Sultan Plaza is back on the market again in what appears to be the first-ever en bloc attempt since the new cooling measures kicked in.
The development’s previous en bloc attempt was first launched in January 2019 and carried a S$380 million price tag. According to sole marketing agent Teakhwa Real Estate, the current guide price has been lowered to S$360 million. It was later relaunched a few months later in July, this time around with more redevelopment options.
Currently, more than 80 per cent of the owners have consented to a collective sale.
Three redevelopment options to choose from
According to 2019 outline planning permission advisory from URA, a developer has three redevelopment options: a hotel, a commercial and residential development, or a fully commercial building.
If redeveloped as a mixed-use development, the 52,471 sq ft site could have a gross floor area (GFA) of about 262,354 sq ft. 40 per cent would be allocated for commercial use, with the remaining 60 per cent for residential use, yielding around 172 units at an average size of 915 sq ft per unit.
Taking into account the additional balcony floor area, the estimated differential premium and a lease top-up premium, the per square foot per plot ratio (psf per) will work out to about S$1,626 psf ppr with the new reserve price of S$360 million.
Another option would be to redevelop Sultan Plaza solely as a hotel, with could potentially yield a 700-key hotel combined with a 20 per cent commercial space.
This would yield a land rate of about S$1,733 psf ppr.
Higher ABSD rates for developers
A slew of new cooling measures was rolled out on December 16, which included higher additional buyer’s stamp duty (ABSD) rates. It is expected to counter robust demand within the property housing market and dampen demand for collective sale sites.
Developers are now subject to 35 per cent ABSD, up from the previous 25 per cent.
This means developers are more likely to pick small to mid-sized sites to redevelop. There is a five-year time limit for developers to complete the project and sell all the available units. Failure to do so means having to pay 35 per cent of the land price that they paid.
About Sultan Plaza
Tucked between Beach Road and North Bridge Road, The 99-year leasehold property at 100 Jalan Sultan comprises of 244 strata lots, with 211 retail shops and 33 office units. Built in the 1970s, it currently has 55 years left on its lease.
Situated along Jalan Sultan, the site offers excellent connectivity to 3 MRT stations within a 750m vicinity.
The development has easy access to three MRT stations across three different lines within 750m. Both the Nicoll Highway MRT station on the Circle Line and Lavender MRT station on the East West Line are a decent six and nine-minute walk away, respectively. The Bugis MRT station on the Downtown and East West Lines is slightly further, being a 12-minute walk away.
It is also near the Kampong Glam conservation enclave, the Golden Mile Complex, Duo Residences and South Beach.
Sultan Plaza’s en bloc tender is scheduled to close on Feb 10, 2022 at 3pm.
Which developments do you think will undergo an en bloc sale next? Let us know in the comments section below or in our Facebook post.
If you found this article helpful, 99.co recommends checking out What factors are necessary for a possible en bloc or collective sale? and 4 nostalgic en bloc exercises.
Looking for a property? Find the home of your dreams today on Singapore’s fastest-growing property portal 99.co! If you would like to estimate the potential value of your property, check out 99.co’s Property Value Tool for free. Meanwhile, if you have an interesting property-related story to share with us, drop us a message here — and we’ll review it and get back to you.
The post Sultan Plaza back up for collective sale with $360m price tag appeared first on 99.co.
