Selective En-bloc Redevelopment Scheme started in 1995 and by 2007 were selected 71 sites. In 2008-2018 only 10 SERS sites were announced, total 7883 flats. At this rate, 306 years are required to replace all 241343 flats built between 1971 and 1980. It is obvious that SERS is highly selective and only a small amount of these flats will be selected for redevelopment.
Curious what are the chances for a particular block to get SERS? Click the block icon on Interactive map of HDB blocks. I also listed below few possible future SERS sites.
Site No | Date | Town | Completed SERS Site* | Designated Replacement Site | ||
---|---|---|---|---|---|---|
Street Name | Block No. | Street Name | Block No. | |||
1 | 22 Aug 1995 | Bukit Merah (Tiong Bahru) | Boon Tiong Road / Tiong Bahru Road | 2, 4, 6, 8, 10, 12 and 13 (Phase 1) 1, 3, 5, 7, 9, 11, 14, 15 and 16 (Phase 2) | Boon Tiong Road Boon Tiong Road | 2A, 2C 4A, 8A, 8B |
2 | 1 Sep 1995 | Toa Payoh | Lorong 2 Toa Payoh | 145, 147, 151 and 152 | Lorong 2 Toa Payoh | 141, 153, 153A, 154 to 156 |
3 | 8 Nov 1995 | Bukit Merah | Depot Road | 103, 110 and 111 (Phase 1) 105, 107 and 112 (Phase 2) | Depot Road Depot Road | 103A, 103B, 104A, 104B, 106A and 106B 109A, 109B, 111A, 111B, 112A and 111B |
4 | 8 Feb 1996 | Bukit Merah | Redhill Road | 67 and 77 (Phase 1) 71 and 72 (Phase 2) | Redhill Close Lengkok Bahru Redhill Road | 68 to 70 63A and 63B 73A, 74A and 77A |
5 | 30 Apr 1996 | Queenstown | Margaret Drive Forfar House | 6A and 6B 39 | Stirling Road | 181 to 184 |
6 | 28 May 1996 | Bedok | Chai Chee Road | 6 and 7 | Chai Chee Road | 10 and 11 |
7 | 30 Jun 1996 | Ang Mo Kio | Ang Mo Kio Avenue 1 | 309, 315 and 316 (Phase 1) 307 and 308 (Phase 2) | Ang Mo Kio Street 32 Ang Mo Kio Street 31 | 350 to 354 309A, 315A, 315B and 316A |
8 | 9 Sep 1996 | Jurong West (Taman Jurong) | Corporation Drive / Hu Ching Road | 139 to 145 | Yung Sheng Road | 177 to 180 and 184 |
9 | 5 Dec 1996 | Queenstown (Buona Vista) | Holland Drive | 18 and 19 | Strathmore Avenue | 55 and 56 |
10 | 17 Feb 1997 | Toa Payoh | Toa Payoh Central | 79 | Lor 2 Toa Payoh | 142 to 144 |
11 | Toa Payoh | Toa Payoh Lorong 2 | 89 | Lor 2 Toa Payoh | 142 to 144 | |
12 | Ang Mo Kio | Ang Mo Kio Avenue 10 | 454 and 455 | Ang Mo Kio Avenue 6 | 700A, 700B and 700C | |
13 | Bukit Merah – Tiong Bahru | Kim Tian Road | 126 and 127 | Kim Tian Road | 119B, 119C and 119D | |
14 | Bukit Merah | Nile Road | 51, 53 and 54 | Kim Tian Road | 131B and 131C | |
15 | 25 Apr 1997 | Ang Mo Kio | Ang Mo Kio Avenue 3 | 580 to 582 | Ang Mo Kio Street 52 | 596A, 596B, 596C and 596D |
16 | Queenstown (Buona Vista) | Dover Crescent | 24 and 28 | Dover Crescent | 17 to 19 | |
17 | Kallang (Kitchener) | Syed Alwi Road | 3 to 5 | Jellicoe Road | 813, 815 and 816 | |
18 | 17 Oct 1997 | Jurong West (Taman Jurong) | Tah Ching Road | 135 to 138 | Yung Sheng Road | 181 to 183 |
19 | Clementi | Clementi Avenue 3 | 439 and 440 | Clementi Avenue 3 | 454 to 456, 458 and 460 | |
20 | Bukit Merah | Alexandra Road / Tiong Bahru Road | 136A, 137A, 136 to 140, 142 and 145 | Jln Membina Kim Tian Place | 19 to 23 121 and 121A | |
21 | 13 Feb 1998 | Bukit Merah (Telok Blangah) | Telok Blangah Drive | 78, 80 and 81 | Telok Blangah Heights | 86 and 88 |
22 | Jurong East (Teban Gardens) | Teban Gardens Road | 12 to 14, 17 and 19 (Phase 1) 21 to 23 (Phase 2) | Teban Gardens Road | 60 and 62 to 65 | |
