Is Braddell View Enbloc a possibility?

Enbloc feasibility for Braddell View, one of the final HUDC estates to undergo privatization, is being considered. Positioned as one of the largest estates in terms of land area, it is located between Braddell and Toa Payoh, offering proximity to Caldecott MRT on the Circle line and Braddell MRT on the North-South Lines. The walking distance to these MRT stations varies within 10 to 15 minutes based on the specific location within the estate. Numerous investors have acquired properties in Braddell View with hopes of entering a promising real estate market, emphasizing the potential for growth and returns in this area.

From the chart below, it looks like investors are looking at Braddell View for a windfall when it enblocs. This can be seen from the chart below

Cost of Land & Construction

When considering the Enbloc potential with an estimated price exceeding $2 billion, the financial burden may be too substantial for a single developer to bear. This cost projection does not include construction expenses, which typically range from 20% to 30% of the land cost, amounting to approximately $500 million. Consequently, the combined cost of land acquisition and construction could total between $2.5 billion to $2.7 billion. Given the significant financial requirement, few developers possess such liquidity. Even if they did, concentrating all resources on a single development would be imprudent.

In light of these financial considerations, pursuing a Joint Venture (JV) emerges as the most viable approach for developers looking to participate in the bidding process for the land.

YES, Braddell View is indeed a good potential buy for the various reasons

1. Location – It is near the Central Catchment Area, near to MacRitchie Reservoir
2. Peaceful and Quiet Environment to raise a family

Braddell View has a Good tenant pool from those working at Mt Alvernia Hospital, Tan Tock Seng (TTSH) and International schools nearly, namely Saint Joseph Institution International - SJI International.

I personally don’t think it is a good idea to buy a project just because it has potential for an Enbloc. It is risky proposition. Imagine having paid $1.5 M and the estate is not able to Enbloc, you may be stuck with a property with no tenants and no upside potential. Not forgetting the fact that it is already 43 years old in 2021.

Having said that Braddell View is still a lovely place to stay and raise a family. It is also good place to invest in and to collect rent. But if you want to expect a windfall from an Enbloc sale, it would be a dream or a pipe dream. Of course, dreams do come true.

Some information on Braddell view

MRT
Caldecott MRT (CC17 TE9)
Braddell(NS18)
Marymount (CC16)
Bishan (CC15 NS17)
Toa Payoh (NS19)
Bukit Brown MRT Circle Line U/C
Upper Thomson MRT (TE8) Thomson-East Coast Line Mount Pleasant MRT (TE10)
Thomson-East Coast Line

Schools
(Primary, Secondary, Integrated, International, Kingergarten)

Within 1 km
Marymount Convent
Raffles Girl’s School Raffles Institution
Raffles Institution
Kheng Cheng School
SJI International School6

Within 2km
Guangyang Primary School Chij Primary (Toa Payoh) Guangyang Secondary School Chij Secondary (Toa Payoh) Beatty Secondary School Whitley Secondary School Catholic High School
Catholic High School
Catholic High School
First Toa Payoh Primary School
St. Joseph's Institution
Kuo Chuan Presbyterian Primary School St. Joseph's Institution
Pei Chun Public School
Kuo Chuan Presbyterian Secondary School
Groceries & Supermarts
NTUC Fairprice Toa Payoh Lorong 4 Giant(Thomson Imperial Court) NTUC Fairprice (Bishan Blk 510) NTUC Fairprice (Junction 8)
NTUC Fairprice (Toa Payoh HDB Hub)
NTUC Fairprice (Thomson Plaza)
NTUC Fairprice (Bishan North Blk 279)
Sheng Siong Hypermarket(Lorong 7 Toa Payoh)
NTUC Fairprice (Zhongshan Mall)
Lifestyle
Riding for the Disabled Association of Singapore Singapore Scout Association
Celebrities Resort Club
MRT Sports & Recreation Club
Home TeamNS - Ah Hood Road Club House Toa Payoh Stadium
Bishan Stadium2