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Braddell View En Bloc 2025: Will Thomson View's $810M Success Reignite Singapore's Largest HUDC Sale?

Updated: December 2025 | A Property Manager's Analysis

The en bloc story at Braddell View, Singapore's largest privatized HUDC estate, has taken a dramatic turn following Thomson View's stunning $810 million collective sale success in January 2025. After multiple failed attempts since 2017, is Braddell View finally positioned for a breakthrough, or does its massive 918 unit scale remain an insurmountable challenge? As someone who has managed properties through multiple market cycles, I am analyzing the realistic prospects and risks for potential investors.

THOMSON VIEW SUCCESS: A GAME CHANGER FOR BRADDELL VIEW?

The January 2025 en bloc sale of Thomson View to UOL and CapitaLand for $810 million has sent shockwaves through the collective sales market. This marks the first major en bloc success in the Caldecott Thomson corridor after 17 years of failed attempts, proving that well located aging estates can still command developer interest even in challenging markets.

Why Thomson View's Success Matters for Braddell View: Similar location profile: Both estates benefit from proximity to MacRitchie Reservoir, multiple MRT access, and excellent school zones Developer confidence signal: UOL and CapitaLand's $810M bet demonstrates renewed appetite for transformation zone sites Redevelopment potential: Thomson View will yield approximately 1,240 units, showing developers can handle large scale projects Market timing: Success during cooling measures proves location trumps market conditions

However, critical differences remain. Thomson View's 560 units are significantly more manageable than Braddell View's sprawling 918 units. The quantum difference is substantial: while Thomson View's $810M was digestible for a joint venture, Braddell View's estimated $2+ billion price tag places it in rarefied air that few developer consortiums can stomach.

BRADDELL VIEW EN BLOC HISTORY: A DECADE OF NEAR MISSES

2017: Privatization After 18 Year Battle Braddell View finally privatized in March 2017 after an arduous 18 year process to harmonize leases on two separate land parcels (Lot 4487X and Lot 4490X). This was the last of Singapore's 18 HUDC estates to privatize, creating immediate en bloc optimism.

2017: First En Bloc Attempt Just months after privatization, 82% of 400 surveyed owners supported collective sale Target price: Over $2 billion (would dwarf Pine Grove's $1.65B attempt) Challenge: Sheer scale deterred developers despite central location

2019: Public Tender Launch March 2019: Formal tender launched with $2.08 billion reserve price Land rate: $1,199 psf per plot ratio (including $795.1M differential premium and lease renewal) Site details: 1.142 million sq ft, potential 2,620 units at 915 sq ft average Result: May 2019 tender closed with ZERO bids

2019: Relaunch Attempt August 2019: Relaunched via private treaty negotiations Same $2.08 billion reserve price maintained Market conditions: Softening property market, tighter loan restrictions since August 2018 Result: Failed again, no serious bids emerged

Why Previous Attempts Failed:

Scale intimidation: 918 units require massive capital and extended sell through period
Market timing: Cooling measures in July 2018 dampened developer appetite
Risk concentration: Five year ABSD timeline creates significant inventory risk
Quantum barrier: $2+ billion excludes all but largest developer consortiums
Competition: Concurrent en bloc sites (Pine Grove, Normanton Park) split developer attention

CURRENT MARKET POSITION: IS 2025 DIFFERENT?

The Thomson View Effect (Positive Factors): Renewed developer confidence: First major success proves market viability Location validation: MacRitchie Reservoir proximity highly valued School zone appeal: Top tier schools within 1km (Raffles Institution, Raffles Girls, Catholic High) MRT connectivity: Three stations (Braddell NS18, Marymount CC16, Caldecott CC17 TE9) plus upcoming Bukit Brown Transformation zone: Central Catchment redevelopment momentum building

The Braddell View Challenge (Negative Factors): Massive scale: 918 units vs Thomson View's 560 units (64% larger) Aging rapidly: Now 47 years old (built 1978, privatized 2017) Lease decay concern: 56 years remaining on 99 year lease Price history volatility: EdgeProp data shows unpredictable pricing 2016 2025 Failed track record: Zero bids across multiple attempts damages confidence Capital requirement: $2.5B to $2.7B total (land + construction) vs Thomson View's estimated $1.2B all in