23 | 21 Jul 1998 | Central | Short Street / Prinsep Street | 1 to 7 | Farrer Park Road | 11 to 13 and 15 |
24 | Central | Short Street | 11 to 13 | Farrer Park Road | 11 to 13 and 15 | |
25 | Central | Outram Park | 21 to 23 and 27 to 29 | Cantonment Close | 8, 9, 11, 13 and 16 to 19 | |
26 | 7 Oct 1998 | Toa Payoh (Upper Aljunied) | Upper Aljunied Lane | 1 | Pine Close | 1 |
27 | Bukit Merah (Tiong Bahru) | Jalan Membina Barat / Lower Delta Road | 24, 31 and 32 | Jln Membina | 118A, 118B, 118C and 118D | |
28 | Bukit Merah (Tiong Bahru) | Lower Delta Road | 102 and 103 | Jln Membina | 118A, 118B, 118C and 118D | |
29 | Lim Chu Kang | Lim Chu Kang Road | 3, 4 and 5 | Boon Lay Drive | 268A, 268B and 268C | |
30 | 18 Mar 1999 | Kallang (Bendemeer) | Tronoh Road | 7 and 8 | McNair Road | 108B and 108C |
31 | 21 Mar 1999 | Bukit Batok (Hillview) | Hillview Avenue | 1 to 8, 10 and 12 to 14 | Bukit Batok West Avenue 5 | 383 to 386, 387 to 390 and 391 to 395 |
32 | 29 Oct 1999 | Toa Payoh | Toa Payoh Lorong 1A | 136, 137 and 140 | Lorong 2 Toa Payoh | 145 to 147 and 152 |
33 | Toa Payoh | Toa Payoh Lorong 1 | 164 to 167 | Lorong 2 Toa Payoh | 145 to 147 and 152 | |
34 | Geylang | Dakota Crescent | 68, 70 and 72 | Jalan Tiga | 39, 43, 45, 47 and 49 | |
35 | 20 Feb 2000 | Sengkang | Punggol Road / Buangkok South Farmway 1 | 1, 2, 5, 206 and 207 | Compassvale Lane | 207A, 207B, 207C and 207D |
36 | Bedok | Bedok North Road | 83 | Bedok North Road | 180 to 183 and 185 | |
37 | Sembawang | Sembawang Road | 1 to 5 | Wellington Circle | 508A, 508B, 508C, 509A, 509B, 510A and 510B | |
38 | 30 Jul 2000 | Bukit Merah (Telok Blangah) | Telok Blangah Heights | 70 and 71 | Telok Blangah Heights | 85 and 87 |
39 | Central | Outram Hill | 14 to 16 | Cantonment Close | 12 | |
40 | 12 Aug 2000 | Clementi | Clementi Ave 4 | 311 to 314 | Clementi Avenue 3 | 457, 459, 461 and 462 |
41 | 17 Feb 2001 | Queenstown | Margaret Drive | 96 | Strathmore Avenue | 48 to 52 |
42 | Queenstown | Stirling Road | 172 to 175 | |||
43 | 3 Mar 2001 | Seletar | Seletar Road | 1 to 4 | Fernvale Lane | 403A, 403B, 403C, 403D, 404A, 404B, 405A, 405B and 405C |
44 | Seletar | Seletar West Farmway 6 | 1, 2, 5, 6 and 7 | |||
45 | 11 Mar 2001 | Kallang (Boon Keng) | Upper Boon Keng Road | 6, 8, 9 and 10 | Upper Boon Keng Road | 2A, 2B, 2C, 2D, 3A, 3B, 3C and 3D |
46 | 13 Jan 2003 | Queenstown | Tanglin Halt | 50 to 54 | Tanglin Halt Road | 89 to 91 |
47 | Queenstown | Commonwealth Drive | 57, 61 and 67 to 73 | |||
48 | 15 Jan 2003 | Toa Payoh | Lorong 5/6 Toa Payoh | 28, 30, 32 and 33 | Toa Payoh Central | 79A, 79B, 79C, 79D and 79E |
49 | 20 Feb 2003 | Geylang | Jalan Pasar Baru / Geylang Serai | 1 to 3 | Eunos Crescent | 31 to 36 |
50 | 24 Feb 2003 | Bukit Merah – Havelock | Havelock Road / Taman Ho Swee | 29, 31 and 33 | Jalan Membina | 25A, 25B, 26A, 26B, 26C, 26D, 27A and 27B |
51 | 16 Jul 2004 | Bedok | Bedok South Avenue 3 | 46 to 50 | Bedok Central | 219A, 219B, 219C, 219D, 220A, 220B, 220C, 221A, 221B and 221C |
52 | 19 Jul 2004 | Queenstown (Buona Vista) | Dover Road | 30 to 32 and 34 to 39 | Dover Crescent | 28A, 28B, 28C and 28D |
53 | 28 Jul 2004 | Jurong West (Taman Jurong) | Tao Ching Road | 103 and 105 | Tah Ching Road | 337A, 337B, 337C, 337D and 338A |
54 | 28 Mar 2005 | Clementi | Clementi Avenue 3 | 436 to 438 | Clementi Avenue 3 | 441A and 441B |
