas spokesperson, noting that \"a more facilitative collective sale framework\" can encourage the timely renewal of older assets in established precincts, such as the Central Business District and Orchard Road.\n'Turning point'\nERA's Chu sees the announcement as an \"important turning point\" for Singapore's collective sales market, which last saw a pre-pandemic boom in 2017 to 2018. \nSome 28 deals worth a combined $8.7 billion were completed in 2017, followed by another 38 deals totalling $10.8 billion in 2018.\nAcross the districts, Huttons' Lee estimates that 156 non-landed developments are between 40 and 59 years old. District 10 has the highest number of developments, with 32 projects, which include Pandan Valley, Hillcrest Arcadia and Ridgewood, adds Lee.\nSites that may not have been used to their \"fullest potential\" could be further \"intensified\", adds PropNex's Fong. \"Over the decades, the share of private housing stock that is ageing [has grown] and it is likely that many of these sites may not be used to their fullest potential and could be further intensified, particularly as more MRT lines and amenities have been built.\" \nFong adds: \"Apart from urban renewal, it could potentially help to make better use of scarce land in Singapore via land use intensification.\"\nUnsuccessful en bloc developments in the past include the 918-unit Braddell View, which could potentially be redeveloped to offer 2,600 new homes; the 516-unit Laguna Park plot, which could potentially yield about 1,700 new units; and the 660-unit Pine Grove, which may be redeveloped to offer over 2,000 new homes, says Fong.  \n\"These developments were completed in 1978, 1981 and 1984, which would make them over 40 years old now,\" he adds.","kind":"highlight","is_publish_news":true,"is_publish_highlight":false,"is_publish_live":false,"is_publish_wemedia":false,"editions":null,"column":"","sentiment":"0","news_tag":"","news_rank":0,"isVideo":false,"video":null,"symbols":[],"gpt_button":0,"need_auth":false,"need_login_tip":false,"code":"91000000","status":"200"}}}