Why 2026 could see more en bloc attempts
Interest rate trend
Stabilising → clearer land underwriting
Unsold new homes
Moderate — not excessive
GLS pipeline
Provides competition but not crowding
Developer stance
Selective, price-disciplined
With financing costs clearer and some pent-up redevelopment demand, developers are expected to be more willing to evaluate collective sales in 2026 — especially sites with clean planning parameters, good MRT connectivity, and achievable replacement pricing.
Key challenges that still cap deal flow
- Pricing gaps: Owners’ expectations often exceed developers’ replacement-price math.
- Plot ratio & height controls: Limited intensification caps the “value unlock”.
- Construction & compliance costs: Elevated build costs squeeze residual land value.
- GLS competition: Government land sites can offer clearer execution and lower risk.
- Sales risk: Developers underwrite conservatively amid cooling measures and selective buyer demand.
Which sites are more likely to succeed
| Higher-probability candidates | Lower-probability candidates |
|---|---|
| Near MRT / city-fringe / mature estates with clear intensification upside |
Limited plot-ratio upside where redevelopment yield gains are small |
| Achievable replacement pricing that aligns with nearby new-launch comparables |
High reserve prices disconnected from market realities |
| Cleaner execution (fewer technical constraints, simpler phasing) |
Complex constraints (heritage, access, utility diversions, odd shapes) |
TopBroker take
2026 will reward realism. Collective sales can return — but only where owners align expectations to replacement economics. The most successful sites will pair real intensification with market-aligned pricing.