4 August 2026, Singapore - The Ministry of Law has today tabled the Land Titles (Strata) (Amendment) Bill 2026 in Parliament which seeks to lower the en bloc statutory majority consent threshold for developments that are aged 40 years and older, amongst other proposals.

Under the Land Titles (Strata) (Amendment) Bill, the collective sale of a development aged 40 to 59 years old will require consent from at least 70% of owners, while the consent threshold will be 65% for those 60 years and older. Meanwhile, the consent threshold for developments aged below 10 years is 90%, and at 80% for those that are 10 to 39 years old.

Commenting on the proposed amendments, Mr Kelvin Fong, CEO of PropNex, said:

"We welcome the amendments tabled in Parliament today, particularly the recalibration of consent threshold by way of a tiered approached, with lower consensus required for developments aged 40 years and older.

What stood out for us is also how the proposed amendments sit alongside the two recent policy changes announced on 28 July, namely the enhanced additional buyer's stamp duty (ABSD) remission timelines for developers undertaking large-scale en bloc redevelopments, and the removal of the 15-month wait-out period for private property owners buying non-subsidised HDB resale flats.

Collectively, these moves look to be complementary. In our view, they work in the same direction by encouraging the renewal of ageing estates, providing a viable route to redevelopment for older developments, and opening an exit valve for private home owners who wish to right-size into an HDB resale flat.

Over the decades, the share of private housing stock that is ageing grows and it is likely that many of these sites may not be used to their fullest potential and could be further intensified, particularly as more MRT lines and amenities have been built. In addition, a lower consent threshold could give ageing developments - which carry a rising maintenance burden - a shot at collective sale.

Apart from urban renewal, it could potentially help to make better use of scarce land in Singapore via land use intensification. Take for instance some of the unsuccessful en bloc developments in the past: the 918-unit Braddell View was said to be able to offer some 2,600 new homes if redeveloped; the 516-unit Laguna Park plot could potentially yield about 1,700 new units; and the 660-unit Pine Grove may be redeveloped to offer over 2,000 new homes, based on figures reported in the media previously. These developments were completed in 1978, 1981 and 1984 which would make them over 40 years old now.

Other amendments proposed include strengthening safeguards for non-consenting owners, and expanding the collective sale regime for non-strata-titled private residential developments where the flat owners own long leases in their units, but do not own the underlying land.

Most of the collective sale amendments in the Bill, if passed, will apply to ongoing collective sale exercises where the first signature to the Collective Sale Agreement (CSA) has not been obtained as of the commencement date of the amendments (which is to be announced).

Considering these amendments tabled and recent policy announcements (on 28 July), we could potentially see a few more developments testing the collective sale market, but we are not anticipating an en bloc frenzy. Developers remain disciplined, and pricing will continue to be a key determinant of whether deals materialise."