Your search results

Singapore’s En Bloc Landscape in 2025: Four Potential Residential Sites to Monitor

Posted by Jayson Ang on September 22, 2025

| 0

TLDR

Developer confidence in Singapore’s property market is rising in 2025 despite global uncertainties, supported by strong sales in new launches. Key en bloc sites include River Valley Apartments, sold for $56 million and slated for luxury serviced apartments, signaling a possible en bloc revival. Thomson View Condominium, a large site near greenery and MRT, was bought for $810 million but is on hold due to legal issues. Hillcrest Arcadia, near MacRitchie Reservoir, failed to attract bids but remains available through private treaty. Upper Serangoon Shopping Centre, close to Serangoon MRT, is up for tender with plans for residential and retail redevelopment. These developments indicate growing developer optimism and could broaden housing options beyond the Core Central Region. Buyers are encouraged to seek tailored advice based on their individual needs.

Despite the prevailing global economic uncertainties, developer confidence in Singapore’s property market appears to be on the rise in 2025. Strong sales responses to recent new launches suggest continued demand, potentially paving the way for more en bloc sales. Here are four residential sites that could be worth watching:

1. River Valley Apartments (Sold)

This freehold, four-story walk-up at 400 River Valley Road was sold for $56 million in February to a Singapore-based family office. Built in 1970, the 12,408 sq. ft. site fetched approximately $1,622 psf. With only 24 units, each owner is expected to receive $2 million to $2.6 million. The buyer plans to redevelop the site into luxury serviced apartments, leveraging its Gross Plot Ratio (GPR) of 2.8.

The sale of River Valley Apartments is significant as it could signal a resurgence in en bloc activity after a lull period. Its Core Central Region (CCR) location, within walking distance of Great World City and Great World MRT station (TEL), offers excellent connectivity to major MRT lines. The proximity to Valley Point also provides convenient access to amenities. This prime location, coupled with the potential for redevelopment into serviced apartments, aligns with the expected pivot towards the CCR in the near term.

2. Thomson View Condominium (En Bloc on Hold)

Located on Bright Hill Drive in the Upper Thomson area, Thomson View Condominium is a highly anticipated en bloc site. Built in 1987 with a 99-year lease from 1975, this project is known for its distinctive circular layout. A joint venture between UOL and CapitaLand purchased the site for $810 million in November 2024, following multiple unsuccessful attempts since 2007. The purchase price was lower than the previous reserve price of $918 million.

The expansive 504,000+ sq. ft. site is currently underutilized, comprising 255 units (a mix of condo, landed, and commercial units). Redevelopment could transform it into a mega-development with a potential 1,240 residential units. The location offers proximity to greenery (MacRitchie Reservoir Park) and convenience (Thomson Plaza and Upper Thomson MRT station). The revamped Thomson Plaza, no longer an aging amenity, enhances the appeal. If the en bloc proceeds, the mega-development is expected to attract significant interest, particularly from buyers seeking to live near existing landed enclaves or those looking to right-size.

However, the en bloc is currently on hold due to legal challenges from six unit owners concerning “fairness and transparency.” A High Court hearing is scheduled for May 22, 2025, which will determine the fate of this potential mega-development.

3. Hillcrest Arcadia (Tender Closed, Private Treaty Period)

Hillcrest Arcadia, a leasehold project (lease commencing 1975) on the edge of MacRitchie Reservoir, is another en bloc site to watch. Built in 1980 with 272 units, this is its second en bloc attempt, with a reserve price of $920 million. The 442,600+ sq. ft. site, with a GPR of 1.6, could potentially yield around 773 new units. Located in a low-density area near popular schools like Raffles Girls’ Primary and Hwa Chong Institution, it appeals to those seeking privacy and spaciousness. While there’s no nearby MRT, Holland Village is a short drive away.

The tender closed on May 22, 2025, with no bids, and the project is now in a 10-week private treaty period. While bids were below the asking price, expressions of interest were received, suggesting a potential deal could still be secured or groundwork laid for future attempts. Redevelopment here would attract buyers who value a quiet, landed-style environment and are comfortable with driving.

4. Upper Serangoon Shopping Centre (Tender Closing Soon)

This aging mixed-use development, completed in 1982, has a residential component and is approximately 176,792 sq. ft. With a guide price of $260 million, the price per square foot is around $1,471. The front half is zoned for commercial and residential use (GPR 3.0), while the rear is for residential use only (GPR 2.8), currently housing eight residential units.

According to the marketing agent, redevelopment could include 154 residential units, 56 serviced apartments, and 12,000 sq. ft. of retail space, significantly transforming the area. Despite its current state, the location is excellent, being very close to Serangoon MRT station (CCL, NEL) and Serangoon NEX mall. Its proximity to Methodist Girls’ Primary and the surrounding HDB cluster also adds to its appeal. The tender for Upper Serangoon Shopping Centre closes on June 10, 2025.

These potential en bloc sales are key indicators of developer confidence and could pave the way for a wider range of non-CCR new launch options in the future. Monitoring these developments is crucial for buyers looking to upgrade in the coming years.

Should You Buy, Sell or Wait?