55 | Clementi | Clementi Avenue 3 | 445 | |||
56 | 21 Apr 2005 | Queenstown (Buona Vista) | Holland Avenue / Drive | 14 to 17, 22 and 23 | Holland Drive | 18A, 18B, 18C and 18D |
57 | 25 Nov 2005 | Kallang (Boon Keng) | Upper Boon Keng Road | 20 | Bendemeer Road# | 38A, 38B, 38C, 38D and 39A |
58 | Geylang | Sims Drive | 54, 56, 57, 59, 60 and 62 | Upper Boon Keng Road# | 5A, 2A, 2B, 2C, 2D, 3A, 3B, 3C and 3D | |
59 | 29 Dec 2005 | Queenstown | Margaret Drive | 6C | Strathmore Avenue | 61A, 61B, 61C, 62A and 62B |
60 | Queenstown | Commonwealth Avenue | 27A | |||
61 | Queenstown | Commonwealth Avenue | 39A | |||
62 | 22 Mar 2006 | Jurong West (Boon Lay Gardens) | Yung Ping Road / Yung Kuang Road | 5 to 10 | Kang Ching Road | 338B, 339A, 339B, 339C and 339D |
63 | Jurong West (Boon Lay Gardens) | Boon Lay Drive | 180,181,182 and 184 | Jurong West St 64@ | 675A, 675B, 676A, 676B, 677A, 2677B, 677C, 678A, 678B, 678C and 678D | |
64 | Jurong West (Taman Jurong) | Boon Lay Avenue | 216,217,219 and 220 | Jurong West St 93@ | 986A, 986B, 986C, 987A, 987B, 988A, 988B, 988C, 989A, 989B, 989C, 989D, 990A, 990B and 990C | |
65 | 21 Apr 2006 | Bukit Merah | Zion Road | 88 to 92 | Havelock Road | 52 to 58 |
66 | 22 Jun 2006 | Ang Mo Kio | Ang Mo Kio Avenue 2/3/4 | 246 to 252 | Ang Mo Kio Avenue 1 | 307A, 307B, 307C, 308A, 308B, 310A, 310B and 310C |
67 | 8 Dec 2006 | Queenstown (Buona Vista) | Ghim Moh Road | 9 to 12, 9A and 12A | Ghim Moh Link | 22, 23 and 26 to 28 |
68 | 23 Feb 2007 | Bukit Merah | Henderson Road | 94 and 96 | Kim Tian Road | 126A, 126C, 127A, 127C and 127D |
69 | Bukit Merah (Silat) | Silat Walk / Kampong Bahru Hill / Silat Road | 17 to 19 and 22 to 31 | |||
70 | 28 Jun 2007 | Clementi | Clementi Avenue 1 | 401 to 404, 407 to 409 | Clementi Avenue 1 | 416 to 418, 420, 421, 423 to 425 |
71 | 12 Jul 2007 | Jurong East (Teban Gardens) | Teban Gardens Road | 2 to 11 | Teban Gardens Road | 20 to 23 |
72 | 8 Aug 2008 | Queenstown | Commonwealth Drive | 74, 75, 76, 77, 78, 79, 80 | Commonwealth Drive | Blocks 50 to 54 (Commonwealth 10) |
73 | 8 Nov 2009 | Bukit Merah | Bukit Merah View | 110, 111, 113, 114 | Boon Tiong Road | Blocks 9A, 9B, 10A and 10B (Tiong Bahru View) |
74 | 13 Feb 2011 | Clementi | Clementi Avenue 5 | 321 to 323 | Clementi Avenue 3 | Blocks 440A to 440C (Clementi Cascadia) |
75 | 9 Nov 2011 | Bedok (East Coast) | East Coast Road | 1 to 3 | Chai Chee Road | Blocks 807B and 807C (Ping Yi Greens) |
– | 15 Nov 2011 | Central | Rochor Road | 1, 2, 3, 4 | Upper Boon Keng Rd | 8A, 8B, 8C (Kallang Trivista) |
76 | 3 Dec 2011 | Bukit Merah | Redhill Close | 1 to 3, 5 to 22 | Henderson Road | Blocks 95A to 95C, 96A and 96B (City Vue @Henderson) |
77 | 29 Dec 2011 | Jurong West (Boon Lay Gardens) | Boon Lay Drive | 167 to 172 | Jurong West Central | 697A to 6097C, 698A to 698C (Jurong West Blossom) |
78 | 25 Jun 2012 | Woodlands | Woodlands Centre Road | 1A and 2A | Woodlands Drive 70 | Blocks 717A and 717B (Admiralty Vista) |
79 | 27 Jun 2014 | Queenstown | Tanglin Halt Road / Commonwealth Drive | 24 to 32, 33 to 38, 40 to 45, 55, 56, 58 to 60 and 62 to 66 | Margaret Drive (Site A) Margaret Drive (Site B) Dawson Road (Ste C) Dawson Road (Site D) Strathmore Avenue (Site E) | |
80 | 3 Aug 2016 | Clementi | West Coast Road | 513 to 520 | Site A: Clementi Avenue 1 Site B: West Coast Link | |
