Could 2027 mark a new en bloc cycle in Singapore? We examine ageing condos, proposed rule changes, recent deals and the key signals condo owners need to watch closely in 2027.
A decade after Singapore’s great collective-sale surge began, en bloc is creeping back into the property conversation.
But we should be careful with the word “boom”. The ingredients entering 2027 look very different from 2017. Singapore has a growing stock of ageing condos, maintenance costs are rising, major collective sales have returned, and proposed rule changes could make redevelopment easier.
For homeowners, this could mark something more significant than another property frenzy: a new en bloc cycle driven by urban renewal.
In this guide
Singapore’s en bloc market peaked spectacularly in 2017 and 2018. ERA recorded about S$8.7 billion of collective sales in 2017 and S$10.8 billion in 2018. By comparison, the strongest year since then produced just S$3.6 billion.
Activity is now stirring again. Loyang Valley sold for S$880 million in April 2026, while Thomson View secured an S$810 million collective sale after previous failed attempts.
The numbers still sit far below 2017 levels. That is precisely why we see 2027 as potentially the start of a new cycle, rather than another speculative stampede.
The old cycle was largely fueled by developers replenishing depleted land banks.
The emerging cycle has another ingredient: age.
More than 1,000 of Singapore’s roughly 3,750 private residential developments are already at least 30 years old. Around 20,000 private non-landed homes are in developments more than 40 years old.
Government Land Sales remain easier for developers because they carry fewer ownership, demolition and legal complications. So an old condo is not automatically buried treasure. The redevelopment numbers still need to work.
This is where 2027 becomes particularly interesting.
As at 7 August 2026, the existing rules still require at least 90% consent by share value and strata area for developments under 10 years old, and 80% for those 10 years or older.
However, amendments tabled on 4 August propose:
These are proposed changes, not yet the current thresholds.
Developers have simultaneously been given more breathing room. From 29 July 2026, qualifying en bloc sites yielding 700–1,399 homes get six years to complete and sell, while mega sites yielding at least 1,400 homes get seven years, subject to the applicable conditions.
The policy direction is difficult to miss: make large-scale redevelopment more workable while retaining safeguards for owners.
For many owners, the debate is becoming less about an imaginary en bloc jackpot and more about a very real bill downstairs.
Older developments eventually face lifts, façades, waterproofing, plumbing, electrical infrastructure and larger sinking-fund requirements. Property managers increasingly describe a crossroads around the 25-year mark: upgrade the estate or consider redevelopment.
Pine Grove makes this tangible. Its collective sale committee said monthly MCST fees were rising from about S$318 to S$480 per unit, while spalling concrete, water seepage and other repairs could place further pressure on its sinking fund.
Age therefore changes the homeowner equation.
Maintain? Upgrade? Sell individually? Or collectively redevelop?
Recent cases show why there is no simple en bloc formula.
Loyang Valley: persistence can pay.
The 362-unit development succeeded on its third attempt at S$880 million, around S$100 million below its previous 2022 asking price.
Thomson View: price matters.
Its reserve price began at S$918 million. A deal eventually emerged around S$810 million after the price was revised lower and sufficient owner consent was obtained.
Lakeside Towers: redevelopment potential matters.
The 144-unit Jurong development is making its third attempt at S$350 million. Its site could potentially accommodate about 395 new apartments, illustrating why under-utilised older sites attract attention.
Pine Grove: owners still hold the key.
Despite a S$1.78 billion reserve price and potential for about 2,050 new homes, only 62% of owners had signed by July 27. Concerns ranged from pricing and apportionment to emotional attachment and finding comparable replacement homes. Some owners have also raised legal concerns about the fifth sale attempt, showing how governance and process can become as important as valuation.
People’s Park Centre: location alone is not enough.
The Chinatown landmark returned for a third attempt at S$1.48 billion, after previous attempts at S$1.35 billion and S$1.8 billion failed.
One thread connects all five: a site can be attractive without being saleable at any price.
For homeowners, we would watch seven signals:
The last point is often overlooked. Owners of large older units may discover that buying a similar-sized modern condo nearby costs far more than expected. Analysts now identify replacement-home affordability as one of the major barriers to successful collective sales.
This is why homeowners should follow actual nearby transactions rather than simply multiplying their current valuation by an imagined “en bloc premium”.
We do not expect Singapore to wake up on 1 January 2027 and discover that 2017 has returned.
What we do see is more structural.
The Government began reviewing the collective-sale regime in 2025 with an explicit focus on urban rejuvenation and protecting property owners. That has now been followed by developer ABSD concessions and proposed lower consent thresholds for older developments.
Meanwhile, Singapore’s condo stock keeps ageing.
Our view is therefore that 2027 could mark the beginning of a selective new en bloc cycle, concentrated around older, well-located developments where land is under-utilised, maintenance pressures are increasing and the reserve price still leaves developers room to redevelop profitably.
For homeowners, the question is no longer simply:
“Will our condo go en bloc?”
A better question is:
“As our condo gets older, is the building still the most valuable use of the land beneath it?”
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