STAR Scorecard: Braddell View resale, District 20, 2026

James's professional assessment. Not investment advice. Based on EdgeProp transaction data for the 12 months to October 2026.

S: Schools (15%)
Bishan and Toa Payoh schools nearby, but check your block's distance to any primary school with MOE before relying on it.
3.5 / 5
T: Transport and Transformation (35%)
Caldecott, an interchange of the Circle and Thomson-East Coast lines, and Braddell on the North-South Line are both nearby. The estate sits on a large, green hillside site.
4.0 / 5
A: Amenities (20%)
Large, low-density grounds with mature trees. Junction 8, Thomson Plaza and Toa Payoh are a short ride away.
3.5 / 5
R: Returns (30%)
About $1,057 psf for very large units, but leases have roughly 51 to 54 years left. CPF and loan limits shrink the buyer pool every year. En bloc is possible, not predictable.
2.0 / 5
64
Selective, for space-first buyers with a 10-year plan
Weighted score out of 100: Schools 15%, Transport 35%, Amenities 20%, Returns 30%.

Resale and En Bloc Review | Braddell Hill | District 20

If your family needs 1,700 sq ft or more, you want to stay near Bishan and Thomson, and your budget is under $2 million, Braddell View is one of the few places in District 20 where that still adds up. A three-bedroom of that size sold for $1.85 million in September 2026. The price is low for a reason: the leases are about half used up. Buy it for the space. Do not buy it for an en bloc that has already failed more than once.

Direct answer

Braddell View is a 918-unit former HUDC estate off Braddell Hill, completed around 1981, with leases that started between 1975 and 1981 (EdgeProp). Over the last 12 months, units sold at an average of about $1,057 psf, in a range of $976 to $1,176 psf (EdgeProp). Its 2019 en bloc tender, at a reserve price of $2.08 billion, closed without a bid (Yahoo News Singapore). A new law passed in September 2026 will lower the consent needed for estates of its age from 80% to 70% once it takes effect.

918Units, completed around 1981
$1,057psf average, last 12 months
$1.85m1,701 sq ft three-bedroom, Sept 2026
About 51 to 54Years left on the leases, by block
$2.08b2019 reserve price, no bids
70%New consent threshold, once in force

Why you would buy Braddell View

Buy Braddell View if you need a very large home in central District 20, you plan to live in it for ten years or so, and you are comfortable that the lease will be shorter when you sell. If you are buying mainly for an en bloc payout, or you are young and want a home for life, look elsewhere.

Space you cannot get elsewhere at this price

Braddell View's units are large by today's standards. A 1,701 sq ft three-bedroom sold for $1.85 million in September 2026 (EdgeProp). In a new launch nearby, $1.85 million buys a two-bedroom of about 700 sq ft. For a family with teenagers, or parents moving in, the extra rooms change daily life.

Two MRT lines and a hillside site

Caldecott, an interchange on the Circle Line and the Thomson-East Coast Line, and Braddell on the North-South Line are both close (EdgeProp). The estate is spread across a large, green site with mature trees, which is part of why developers keep looking at it.

Rent that covers more of the cost

EdgeProp puts Braddell View's rental yield at about 3.3%, higher than most new condos in the area. Large units at a low psf rent well to families.

Who should skip Braddell View

  • You are buying for the en bloc. The 2019 tender drew no bids. A lower consent threshold makes a vote easier to pass. It does not make a developer more willing to pay.
  • You are young and want a home for life. With about 51 to 54 years left, your CPF use and loan may be limited, and the lease will be shorter still when you sell.
  • You need the home to grow in value. Older leasehold homes tend to lose value as the lease runs down, unless an en bloc happens.

Why not JadeScape, Thomson Reserve or another older condo?

Choose JadeScape or Thomson Reserve if you want a long lease and can accept a smaller home for the same money. Choose Braddell View when space is the priority and you have a plan for the lease.

