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For condo that are built recently are very small in floor area and very high. For example condos at Queenstown. 40-50 storeys leasehold. 20 -30 years later, what is the enbloc opportunity for such condos. There is no good profit margin for the developers as the condos have built to its maximum height and the current units are already so small. Does it mean that the leasehold condo with 600-1800 units with many small units are at risk for the owners when the remaining lease drop.
In the past cycle it used to be that districts in the CCR were the main focus, but of course moving forward, this may not be so much the case if you look at how the OCR and RCR is doing relative to CCR. As prices go up and cooling measures in place are prohibitive to homeownership, homes that have a lower quantum would have a wider audience and stand a better chance of selling. Just our 2 cents!
@@StackedHomes I do agree on the point of lower absolute quantums having a wider pool of potential buyers but if u really look at the psf differences between OCR, RCR and CCR today, it's clear as day that the once huge disparity has significantly dwindled - especially so if you compare OCR vs RCR, and RCR vs CCR. In fact there is also quite a reasonable overlap in some cases, which makes one scratch his head as to how the Sg property market has evolved over the past decade or so, and where true value really lies.
We think the main issue is that in an area full of boutique developments, it may be harder for the developer to really differentiate themselves, especially if the plots are small. But again it also depends on the price, surrounding supply and what the developer can do to make their development stand out from the rest.
We think that with the cooling measures that came in, it'll be even harder now considering the land size plus limit on profitability due to height restrictions here.
Hey there! While we don't know the answer to whether it would en bloc or not, we do think that the odds are low given the massive size of the development, and the difficulty in selling such a large development here.
I think the whole stretch of aging developments along Marine Parade Road like Lagoon View, Laguna Park, Mandarin Gdn and Neptune Court would likely face huge challenges to try for a successful enbloc exercise
Most definitely. Also, don't forget those in Bayshore. The main issues are the huge site area, the no. of units per condo, and the fact that they're so old hence the developer will have to top up a significant amount of $ back up to 99 years. I do wonder why ppl are still buying them despite the almost guaranteed depreciation in the near term.
@@cchan4739 I think you can’t really find that kind of space and price anywhere else in D15/D16 unless you look into much much older leasehold ones hence these developments are still posting regular and decent transactions
@@jtbroker At a great, great risk of depreciation though. Mandarin gardens is 40 years old thereabouts, off the top of my head. The rest aren't significantly younger either. That's almost half it's lifespan down the drain...
In my humble opinion, I don't think it stands a chance at all. The risk for the developer is way too high. Why invest in such a big risk, when they can pick smaller plot sizes and so build fewer units? Common sense......
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For condo that are built recently are very small in floor area and very high. For example condos at Queenstown. 40-50 storeys leasehold. 20 -30 years later, what is the enbloc opportunity for such condos. There is no good profit margin for the developers as the condos have built to its maximum height and the current units are already so small. Does it mean that the leasehold condo with 600-1800 units with many small units are at risk for the owners when the remaining lease drop.
How big is considered challenging for developer?
Is land size of 25000sqm considered big?
Hi Stacked homes,this was a very informative video,thks!
May I have your view on Lakepoint Condo enbloc in the near future?
Thks!)
Hi, any views on Leonie Suites? At least in the future
Is it true that CCR condos stand a higher chance of en-bloc?? Compared to say OCR or RCR even.
In the past cycle it used to be that districts in the CCR were the main focus, but of course moving forward, this may not be so much the case if you look at how the OCR and RCR is doing relative to CCR. As prices go up and cooling measures in place are prohibitive to homeownership, homes that have a lower quantum would have a wider audience and stand a better chance of selling. Just our 2 cents!
@@StackedHomes I do agree on the point of lower absolute quantums having a wider pool of potential buyers but if u really look at the psf differences between OCR, RCR and CCR today, it's clear as day that the once huge disparity has significantly dwindled - especially so if you compare OCR vs RCR, and RCR vs CCR. In fact there is also quite a reasonable overlap in some cases, which makes one scratch his head as to how the Sg property market has evolved over the past decade or so, and where true value really lies.
There are many 10 storeys freehold apartments along St Michael's Road. Do you think there are demands by developers for enbloc?
We think the main issue is that in an area full of boutique developments, it may be harder for the developer to really differentiate themselves, especially if the plots are small. But again it also depends on the price, surrounding supply and what the developer can do to make their development stand out from the rest.
Love your videos :) what are your views on Sherwood towers & pine grove?
Hey! Now with the cooling measures, we think that it woulds be very difficult for bigger plots to go en bloc 👌
What about Elias Green? We fail to enbloc 2yrs ago.
We think that with the cooling measures that came in, it'll be even harder now considering the land size plus limit on profitability due to height restrictions here.
any comments on Mandarin garden potential for enbloc? understand that its a massive old development
Hey there! While we don't know the answer to whether it would en bloc or not, we do think that the odds are low given the massive size of the development, and the difficulty in selling such a large development here.
Mandarin Gardens: Not easy because there are many Indians who spent money on renovation and they love large floor areas. They will object
tq. good info.
Welcome!
Hi, what is your view on Valley Park?
Hey Shu Lei! We've done a review of the development here: stackedhomes.com/editorial/valley-park-review/
Any chance of old HDB blocs located at balestier/whampoa area to be en-bloc?
Hey there! It's quite hard to speculate on SERS so I'm afraid we wouldn't quite know!
So it’s gonna hit those freehold enbloc hopefuls?
I think the whole stretch of aging developments along Marine Parade Road like Lagoon View, Laguna Park, Mandarin Gdn and Neptune Court would likely face huge challenges to try for a successful enbloc exercise
Most definitely. Also, don't forget those in Bayshore.
The main issues are the huge site area, the no. of units per condo, and the fact that they're so old hence the developer will have to top up a significant amount of $ back up to 99 years. I do wonder why ppl are still buying them despite the almost guaranteed depreciation in the near term.
@@cchan4739 I think you can’t really find that kind of space and price anywhere else in D15/D16 unless you look into much much older leasehold ones hence these developments are still posting regular and decent transactions
@@jtbroker At a great, great risk of depreciation though. Mandarin gardens is 40 years old thereabouts, off the top of my head. The rest aren't significantly younger either. That's almost half it's lifespan down the drain...
@@cchan4739 boils down to different needs of buyers, some are not too bothered about dwindling lifespan
This sounds like huge development like Pine Grove has almost no chance to be En Bloc
Yes really big developments also require more financing, so joint ventures would likely be the outcome which can be more complicated.
In my humble opinion, I don't think it stands a chance at all. The risk for the developer is way too high. Why invest in such a big risk, when they can pick smaller plot sizes and so build fewer units? Common sense......
great content! keep it up !
Thank you!