If you’re reading this, you must be trying to figure out the best course of action right now: is it the right time to buy or sell?

It’s difficult to give an exact answer since everyone’s situation is unique and what works for one person may not necessarily work for you.

I can bring you a wealth of on-the-ground experience and a data-driven approach to provide clarity and direction. From beginners to experienced investors, our top-down, objective approach will help you on your real estate journey.

I can help you by:

Offering Strategic Real Estate Advice – I can help create a comprehensive plan to guide you through your property journey.
Connecting Your Home with the Perfect Buyers – Through stunning visuals, an effective communication strategy, and an in-depth knowledge of the market, we’ll ensure your home is presented in the best possible way to fulfill your goals.

You May Also Like …

Mandarin Top 5

Top 5 Best Secret Gardens in Singapore

Jayson Ang – October 25, 2024 –

Singapore, a bustling city-state known for its modern architecture and vibrant culture, is also home to a plethora of hidden...

All Blog Posts Buying Tips

Exploring the Resale Condo Market? Here’s What to Watch Out For!

Jayson Ang – March 22, 2023 –

TLDR The impact of COVID-19 on Singapore's real estate market has been significant, leading to a surge in demand for...

Mandarin Top 5

Top 5 Tips How to Find Your Dream Home in Singapore: A Step-by-Step Guide

Jayson Ang – October 21, 2024 –

Singapore, a vibrant and dynamic city-state, offers a diverse range of housing options for prospective homebuyers. From condominiums and HDB...

All Buying Tips Opinion

How CPF Adjustments in 2025 May Influence Your Homebuying Decisions in Singapore

Jayson Ang – June 17, 2026 –

TLDR In 2025, significant CPF changes in Singapore impact homebuying decisions, especially for older homeowners. The Special Account (SA) for...

All Blog Posts Opinion

Invest During the Bearish & Exit During the Bullish

Jayson Ang – December 27, 2022 –

TLDR A comprehensive overview of the real estate market trends, emphasizing the importance of strategic property analysis and investment decisions....

All Buying Tips Opinion

5 Techniques for Identifying Undervalued Properties in Singapore 2023

Jayson Ang – August 23, 2023 –

TLDR To spot undervalued properties in Singapore's real estate market, focus on market value, location, and unique features. Consider "up...

All Buying Tips Opinion

Most Buyers Miss This Condo Checklist Item — Until It’s Too Late

Jayson Ang – April 18, 2026 –

TLDR When buying a condo, many overlook the importance of the Management Corporation Strata Title (MCST) and its finances. Beyond...

All Buying Tips Opinion Selling Tips

Discover the Optimal Timing to Invest in Singapore Real Estate: Unveiling Historical Insights

Jayson Ang – August 1, 2024 –

TLDR When considering the best time to buy or sell a property in Singapore, historical data analysis reveals key insights....

All Buying Tips Opinion

Are Early Bird Discounts At New Launches Genuine Or A Marketing Gimmick?

Jayson Ang – November 20, 2023 –

TLDR When considering investing in new property projects, understanding developers' pricing strategies is crucial. Early bird discounts are not just...

Mandarin Top 5

5 Most Iconic Landmarks In Singapore’s Landscape

Jayson Ang – June 14, 2024 –

Singapore's landscapes is renowned for its innovative and dynamic approach to urban development, boasting some of the most iconic landmarks...

All Buying Tips Opinion

My 6 Factors to Consider When Buying a Property in 2023

Jayson Ang – March 11, 2023 –

As the housing market shows no signs of slowing down, many of us may feel left behind, questioning whether it...

All Opinion

What You Need to Know About Residential En Bloc Sales in 2025

Jayson Ang – October 28, 2025 –

TLDR En bloc sales in Singapore involve selling entire buildings to developers for redevelopment, with most owners needing to agree....

All Blog Posts Buying Tips

Identifying a Good Investment Property: A Guide

Jayson Ang – July 25, 2023 –

TLDR When it comes to navigating the real estate market in Singapore, understanding key factors can make a significant difference...

All Blog Posts Buying Tips

Beware! Spot These Warning Signs Before Making a Home Purchase!

Jayson Ang – December 21, 2022 –

TLDR When purchasing a property in Singapore, it is crucial to thoroughly assess various aspects of the home to avoid...

Mandarin Top 5

Top 5 Tips for First-Time Chinese Buyers Looking to Invest in Singapore Today

Jayson Ang – May 31, 2023 –

Top 5 Tips for First-Time Chinese Buyers Looking to Invest in Singapore Today Here are the top 5 tips for...

All Blog Posts Buying Tips

Are You Considering Paying Off Your Mortgage Loan Ahead of Time? Is It the Right Financial Move?

Jayson Ang – May 11, 2023 –

TLDR When considering mortgage options in Singapore, it's essential to understand the differences between HDB loans and bank loans. HDB...

All Buying Tips Opinion

Mega Developments vs. Regular Condos in Singapore: A Data-Driven Comparison

Jayson Ang – March 22, 2026 –

TLDR Mega-developments (1,000+ units) in Singapore, once seen as chaotic, now offer competitive pricing and extensive facilities, making them attractive...