Market Data Reality Check: Recent transactions (January to date 2025): 7 units at 1,701 sq ft averaged $1,784,333 ($1,049 psf) Current asking: Units range $1.6M to $1.8M depending on condition Rental yield: Modest at approximately 2.8% to 3.2% annually Investment performance: Stacked Homes reports price fluctuations failed to sustain 2016 2018 rebounds

EN BLOC FEASIBILITY ANALYSIS: A PROPERTY MANAGER'S PERSPECTIVE

Cost Structure Breakdown

Land Acquisition (En Bloc Sale): Reserve price expectation: $2.08 billion (based on 2019 tender) Per owner average payout: $2.0M to $4.0M (apartments) Commercial units: $529,500 to $1.2M Land rate: Approximately $1,199 psf ppr (including differential premium and lease top up)

Construction and Development: Hard costs: $500M to $600M (20% to 30% of land cost) Soft costs: $200M to $300M (consultants, financing, marketing, contingency) Total project cost: $2.7B to $3.1B

Risk Assessment: Developer Perspective

Five Year ABSD Window: 2,620 potential units must sell within 5 years to avoid ABSD penalties Required absorption: 524 units per year average Market reality: Can this location support 500+ units annually for 5 years? Comparable: Thomson View targets 1,240 units (approximately 250 units per year)

Pricing Pressure: Break even PSF: Estimated $1,800 to $2,000 psf minimum Market ceiling: Nearby Jadescape averaging $2,213 psf (2025 data) Profit margin squeeze: Narrow buffer for developer returns Competition: Multiple upcoming launches in RCR competing for same buyers

Consortium Requirements: Single developer impossible: No company has $3B liquidity for one project Joint venture essential: Minimum 3 to 5 major developers needed Coordination complexity: More partners create decision making friction Profit sharing: Multiple parties reduce individual returns

WHY INVESTORS BUY BRADDELL VIEW: BEYOND EN BLOC HOPE

From my property management experience, I strongly caution against purchasing property solely for en bloc potential. Here's what Braddell View actually offers:

Location Strengths (The Real Reasons to Buy):

Central Catchment Proximity MacRitchie Reservoir direct access for nature enthusiasts Peaceful, green environment rare in central Singapore Superior air quality compared to downtown locations Established mature estate feel with character
Multiple MRT Access Braddell MRT (NS18): 10 to 15 minute walk Caldecott MRT (CC17 TE9): 12 to 15 minute walk (Thomson East Coast Line connection) Marymount MRT (CC16): 15 minute walk Future: Bukit Brown MRT on extended Circle Line Reality: Walking distances substantial, not ideal for elderly or families with young children
Excellent School Proximity Within 1km: Marymount Convent, Raffles Girls School, Raffles Institution (Secondary and JC), Catholic High School (Primary and Secondary), CHIJ Secondary, Kheng Cheng School, SJI International Within 2km: Guangyang Primary and Secondary, Beatty Secondary, Whitley Secondary School zone value: Primary school balloting advantage significant for families
Established Amenities Shopping: Toa Payoh HDB Hub, Thomson Plaza, Junction 8 at Bishan Healthcare: Mount Alvernia Hospital, Tan Tock Seng Hospital (TTSH), Health City Novena Food: Shunfu Market, Toa Payoh Lorong 4 hawker centers Convenience: Multiple NTUC FairPrice, Giant, Sheng Siong locations
Strong Tenant Demand Pool Hospital staff: Mt Alvernia and TTSH provide steady tenant base International school families: SJI International drives expat demand Government employees: Central location attracts civil servants Families: School proximity creates consistent demand
Spacious Layouts Unit sizes: 1,453 sq ft to 3,369 sq ft (substantially larger than modern condos) Old HDB standards: Generous room sizes, high ceilings, better ventilation Living quality: Space provides lifestyle comfort modern compact units lack

Investment Reality Check (What the Data Shows):

Rental Performance: Typical rent: $4,800 for larger units (varies by condition) Rental yield: 2.8% to 3.2% annually Tenant profile: Families, hospital staff, international school community Vacancy risk: Moderate, dependent on unit condition and competitive pricing

Capital Appreciation Challenges: 2016 2025 performance: Unpredictable volatility, failed to sustain rebounds Lease decay impact: 56 years remaining reduces buyer pool progressively Age stigma: 47 years old creates maintenance concerns Comparable performance: Underperforms newer developments like Jadescape