Braddell View
About 51 to 54 years left, 918 units
PriceAbout $1,057 psf average, last 12 months
$1.85m buysAbout 1,700 sq ft, three bedrooms
Choose it ifYou need the space and plan to stay about 10 years
JadeScape
99-year, 1,206 units, completed 2022
PriceMedian resale $2,341 psf in 2026 (EdgeProp)
$1.85m buysAbout 790 sq ft
Choose it ifYou want a modern, long-lease home to hold
Thomson Reserve
99-year from 2026, the former Thomson View
Price (harmonised psf)From $2,608, launching 31 October 2026
$1.85m buysA two-bedroom of about 678 to 732 sq ft
Choose it ifYou want a brand-new home and can wait until 2031

Sources: EdgeProp project pages and transaction data for Braddell View and JadeScape, accessed October 2026; CapitaLand Development and UOL Group, Thomson Reserve news release, 15 October 2026. Floor areas for $1.85 million are my own arithmetic at these prices.

What the market isn't telling you

1. The new en bloc law makes the vote easier, not the sale

Parliament passed the Land Titles (Strata) (Amendment) Bill on 8 September 2026 (Yahoo News Singapore). Once it takes effect, estates aged 40 to 59 years will need 70% consent instead of 80%. But the 2019 tender did not fail because of the vote. It failed because no developer bid at $2.08 billion (Yahoo News Singapore). A redevelopment of this size needs a very large land cheque and a plan to sell well over 2,000 new homes. The new law also adds safeguards: 35% support is needed just to form a sale committee, and signatures must be collected within six months (EdgeProp).

2. Thomson View is not a template

The former Thomson View sold for $810 million, or $1,178 psf ppr, and is now launching as Thomson Reserve (EdgeProp). That sale shows developers will pay for good sites in this area. But Braddell View's price tag would be several times larger, and a buyer pool for a deal that size is much smaller. Read my Braddell View vs Lakeview comparison for how the two estates differ.

3. The lease decides who can buy from you

CPF can be used in full only if the remaining lease covers the youngest buyer to age 95 (CPF Board). Bank loan limits also tighten when the lease will not last until the borrower is 95 (MAS). With about 51 to 54 years left, many younger buyers already face limits, and the pool shrinks each year. That is the cost you are accepting in exchange for the space. My lease decay guide explains how this works.

4. Old buildings need money

At around 45 years old, lifts, pipes, waterproofing and facades need replacing. Before you buy, ask for the sinking fund balance, the last two AGM minutes and any planned special levies. A low price can quickly look less cheap after a levy.

Strengths and watch points

Strengths
  • Very large units at about $1,057 psf
  • Near Caldecott and Braddell MRT stations
  • Large, green, low-density site
  • Rental yield of about 3.3%
  • Lower en bloc consent threshold coming
Watch points
  • About 51 to 54 years left on the leases
  • CPF and loan limits for younger buyers
  • 2019 en bloc tender drew no bids
  • Ageing building, possible special levies
  • Value likely to drift down without an en bloc

Would you rather

A. A 1,701 sq ft three-bedroom at Braddell View for about $1.85 million, with about 51 to 54 years left on the lease.

B. A two-bedroom of about 700 sq ft at Thomson Reserve for about $1.85 million, brand new in 2031 with a fresh 99-year lease.

James picks A, for a family that needs the space now and expects to move on in about ten years, and only at or below about $1,100 psf. You get more than twice the floor area. Price any en bloc at zero: if it happens, it is a bonus. If you are in your 30s and want a home to keep, or you want your money to grow, B is the better choice.

What I think you should do

Ask yourself one question: would you still buy if there were never an en bloc? If yes, shortlist units at or below about $1,100 psf, check the exact lease start date for your block, and confirm how much CPF and loan you can use with your bank and the CPF Board before you make an offer. Ask for the sinking fund balance and recent AGM minutes.

If you already own a unit and are deciding whether to keep waiting, work out what your unit could buy today with my funds gap check, and compare that with holding for another five years. For CPF and financing, speak to a licensed financial adviser for advice specific to your situation.

