En Bloc Calculator Singapore: Your Collective Sale Payout
The collective sale
The tender price agreed with the developer, from your CSC or the sale announcement.
Your unit
Share values are on your strata title or the strata roll. Strata areas in square feet, as on your title or the strata roll.
Deductions
Editable assumptions. Your collective sale agreement sets which costs come off before the split.
Assumption: 1%. Use the figure in your agreement.
Repaid to the bank from your share at completion.
Your replacement home
What it costs to buy your next home, to see whether the payout covers it.
Your estimate: renovation, interim rent, removal, legal fees.
- By share value (selected)0.833% of the developmentS$2,475,000
- By strata area0.867% of the developmentS$2,574,000
- Blend: 50% area, 50% share value0.850% of the developmentS$2,524,500
Share values are fixed by the developer when the strata titles are issued, so two units of the same size can hold different share values (penthouses and shops usually hold more per square foot). That is why some agreements use strata area, a blend of the two, or a valuation of each unit. The agreement may also add a premium for larger or ground-floor units, which this estimate leaves out.
Your estimated en bloc payout
S$2,475,000
- Gross share of sale price
- S$2,500,000
- Less sale costs
- −S$25,000
- Cash to you
- S$2,475,000
- Replacement home + BSD + costs
- −S$2,119,600
- Left over
- S$355,400
Buyer's stamp duty on S$2.00m: S$69,600 (IRAS rates). Sale price works out to S$2,000 per sq ft of strata area.
How much consent does the sale need?
Owners must sign the collective sale agreement in a high enough share of both share values and strata area before the sale can go to the Strata Titles Board.
Roughly, years since its Temporary Occupation Permit (TOP).
| Age | Now | After the 2026 amendment starts |
|---|---|---|
| Under 10 years | 90% | 90% |
| 10 to 39 years | 80% | 80% |
| 40 to 59 years | 80% | 70% |
| 60 years and older | 80% | 65% |
At 35 years, the sale needs owners holding at least 80% of share values and 80% of strata area today. Your unit carries 0.83% of the share value and 0.87% of the area.
The Land Titles (Strata) (Amendment) Bill was passed on 8 September 2026. MinLaw will announce the commencement date; until then the 80% and 90% thresholds apply. Exercises that collected their first signature before then stay under the current rules, though developments aged 40 or more may vote to restart under the new ones.
How this works
Your payout is the collective sale price, less the costs the collective sale agreement (CSA) deducts, multiplied by your unit's share of the development. The Land Titles (Strata) Act requires the CSA to state how proceeds are split but does not fix a method. The common bases are share value (your share value divided by the total), strata area (your unit's area divided by the total) and a weighted blend of the two; a 2013 Court of Appeal case, for example, involved a 60% strata area and 40% share value split. Some CSAs use a valuation of each unit instead.
Sale costs default to 1% of the price as an editable assumption: marketing agent, legal and committee expenses vary by sale, so use the figure in your agreement. Any home loan is repaid from your share at completion. The replacement home check adds Buyer's Stamp Duty at IRAS rates (1% on the first S$180,000 rising to 6% above S$3 million) and your own estimate of moving costs. ABSD may apply if you buy before your en bloc sale completes, and is not included.
To go to the Strata Titles Board, owners must sign the CSA with at least 90% of share values and 90% of strata area if the development is under 10 years old, or 80% of each if it is 10 years or older. The Land Titles (Strata) (Amendment) Bill passed on 8 September 2026 lowers this to 70% for developments aged 40 to 59 and 65% for those aged 60 or more, from a commencement date MinLaw has yet to announce (checked 10 October 2026).
FAQs
How is en bloc money divided?
By the method in the collective sale agreement, most often share value or strata area. On a S$300 million sale with 1% costs, a unit with 10 of 1,200 share values gets S$2,475,000 by share value; with 1,300 of 150,000 sq ft it gets S$2,574,000 by strata area.
What percentage of owners must agree to an en bloc sale?
80% of share values and 80% of strata area for developments 10 years or older, and 90% for those under 10 years. Once the 2026 amendment commences, developments aged 40 to 59 need 70% and those aged 60 or more need 65%.
Is my en bloc payout enough to buy a new home?
Compare your cash after costs and loan with the new home's price, stamp duty and moving costs. On the example above, S$2,475,000 buys a S$2 million home with S$69,600 BSD and S$50,000 of other costs and leaves S$355,400.
What is share value in an en bloc sale?
Share value is the number of shares the developer allotted to your unit in the strata scheme, shown on the strata title. Units of the same size can carry different share values, which is why some agreements split proceeds by strata area or a blend instead.