Transaction Reality (2025 Data): Average selling price: $1,784,333 for 1,701 sq ft units ($1,049 psf) Price range: $1.6M to $1.8M depending on block, level, condition Days on market: Extended selling periods typical for older units Buyer profile: Primarily owner occupiers, some buy and hold investors

THE EN BLOC RISK: WHY BETTING ON COLLECTIVE SALE IS DANGEROUS

As someone who managed property through boom and bust cycles, here's my unfiltered assessment:

Scenario 1: You Buy at $1.6M Betting on En Bloc

Best Case (En Bloc Succeeds at $2.08B): Your payout: $2.0M to $2.5M (depending on unit type) Holding period: 3 to 5 years minimum from purchase Costs incurred: Stamp duty, legal fees, renovation (if any), maintenance fees, property tax Net profit: $200K to $500K over 3 to 5 years Annual return: 4% to 8% per year (modest for risk taken)

Worst Case (En Bloc Fails Again): Your asset: 50+ year old condo with 50+ year lease remaining Market value: Potentially BELOW your purchase price due to lease decay Rental demand: Declining as building ages and shows wear Maintenance costs: Rising as systems age (lifts, pumps, façade) Exit options: Shrinking buyer pool, longer time to sell Opportunity cost: Capital locked in underperforming asset

Scenario 2: You Buy for Lifestyle and Rental Income

Realistic Outcome: Rental income: $4,500 to $5,500 monthly ($54K to $66K yearly) Rental yield: 3.0% to 3.5% annually on $1.6M purchase Capital appreciation: Flat to modest (1% to 2% annually) Total return: 4% to 5.5% combined yield plus appreciation Risk level: Moderate, dependent on tenant demand sustainability

En Bloc as Bonus: Mental framework: Buy for lifestyle and yield, treat en bloc as lottery Downside protection: Rental income covers costs regardless Upside potential: En bloc windfall if miracle occurs Emotional preparation: Accept that en bloc may never happen

CALDECOTT CORRIDOR PERFORMANCE: HOW ARE NEIGHBORING CONDOS FARING?

To understand Braddell View's context, let's examine nearby developments, particularly Jadescape, the Thomson corridor's biggest success story.

Jadescape: The Caldecott Success Story

Development Profile: Location: 16 Shunfu Road (parallel to Braddell View) Size: 1,206 units across 7 blocks Developer: Qingjian Realty TOP: 2022 (3 years old) Tenure: 99 years leasehold from 2018 (95 years remaining) Land area: 397,823 sq ft

Current Pricing (2025 Data): Average PSF: $2,213 (sales transactions) Price range: $1.03M to $5.2M Highest transaction: $10.15M for 4,230 sq ft penthouse (December 2024) PSF range: $1,898 to $3,737 depending on size Rental: $3,588 to $12,600 monthly Rental yield: 3.3% average

Investment Performance: December 2024 record: 4,230 sq ft penthouse sold $10.15M ($2,399 psf) Original purchase: December 2019 at $5.8M ($1,371 psf) Capital gain: $4.35M profit (75% appreciation) Annualized return: 15% per year over 5 years Market recognition: 2024's highest profit condo transaction

Why Jadescape Outperforms Braddell View:

Age Advantage New vs old: 3 years vs 47 years makes massive psychological difference Lease decay: 95 years remaining vs 56 years creates 40 year premium buffer Systems condition: Everything new vs aging M&E requiring replacement Warranty coverage: Defect liability period vs self funded repairs
Modern Features Smart home technology: Facial recognition, QR access, app controlled systems Facilities: 100+ amenities vs limited legacy facilities Design: Contemporary glass and steel vs dated 1970s architecture Energy efficiency: Modern building standards vs inefficient older systems
Size and Density Unit diversity: 1BR to 5BR with premium penthouse options Larger units available: Up to 4,230 sq ft attracts high net worth buyers Facilities quality: Mega development amenities impossible in smaller estates Community appeal: Modern estate attracts different demographic
Market Positioning Launch pricing: Started $1,693 psf average in 2019 Current pricing: $2,213 psf shows 31% appreciation in 5 years Premium justified: Quality, age, features support higher pricing Buyer confidence: New launch status eliminated renovation uncertainty

Comparable Performance Analysis:

Braddell View vs Jadescape at a Glance: Age: 47 years vs 3 years Lease: 56 years vs 95 years remaining Pricing: $1,049 psf vs $2,213 psf (111% premium for Jadescape) Rental yield: 3.0% vs 3.3% Capital appreciation: Flat/declining vs 15% annualized Buyer profile: Value seekers vs premium buyers

Other Caldecott Corridor Developments:

Clover By The Park: 616 units, TOP 2011 (14 years old) Average PSF: $1,534 (2023 data) Position: Mid tier option between Braddell View and Jadescape Performance: 23% growth 2018 to 2023

Sky Vue: 694 units, TOP 2016 (9 years old) Average PSF: $1,896 (2023 data) Position: Newer alternative to Braddell View Performance: 15% growth 2018 to 2023 (weakest of three)

Insight: Jadescape's 26% growth (2018 to 2023) significantly outpaced Clover (23%) and Sky Vue (15%), proving new launches capture premium appreciation even in same micromarket.

SHOULD YOU BUY BRADDELL VIEW?

BUY BRADDELL VIEW IF:

✅ You Value Lifestyle Over Investment Returns Genuine love for spacious layouts, green surroundings, mature estate character Willing to accept modest 3% to 4% annual returns for quality of life Planning long term residence (10+ years) regardless of property performance Family with school age children benefiting from excellent school proximity

✅ You Can Afford to Hold Through Market Cycles Cash buffer for 5+ years without needing to sell Ability to absorb rising maintenance costs as building ages Rental income not critical for mortgage servicing Can weather potential 10% to 20% price declines during downturns

✅ You Treat En Bloc as Lottery Bonus Mental framework: Buy for usage and rental, en bloc is unexpected windfall Zero emotional attachment to en bloc timeline Prepared to live with decision even if collective sale never materializes Can find alternative happiness if stuck with aging asset

✅ You're Buying Below Market Motivated seller offering $1.4M to $1.5M (below $1.6M average) Well maintained unit requiring minimal renovation Preferred stack with good views and orientation Opportunity to capture value through unit improvement

DO NOT BUY BRADDELL VIEW IF:

❌ En Bloc Hope is Your Primary Investment Thesis Betting on $2+ billion collective sale with 8 year failure track record Expecting quick 3 to 5 year flip for en bloc profit Cannot afford to be wrong about en bloc timing Need liquid asset that can be sold quickly if circumstances change

❌ You Need Strong Capital Appreciation Seeking 5%+ annualized property appreciation Portfolio requires high performing assets for wealth building Comparison shopping against newer launches with better growth prospects Time horizon under 10 years makes lease decay significant concern

❌ You're Highly Leveraged High loan to value ratio leaves no buffer for price decline Rental income critical for mortgage servicing creates vacancy risk Cannot sustain property during tenant gaps or market downturns Other financial obligations limit holding capacity

❌ You're Risk Averse Discomfort with 47 year old building systems and potential major repairs Concern about rising maintenance fees as building ages Worry about shrinking buyer pool as lease shortens Preference for newer developments with warranties and lower maintenance

ALTERNATIVE STRATEGIES: SMARTER WAYS TO PLAY THE CALDECOTT CORRIDOR

Based on market data and investment fundamentals, consider these alternatives:

Strategy 1: Buy Jadescape Instead (Higher Quality) Current pricing: $2.2M to $2.5M for 3BR (vs $1.6M to $1.8M at Braddell View) Incremental cost: $400K to $700K more expensive Value proposition: New development (3 years), 95 year lease, 15% annualized appreciation Trade off: Higher entry cost but superior appreciation potential and lower risk

Strategy 2: Wait for Thomson View Redevelopment Launch (First Mover Advantage) Timeline: 2026 to 2027 estimated launch after en bloc completion Expected pricing: $1,800 to $2,000 psf (competitive with Jadescape) Advantage: Brand new development, 99 year lease, proven location Risk: Launch pricing may be aggressive, buy during construction phase

Strategy 3: Buy Braddell View Cash Flow, Diversify Appreciation (Hybrid Approach) Braddell View: $1.5M for rental yield and lifestyle Growth allocation: $500K in REITs or growth stocks for appreciation exposure Total deployment: $2.0M (same as Jadescape entry) Outcome: Steady rental income plus diversified growth potential Benefit: Avoid concentration risk in single aging asset