James's Note I have met many Braddell View buyers who paid extra because "the en bloc is coming". It has not come, and the leases are shorter every year. There is still a good reason to buy here: space. For a family that needs four or five rooms in central District 20 and plans to move on in about ten years, it can be a sensible home. Just buy it as a home, at a price that works if nothing else happens. James Ong, CEA Reg No. R008385F, PropNex Realty

Frequently asked questions

Is Braddell View going en bloc in 2026?+ Read- Hide

There is no reported collective sale tender in 2026. The estate's 2019 tender, at a reserve price of $2.08 billion, closed without bids (Yahoo News Singapore). A new law passed in September 2026 will lower the consent threshold for estates aged 40 to 59 years to 70% once it takes effect.

How much does a Braddell View unit cost?+ Read- Hide

Over the last 12 months, units sold at an average of about $1,057 psf, in a range of $976 to $1,176 psf (EdgeProp). A 1,701 sq ft three-bedroom sold for $1.85 million in September 2026. Prices vary with block, floor and condition.

How many years are left on Braddell View's lease?+ Read- Hide

The blocks carry 99-, 102- and 103-year leases that started between 1975 and 1981 (EdgeProp), so roughly 51 to 54 years remain in 2026. Check the exact lease start date for your block before you buy.

Can I use CPF to buy Braddell View?+ Read- Hide

You can use CPF in full only if the remaining lease covers the youngest buyer to age 95 (CPF Board). With about 51 to 54 years left, older buyers may qualify while younger buyers face limits. Check your own position with the CPF Board and your bank before making an offer.

Who should not buy Braddell View?+ Read- Hide

Skip it if you are buying mainly for an en bloc payout, if you are young and want a home for life, or if you need the property to grow in value. Without an en bloc, older leasehold homes tend to lose value as the lease runs down.

What does the new en bloc law change for Braddell View?+ Read- Hide

The Land Titles (Strata) (Amendment) Bill, passed on 8 September 2026, cuts the consent needed for estates aged 40 to 59 years from 80% to 70%. It also requires 35% support to form a sale committee and halves the signature period to six months (EdgeProp). It does not change what developers will pay.

Own or eyeing a Braddell View unit?

Send me the unit and the price. I'll check it against the last 12 months of deals, the lease left on your block, and what the same money buys nearby, and tell you what I would do. You get the working in writing. No pitch.

WhatsApp James
Sources+ Show all 11- Hide
  1. Yahoo News Singapore, majority of Braddell View owners approve $2.08 billion price for en bloc sale, 2018
  2. EdgeProp, Braddell View up for collective sale at $2.08 billion
  3. Yahoo News Singapore, Braddell View estate en bloc tender relaunch closes without bids, 2019
  4. EdgeProp, en bloc threshold could fall to 70% for older developments, with tighter safeguards for minority owners, August 2026
  5. Yahoo News Singapore, navigating a changing en bloc landscape: what the new collective sale framework could mean, September 2026
  6. Ministry of Law, Land Titles (Strata) (Amendment) Bill 2026
  7. EdgeProp, Braddell View project page and transaction data, accessed October 2026
  8. EdgeProp, JadeScape resale median and Thomson Reserve launch prices, October 2026
  9. CapitaLand Development and UOL Group, Thomson Reserve news release, 15 October 2026
  10. CPF Board, using CPF for private property and remaining lease rules
  11. MAS, loan-to-value limits for property loans
Disclaimer & Licensing+-

This article is for informational and educational purposes only. It does not constitute financial, investment, or legal advice. Property investments involve risk. Past performance is not indicative of future results. Readers should seek independent advice from licensed professionals before making any property or financial decision. James Ong is a licensed real estate salesperson (CEA Reg No. R008385F) with PropNex Realty Pte Ltd and is not a licensed financial adviser.

James Ong | CEA Reg No. R008385F | PropNex Realty Pte Ltd