By The Address desk · Last verified 29 September 2026
An en bloc sale, formally a collective sale, is when the owners of a strata development such as a condominium sell the whole development to one buyer, usually a developer. It doesn’t need every owner to agree. Under the Land Titles (Strata) Act, it needs owners holding at least 80% of the share value and strata area for developments aged 10 years or more, and 90% for younger ones, collected within a year. If some owners haven’t signed, the Strata Titles Board must approve the sale. A law passed on 8 September 2026 lowers the threshold to 70% for developments aged 40 to 59 years and 65% for those aged 60 and above.
Quick facts
- Under 10 years old: 90% consent by share value and strata area.
- 10 years and older: 80%.
- Passed in September 2026, awaiting commencement: 70% for 40 to 59 years, 65% for 60 years and over.
- Consent must be collected within one year.
- Without unanimous consent, the Strata Titles Board or High Court must approve the sale.
- HDB flats aren’t sold this way; HDB’s SERS is a separate scheme.
How does an en bloc sale happen?
- Owners form a Collective Sale Committee at a general meeting to run the sale for them.
- Owners sign the Collective Sale Agreement, which sets the reserve price and how the proceeds will be shared, until the threshold is reached.
- The site is marketed, usually by public tender, and a buyer is chosen.
- If not every owner has signed, the majority applies to the Strata Titles Board for a sale order. Objectors can object, and the Board mediates before hearing the case.
- The sale completes, and owners receive their share and move out on the agreed schedule.
Objectors commonly argue that the sale wasn’t made in good faith, that the price is too low, or that the proceeds are unfairly shared. From start to finish, a collective sale usually takes more than a year, and often several.
Why share value and strata area?
Both tests must be met at once, so bigger units carry more weight. A development can have 80% of its units signed and still fall short, if the owners holding out have the larger units.
What changes under the 2026 law?
Parliament passed the Land Titles (Strata) (Amendment) Bill on 8 September 2026. Developments aged 40 to 59 years will need 70% consent, and those aged 60 and above 65%; the 90% and 80% thresholds stay for younger developments. The law also brings some long-lease non-strata developments into the collective sale regime and strengthens safeguards for owners who don’t consent. At the time of checking, the date it takes effect had not been announced, so the current thresholds still apply.
The WahLiao Verdict
Read the Collective Sale Agreement’s sharing formula before you sign, not the headline price, because that clause decides your cheque. Plan for the move and the next home as if the sale will succeed, since that’s when owners are most rushed.
Questions people ask
Can I be forced to sell?
If the threshold is reached and the Strata Titles Board or High Court grants a sale order, yes. You can object before the order is made.
How is the money shared?
By the method in the Collective Sale Agreement, usually based on share value, strata area or a mix of the two.
Does this apply to HDB flats?
No. HDB’s Selective En bloc Redevelopment Scheme is chosen and run by HDB, not voted on by owners.
What happens to my CPF?
As with any sale, CPF used for the property is refunded to your CPF account from the proceeds, with accrued interest.
Sources: Strata Titles Boards, en bloc applications and responding to one; Ministry of Law, Second Reading speech on the 2026 Bill; AsiaOne on the Bill’s scope; Little Big Red Dot on its passage on 8 September; PropertyGuru on the steps. This is general information, not legal advice.
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