Noticing fewer viewings or slower offers? You’re not alone. The HDB resale market is shifting, and many sellers are wondering what it means for their plans. A cooled market doesn’t mean you can’t sell — it just means you need the right strategy. In FREE this session, we’ll explain what’s causing the slowdown and how…
Qingjian Realty and Forsea Holdings to Preview Coastal Cabana from 6 December; First Executive Condominium in Pasir Ris in Over a Decade
748-unit seafront executive condominium featuring resort-inspired living and spacious layouts thoughtfully designed for families
Prices to start from S$1,639 psf, with a mix of 3- to 5-bedroom units ranging from 872 sq ft to 1,421 sq ft
Next to Downtown East and surrounded by a full suite of family-friendly amenities, schools, and parks
Preview and e-application from 6 to 21 December 2025
SINGAPORE, 18 November 2025 – Qingjian Realty, Forsea Holdings, ZACD Group and Jianan Capital are set to preview the highly anticipated Coastal Cabana Executive Condominium (EC) from Saturday, 6 December 2025. Located along Jalan Loyang Besar in Pasir Ris, the 748-unit coastal development enjoys a coveted position within walking distance to Pasir MRT and next to Downtown East, with select units offering panoramic sea views. Designed as a serene retreat within a vibrant neighbourhood, Coastal Cabana offers families the quiet luxury of generous living spaces, thoughtfully curated facilities, and seamless access to the estate’s recreational offerings.
Mr Du Dexiang, Managing Director of Qingjian Realty said, “Coastal Cabana is a much-needed addition for upgraders and aspiring homeowners who appreciate the vibrancy and convenience of this well-developed mature estate. At Qingjian, our focus has always been on building quality homes with enduring appeal that meet the needs of buyers. That commitment is reflected in what we have created at Coastal Cabana. With the uncertain future supply of EC developments in Pasir Ris over the next few years, this project is well-positioned to capture strong pent-up demand in the area.”
Mr Wang Xin, Director at Forsea Holdings added, “Coastal Cabana reflects our shared vision with Qingjian Realty of creating homes that combine thoughtful design with enduring quality. From its architectural composition to the landscaping and arrival experience, every detail has been planned to harmonise with Pasir Ris’ coastal character while providing residents with a sense of space and calm.”
The development comprises 16 residential blocks of 11 and 12 storeys, offering a mix of three- to five-bedroom units ranging from 872 sq ft to 1,421 sq ft. It provides a total of 748 car park lots and is expected to achieve vacant possession by 31 March 2029.
A Well-Connected Coastal Home in the Heart of Pasir Ris
Located in one of Singapore’s most family-friendly neighbourhoods, Coastal Cabana offers residents the rare combination of coastal tranquillity and urban convenience. The neighbourhood’s abundant green spaces and family-friendly amenities have made it one of the East’s most desirable places to call home.
Situated next to Downtown East and just minutes from Pasir Ris Park and Pasir Ris MRT, the development enjoys close proximity to a full suite of shopping, dining, and recreational options.
In the coming years, the existing Pasir Ris MRT station will serve as an interchange connecting the existing East West Line (EWL) and the upcoming Cross Island Line (CRL) – offering residents island-wide connectivity and shorter travel times to key destinations and employment hubs.
Residents will also benefit from excellent road connectivity, with the Tampines Expressway (TPE) and Pan Island Expressway (PIE) offering easy access to the rest of the island.
An Evolving Neighbourhood That Offers Something for Everyone
As part of the ongoing rejuvenation of Pasir Ris, the Urban Redevelopment Authority’s (URA) Draft Master Plan 2025 will introduce new residential, commercial, and recreationalenhancements to Pasir Ris, further strengthening the estate’s appeal and bringing greater convenience, vibrancy, and long-term value to the neighbourhood.
Set within this evolving and self-contained estate, residents will already enjoy a wealth of amenities – from seaside leisure and nature parks, to lifestyle, shopping, dining, entertainment options, as well as reputable schools.
For those with school-going children, a strong network of educational institutions can be found nearby, including Casuarina Primary School and Pasir Ris Primary School within 1km of the development. Other nearby institutions include Elias Park Primary School, Hai Sing Catholic School, Meridian Primary School, Meridian Secondary School, Singapore Institute of Technology, and the Singapore University of Technology and Design.
Homes Designed for Every Generation
Set against the Pasir Ris coastline, Coastal Cabana is envisioned as a modern coastal sanctuary where families can enjoy generous spaces, sea views, and seamless connectivity.
Thoughtfully conceived as a rare coastal sanctuary with stunning sea views, Coastal Cabana is designed for comfort, connection, and convenience. The development pairs functional layouts with luxury resort-inspired facilities – offering residents the tranquillity of coastal living and the energy of a vibrant, well-established community.