Strategy 4: Rent Braddell View, Invest Capital Elsewhere (Maximum Flexibility) Monthly rent: $4,500 to $5,000 for quality unit Annual cost: $54K to $60K (vs $48K to $64K in foregone investment returns on $1.6M) Investment alternative: $1.6M in diversified portfolio earning 5% to 7% ($80K to $112K yearly) Flexibility: Can relocate if better opportunities arise, no capital locked Lifestyle: Enjoy Braddell View's benefits without ownership risk

GREATER SOUTHERN WATERFRONT IMPACT: LONG TERM TRANSFORMATION CONTEXT

While Braddell View sits outside the Greater Southern Waterfront (GSW) development zone, Thomson View's en bloc success demonstrates how major transformation projects influence nearby submarkets.

The GSW Effect: Telok Blangah Road GLS (November 2025): $1,326 psf ppr winning bid First private site in GSW since 1990 Harbour View Towers Developer confidence: Kingsford Hurray Development committed billion dollar quantum BTO demand surge: First GSW BTO (Berlayar Residences) overwhelming applications Long term value: 2027+ launches will establish new pricing benchmarks

Implications for Central Region Properties: Proximity premium: Developments near transformation zones capture spillover demand Infrastructure investment: Enhanced connectivity benefits entire central region Buyer psychology: Success stories create positive sentiment across submarkets Timeline reality: GSW impact unfolds over 10 to 15 years, not immediately

Braddell View Position: Distance: Several km from GSW core development Benefit mechanism: Indirect via improved central region sentiment Timeline: Any GSW boost 5 to 10 years away minimum Reality: Braddell View's own merits matter more than distant GSW developments

CONCLUSION: TREATING EN BLOC HOPE LIKE LOTTERY TICKETS

After analyzing Braddell View's en bloc history, current market position, and comparable performance, here's my candid conclusion as a property professional with 15 years managing high value assets:

The En Bloc Reality: Thomson View's $810M success proves large scale collective sales can happen But Braddell View's 918 units (64% larger) and $2+ billion quantum remain formidable barriers Three failed attempts (2017, 2019 twice) demonstrate sustained developer reluctance Age (now 47 years) and lease decay (56 years remaining) worsen with every passing year Without dramatic market shift or regulatory incentives, en bloc remains unlikely near term

The Investment Reality: Braddell View offers decent rental yield (3.0% to 3.5%) and lifestyle benefits But capital appreciation prospects are modest to flat based on historical performance Lease decay accelerates after 50 years, progressively shrinking buyer pool and valuations Neighboring Jadescape's 15% annualized returns demonstrate new launches significantly outperform Risk reward profile favors alternatives unless buying substantially below market

The Smart Buyer Approach: Buy Braddell View only if you genuinely value its lifestyle and community attributes Treat en bloc potential like buying lottery ticket with property attached Never factor en bloc windfall into financial planning or investment returns calculation Ensure rental yield and personal usage value justify purchase independently Maintain 5 to 10 year holding capacity to ride through market volatility

My Personal Recommendation: For pure investment: Buy Jadescape or wait for Thomson View redevelopment For lifestyle value: Braddell View works if purchased at $1.4M to $1.5M (below market) For en bloc speculation: Your capital is better deployed in diversified investments with actual liquidity For family living: Legitimate choice if school proximity and space matter more than appreciation

Despite these concerns, Braddell View remains an attractive place to live for families valuing space, greenery, and excellent schools. The lush landscape, peaceful environment, and central location genuinely enhance quality of life. Just don't let en bloc dreams cloud your judgment about the property's realistic investment merits.

As I always tell clients: buy real estate for what it is today, not for what you hope it might become tomorrow. If Braddell View's current lifestyle and rental income work for your situation, proceed with eyes wide open. But if en bloc is your primary thesis, you're gambling with one of life's largest financial decisions.

En bloc sales are dreams that sometimes come true. But dreams don't pay mortgages, and hope is not an investment strategy.

Want to discuss your specific Braddell View investment scenario? Book a consultation and I'll review your circumstances through the lens of 15 years managing properties at Singapore's top agencies. Let's separate emotion from analysis.

Additional Resources Braddell View Official Website URA Realis Transaction Data EdgeProp Braddell View Listings Singapore En Bloc Sales Database

Last Updated: December 2025 Market Data Sources: URA, EdgeProp, 99.co, Stacked Homes (January 2025)