"I am a BLOGGER NOT an expert. This is a BLOG not a 'go-to' website for official information. I represent no one's view save my own. I have neither legal nor financial training, nor do I have anything to do with the real estate industry. My understanding of the Collective Sale Process is from a layman's position only. My calculations, computations and tables are homespun and may contain errors. Please note that nothing in this blog constitutes any legal or financial advice to anyone reading it. You should refer to your lawyer, CSC or financial adviser for expert advice before making any decision. This disclaimer is applicable to every post and comment on the blog. Read at your own risk."
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There is one thing worse than an Enbloc ----- and that is an Enbloc done badly. Since the majority have the necessary mandate to sell, then they owe it to all SPs to make a success of it. Minority SPs can only watch and wait, if they sell then lets pray it's at a price we can move on with, if they don't sell, then we are happy to stay for a few more years.

My Armchair Residual Land Valuation (REVISED)

Please note, I am not in any way shape or form connected to the real estate industry. My calculations are based on looking at RLV's done by various marketing agents in Round 1 and Round 2 as well as the URA website. There is no golden standard or set way of doing this calculation unfortunately. 

  27 JULY 2017

In the light of the recent sales of  5 ex-HUDC with psfppr's over $700 - I believe my Tampines Court calculation should increase it's present RP to at least $730+ psfppr . I have done this by increasing the average selling price psf of new units in the new development from $1200 to $1300. 
A reasonable increase seeing as these units will only come on line in 3-5 years and this is the way the market is heading across the board.


25 June 2016


Official Valuations done on Tampines Court

1. Colliers 2008 Valuation at STB in 2008 Enbloc Rd 1

2. ACC 2008 Valuation at STB in 2008 Enbloc Rd 1

Un-Official Valuations done on Tampines Court

3. ERA 2011 

4. JLS Valuation 2011
EOGM July 2



It isn't difficult to calculate the Development Charge for TC using the government tables and following their worked examples.


My Tables

And again for 80% Leasehold value as % Freehold (for those who might quibble)


  1. Anonymous29 June, 2016

    Know a Decision Maker from a local developer
    Show him your computation
    After looking at your figure, he told me it is too rich for his taking

    1. The Developer will realise the full potential of Tampines Court land. TC owners can never hope to get the full Nett Site Value per unit as the Developer is not happy with a mere 10% profit. But we should know what a Developer's RLV computation is like (and I believe mine is not too far off the mark). From there we can knock off $100 to $200k and see if the fish bites. I do not agree to the bargain basement price meted out by our present MA. They are not even TRYING to get the best price for TC owners.

  2. As an SP I agree .to me anything less than sgd1.50 mn per unit is a desperate sale

  3. No point asking anyone now. Any developer would say its too expensive. But we are in the right trajectory in 8-12 mths. Bring some competitive spirit and fear of losing out of market share, and developers will have ample reasons to fall over and convince themselves to pay a solid premium for TC.

  4. Anonymous05 July, 2016

    Wow, the SC got 30% in 2 days CSA signing sessions, almost equal to 1 year's effort (34%) in Enbloc 2.

    This could be due to a few reasons:
    1. There is no fee collection in enbloc 3. SPs just signed.
    2. 30+ % is the maximum pro-enbloc SPs.
    3. Economy is not good. More SPs wish to cash out.

    Let wait and see the results of coming signing sessions.

  5. Tampines Court is really cheated by the agent with very high agency fee. EunosVille only paying $5,000 flat and lawyer's fee is around $5300.

  6. Hi..r u certain abt the agency fee? Seems like u r fm the minority camp.
    Can someone clarify and point out the correct agency charges
    There was another post in the facebook. Could be the same person.