The mix of three- to five-bedroom units cater to the evolving needs of families at every stage of life – from young couples starting out to multi-generational households seeking space, comfort and togetherness. All unit types are north-south facing and feature naturally ventilated kitchens and bathrooms, with selected layouts offering flexible spaces for use such as study or flexi areas that can be adapted to suit different lifestyle needs.
Homeowners can also expect quality interior finishes with kitchen appliances from Bosch and bathroom fittings from Hansgrohe.
A Space for Connection, Framed by Nature
Beyond their homes, residents can also look forward to over 65 family-oriented amenities, including a two-storey clubhouse, four swimming pools, and a sky terrace that offers sweeping sea views.
Coastal Cabana’s expansive clubhouse is envisioned as the heart of the development’s activity, providing residents with a multitude of options for connection, play, and relaxation.
The two-storey clubhouse is one of the most striking features of the development. Designed as an expansive social and recreational zone, it offers spaces for every member of the family – including four function rooms, a karaoke room, a music room, kids club, yoga studio, and a fully equipped gym. Beyond the clubhouse are other facilities including a tennis court, BBQ pavilions, outdoor fitness park, and adventure park for children.
Coastal Cabana’s collection of swimming pools are thoughtfully designed to suit different lifestyles, from family recreation to wellness and lap swimming.
The development’s collection of four swimming pools has been thoughtfully curated to cater to different lifestyles and generations – from the 50-metre Grand Pool and Lifestyle pool for serious swimmers, to the Family Pool designed for parents and young children, and the Wellness pool with spa facilities and aqua gym for leisure and relaxation. This deliberate separation of spaces allows residents to enjoy both tranquillity and connection, echoing the development’s vision of harmonious living.
Complementing the range of facilities, the development is also distinguished by its landscaping and architectural concept, which draws inspiration from tranquil European gardens – reflected in its symmetry, manicured hedgerows, and elegant vertical features that frame the facades.
The Grand Boulevard forms the centrepiece of Coastal Cabana’s arrival experience, leading residents and guests through a resort-inspired sequence from the drop-off area to the main lobby.
The experience begins with each arrival home. The Grand Boulevard forms the heart of Coastal Cabana’s arrival experience – framing a resort-inspired flow that begins at the Grand Boulevard Lobby – an elegant drop-off area – and the adjacent Boulevard Lounge which serves as a grand welcome for guest entering the development. Upon entering the grounds, residents are greeted by a long reflective water corridor that creates a serene visual transition from the lively surroundings into a calm, contemplative space within the development.
The long reflective water corridor lined with manicured hedgerows creates a serene visual transition from the development’s lively surroundings into its calm, landscaped interior.
The common areas are thoughtfully arranged around lush, manicured courtyards framed by tall landscaped walls and hedgerows, evoking a sense of peace, privacy, and timeless elegance. Expansive green lawns and open play areas create welcoming spaces for children to play and for families to gather, encouraging outdoor recreation and community connection. Together, these elements create an environment that feels both tranquil and alive – a crafted sanctuary that changes in mood and scenery as one moves through it.
Preview and Launch Details
Previews and e-applications will commence from 6 to 21 December 2025. Prices will range from S$1.438 million (S$1,649 psf) for a 872 sq ft three-bedder, and S$1.623 million (S$1,639 psf) for a 990 sq ft four-bedder.
E-applications for first-and second-time applicants will be balloted by HDB. The results of the balloting will be made known by 13 January 2026 and applicants with a ballot queue number will be given an appointment date and time to book their units.
Sales launch will commence on 17 January 2026.
The sales gallery is located along Eunos Avenue 3.
October 2025 emerged as a standout month for Singapore’s new private home market, delivering one of the strongest sales performances seen this year. Developers moved 2,424 units (excluding ECs), marking a sharp rebound from September’s quieter showing and reinforcing the solid momentum already established in August. The surge was driven by a rare combination of…
