# En bloc (collective sale)

- Topic: Private property
- Last updated: 5 Nov 2026
- Fact-checked against official government sources: 5 Nov 2026
- Canonical URL: https://propertymeter.sg/glossary/en-bloc/

## What is en bloc (collective sale)?

An en bloc, or collective sale, is when the owners of a strata development such as a condominium sell the whole development together, usually to a developer who will redevelop the land. It currently needs written consent from owners holding at least 80% of the share values and strata area, or 90% for developments under 10 years old.

## Rule change

Parliament passed the Land Titles (Strata) (Amendment) Bill on 8 September 2026. It lowers the consent threshold for older developments to 70% (40 to 59 years) and 65% (60 years and above), and changes the sale process. The changes start on a date the Minister will announce; until then, the current thresholds apply.

## Key facts

- **Consent needed today:** 90% if less than 10 years have passed since the latest TOP (or CSC); 80% if 10 years or more
- **Measured by:** Both share value and total strata area (excluding accessory lots)
- **Changes passed on 8 Sep 2026:** 70% for developments aged 40 to 59 years; 65% for 60 years and above (not yet in force)
- **Signing window under the new law:** 6 months to collect signatures, down from 12
- **Stamp duty:** Owners who bought within the SSD holding period may owe Seller's Stamp Duty

## How an en bloc works

In a strata development, each owner owns their own unit plus a share of the common property and land. An en bloc sale lets the owners sell the entire development as one, which is often worth more to a developer than the units are worth separately.

Because a sale needs a high level of agreement but not unanimity, the law sets consent thresholds and a process to protect owners who disagree.

1. **Form a collective sale committee.** Owners call a general meeting to elect a committee to run the sale.
2. **Sign the collective sale agreement.** The committee sets a reserve price and the method for splitting the proceeds, and owners sign the agreement.
3. **Reach the consent threshold** within the signing window.
4. **Sell the site**, usually by public tender.
5. **Apply to the Strata Titles Board** if not every owner has agreed. Objecting owners can be heard before the sale is approved.
6. **Complete the sale** and distribute the proceeds.

## Consent thresholds: today and under the new law

| Age of development | Threshold today | Under the 2026 amendments |
| --- | --- | --- |
| Under 10 years | 90% | 90% |
| 10 to 39 years | 80% | 80% |
| 40 to 59 years | 80% | 70% |
| 60 years and above | 80% | 65% |

The 2026 amendments also:

- cut the time to collect signatures from 12 months to 6
- extend the restriction period after a failed attempt from 2 years to 3
- raise the support needed to form a collective sale committee from 20% by share value (or 25% by number of units) to 35%

Sales that have already started collecting signatures continue under the current rules. Owners of developments aged 40 years and older that are mid-process may be able to switch to the new framework.

## Example

A 45-year-old condominium is considering an en bloc.

| Scenario | Consent needed |
| --- | --- |
| Today | 80% |
| After the 2026 amendments take effect | 70% |

## Common mistakes

- **Forgetting Seller's Stamp Duty.** Owners who bought recently may owe [SSD](https://propertymeter.sg/glossary/ssd/) on their share of the sale.
- **Not planning the next home.** Owners often need to buy a replacement home, which brings [BSD](https://propertymeter.sg/glossary/bsd/) and possibly [ABSD](https://propertymeter.sg/glossary/absd/).
- **Signing without reading the apportionment.** How proceeds are split varies between agreements.

## Frequently asked questions

### Can I be forced to sell in an en bloc?

If the consent threshold is reached, the sale can go ahead without every owner's agreement. Owners who object can raise their objections when the application is heard.

### How is the sale money split?

Proceeds are shared among owners using a method set out in the collective sale agreement, usually based on share value, strata area or both. Check the agreement before you sign.

### Do I pay Seller's Stamp Duty in an en bloc?

Yes, if you bought your unit within the SSD holding period. IRAS says this applies whether or not you consented to the sale.

## Sources

1. [Land Titles (Strata) Act 1967, section 84A](https://sso.agc.gov.sg/Act/LTSA1967?ProvIds=pr84A-) (Singapore Statutes Online)
2. [Second reading speech of the Land Titles (Strata) (Amendment) Bill 2026](https://www.mlaw.gov.sg/second-reading-speech-of-the-land-titles-strata-amendment-bill-2026-by-minister-edwin-tong-sc/) (Ministry of Law)
3. [Seller's Stamp Duty (SSD) for residential property](https://www.iras.gov.sg/taxes/stamp-duty/for-property/selling-or-disposing-property/seller's-stamp-duty-(ssd)-for-residential-property) (IRAS)

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Source: PropertyMeter (https://propertymeter.sg/glossary/en-bloc/). General information only, not financial, legal or tax advice.