En-bloc redevelopment has produced some of Singapore's largest single-transaction windfalls — and some of its most painful surprises for buyers who paid a premium for a development only to receive a collective sale offer below replacement cost. Knowing the en-bloc probability before you buy lets you treat it as a risk-management input rather than a coin flip.
The strongest signal in the model is plot-ratio uplift: the ratio between a site's current built gross plot ratio and the pe...
Frequently Asked Questions
Why does freehold score so low on lease remaining?
Freehold owners face the least pressure to en-bloc — there is no decaying lease pushing them toward an exit. The model awards freeholds the minimum 3 lease points to reflect that lower en-bloc probability, not because freeholds are less valuable.
Where do I find a development's permissible GPR?
The URA Master Plan layer on URA SPACE shows permissible GPR per parcel. Click on the site, view the zoning detail, and look for the "GPR" value. Current built GPR is rarely published — you can estimate it as (total GFA / land area) using floor-plan data, or assume a typical 1.4 for older suburban condos.
How does this score relate to the En-Bloc Score Insight ranking?
The calculator and the Insight ranking use the exact same scoring formula via a shared service. The only difference: the public ranking treats plot-ratio as an estimated 4 / 10 placeholder because we do not have GPR data for every property. When you supply real GPR values, the calculator can give a more accurate score than the Insight column.
Does an "ABSD climate" of 5 always raise my score?
Yes — but only on the sentiment-adjusted line, not the canonical score. A hot market with relaxed cooling measures means developers can pay more per unit, which lifts the en-bloc economics. Move the slider to 1 to model a cooling-measure tightening.
Does this calculator predict the en-bloc sale price?
No. It estimates probability, not value. To estimate value, multiply the permissible GFA by a developer-target land rate (often 60–75% of recent comparable land bids in the same district), then divide by current owner count for per-unit proceeds.