En-Bloc Score

En-bloc potential score distribution

Properties scored3,538
Average38
Range14–100
Top scorerHIGH STREET CENTRE (100)

Across 3,538 scored Singapore properties, the En-Bloc Score — a 0–100 measure of collective-sale potential — averages 38, ranging from 14 to 100. HIGH STREET CENTRE leads at 100. Source: ShiokNest analysis of URA caveat data, as of Jul 2026.

The distribution is concentrated in the 40-49 band, which holds 723 of the 3,538 properties scored (20.4%). Scores are relative to the scored set, not an absolute grade: a high En-Bloc Score means a property ranks well against its peers here, and should be read alongside price, tenure and the underlying transaction volume.

Highest En-Bloc Score — top 10
Rank Property District Segment Tenure En-Bloc Score
#1 HIGH STREET CENTRE D6 CCR 99 yrs lease commencing from 1969 100
#2 PEACE MANSION D9 CCR 99 yrs lease commencing from 1970 100
#3 ORCHARD BEL AIR D10 CCR 99 yrs lease commencing from 1980 94
#4 PEOPLE'S PARK CENTRE D1 RCR 99 yrs lease commencing from 1970 90
#5 THE ARCADIA D11 CCR 99 yrs lease commencing from 1979 90
#6 INTERNATIONAL PLAZA D2 CCR 99 yrs lease commencing from 1970 89
#7 HILLCREST ARCADIA D11 CCR 99 yrs lease commencing from 1975 89
#8 KISMIS COURT D21 RCR 99 yrs lease commencing from 1981 88
#9 BEAUTY WORLD CENTRE D21 RCR 99 yrs lease commencing from 1979 88
#10 LAKESIDE TOWER D22 OCR 99 yrs lease commencing from 1975 85

How to Read the En-Bloc Score Insight

Key Takeaways

  • Top three by en-bloc score: HIGH STREET CENTRE (100), PEACE MANSION (100), ORCHARD BEL AIR (94).
  • Properties scored: 3,538.
  • Source: ShiokNest analysis of URA caveat data, as of Jul 2026.

What It Does

The En-Bloc Score insight ranks every ShiokNest-tracked condominium and EC by its quantitative en-bloc probability score — a 0–100 composite computed from seven weighted factors: site area and plot ratio utilisation, lease remaining, number of units, age since last transaction, district en-bloc frequency, GPR uplift potential, and development age. Properties are displayed in a sortable league table with score, verdict (High / Medium / Low / Very Low probability), and key contributing ...

Why It Matters

En-bloc redevelopment has produced some of Singapore's largest single-transaction windfalls for individual property owners — and some of its most painful surprises for buyers who paid a premium for a development that subsequently received an unsolicited collective sale and were forced to exit at below-expectation proceeds. The Farrer Court en-bloc in 2007 ($1.339 billion, approximately $1.5M per unit) and the Normanton Park en-bloc in 2017 ($830.1 million) represent the upside. The downs...

How It Works

  • Select a district from the filter or leave it blank to view Singapore-wide data.
  • Use the time-range buttons (1Y/2Y/3Y/5Y/All) to adjust the chart window.
  • Hover any point on the chart to see exact values and underlying transaction counts.
  • Review the KPI cards above the chart for headline numbers at a glance.

Examples

The figures in these examples are illustrative — they show how to read the data, not a live reading of it. Current values are in the summary at the top of this page.

Finding high-probability en-bloc targets in D15 with GPR uplift filter

Inputs
District filter
D15 — East Coast / Katong
Verdict filter
High or Medium probability only
Segment
RCR
Sort by
En-Bloc Score (descending)
Results
Top-scoring D15 development
Score ~74 — 99yr lease, 38 years remaining, 2× GPR uplift
Key contributing factors
Low GPR utilisation (1.4× vs 2.8× permissible), age 45 years, small unit count (65 units)
Verdict
High probability
Cross-check
Adjacent parcels in Master Plan zoned Residential High-Density

How to read this: A D15 development with score 74 has multiple factors aligned: an aging leasehold in a high-demand district, low GPR utilisation relative to permissible, and small unit count (making the 80% owner consent threshold easier to achieve). For a current owner, this score is a signal to prepare — check whether the development's management corporation has received any developer approaches, and understand what minimum collective sale proceeds would cover replacement housing at current D15 prices. For a prospective buyer, this score means a purchase carries exit uncertainty: you may be forced to exit within 5–10 years at a collective sale price, not of your choosing.

Monitoring score change over 18 months: early en-bloc signal detection

Inputs
Development
Hypothetical D14 freehold development, 30 years old
Score Q1 2023
42 (Medium-Low)
Score Q3 2024
67 (High)
Change driver
Surrounding redevelopment increased GPR uplift signal, lease re-rated
Results
Score change
+25 points in 18 months
Primary driver
GPR uplift factor: neighbouring sites redeveloped to higher density, increasing comparative uplift
Secondary driver
Development age now 31.5 years — approaching typical 30-35yr en-bloc threshold
Action signal
Owner should investigate CSC formation and minimum price expectations

How to read this: A 25-point score increase in 18 months is a material change — it means the model has detected a structural improvement in the development's collective sale conditions, typically driven by improving GPR uplift as the surrounding area redevelops at higher density. This is the early signal that en-bloc activity is building. Current owners who bookmarked this development in the ShiokNest score tracker and received this change alert have time to prepare: research the collective sale process, estimate replacement cost, and decide whether to engage with other owners or seek professional collective sale advice. Waiting until the CSC is formally constituted leaves less time to prepare.

Tips & Pitfalls

Expert Tips

  • Compare 2–3 districts side-by-side to spot relative outliers rather than reading a single number in isolation.
  • Always check the transaction count alongside any price metric — small sample sizes can produce misleading averages.
  • Pair this insight with the related calculators and maps below for a complete decision framework.

Common Pitfalls

  • Interpreting short-term movements (under 1 year) as trends — Singapore property data is noisy and needs a longer window.
  • Ignoring the difference between median and mean — means are pulled by luxury outliers in prime districts.
  • Forgetting that new-launch prices are often subsidised by developer discounts not visible in headline data.

Frequently Asked Questions

Where does the data come from?
Data is sourced from the Urban Redevelopment Authority (URA) and Housing & Development Board (HDB) official APIs, refreshed monthly.
How often is this insight updated?
The underlying transaction data is synced monthly from URA and HDB. The charts recompute live as new data arrives.
Can I filter by district?
Yes — use the district filter above the chart. You can also share a deep link to a specific district via the URL.

Related Resources

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