81 | 31 May 2018 | Geylang | MacPherson Lane | 81 to 83 | Circuit Road | |
82 | 7 Apr 2022 | Ang Mo Kio | Ang Mo Kio Ave 3 | 562 to 565 | Ang Mo Kio Drive | |
– | 26 May 2022 | Woodlands | Marsiling Crescent / Lane | 212 to 218 | Woodlands Street 13 | |
* A completed site is one where all residents have vacated their sold flats.
# The replacement flats at Bendemeer Road and Upper Boon Keng Road were offered to the flats owners of Sims Drive (S/Nos. 57 and 58).
@ The replacement flats at Jurong West St 64 and Jurong West St 93 were offered to the flats owners of Boon Lay Drive (S/Nos. 63 and 64).
List of SERS sites is also available in Excel format (with additional columns like number of units in affected blocks)
SERS history
During 1990s, the old estates built in 1960s and 1970s suffered from dilapidated buildings, aging population and businesses moving out. On resale market Queenstown and Ang Mo Kio were cheaper than Pasir Ris, one of the cheapest towns today (source: Resale flat prices database). To counter this, HDB launched Main Upgrading Programme in 1990, Interim Upgrading Programme in 1993 and Selective En-bloc Redevelopment Scheme in 1995.
Although small-scale redevelopment of old estates started in 1966, with demolition of single-storey artisans quarters, the mass demolition of rental blocks started in late 1980s.
Some owner-occupied blocks may have been also demolished before SERS being introduced. With no dedicated replacement blocks, residents were compensated at market value and moved anywhere they wanted. For example Dawson estate had over 100 blocks but only 3 of them (blk 6A, 6B, 39) appears in the list of SERS sites. I am in doubt that all others were rental. At least some terraced houses were owned.
SERS programme was introduced to redevelop owner-occupied blocks built up to 1980 and move residents in nearby location in purposely-build replacement blocks to maintain community. Usually low-rise blocks with large spaces between them are selected for SERS while dense and tall blocks are selected for upgrading.
HDB do not give you a replacement flat automatically, instead they compensate you with the market value of your flat, then you need to buy yourself another flat, which can be bigger or smaller, and you can get profit or need to pay with CPF the difference to the price of new flat. I would like to know how people dealt in early SERS sites, where affected blocks had 2/3-room flats and replacement blocks 4/5-room flats sold at much higher price. Since 2004 the residents can enjoy SERS benefits anywhere instead of being limited to the designated replacement blocks.
![HDB resale flat prices per square meter by lease year](/singapore/databases/HDB-Average-Resale-Flat-Prices-per-sqm-by-lease-year.png)
According Press Release of 22 August 1995 “Only a small number of estates/areas are likely to be considered for redevelopment under SERS. They will be the exception rather than the rule. These are old HDB estates developed at low density, or selected blocks which can be redeveloped with adjacent vacant land to give a better yield of flats“
In 1995 HDB decided to redevelop only (some of) blocks built up to 1980. Depot Road blk 103, 110, 111 built in 1975 and Ang Mo Kio blk 309, 315, 316 built in 1977 were identified for SERS in 1995 and 1996 and demolished around 2000 (after 25 years).
Rumours
The 1997 Asian Crisis affected demand for flats, resale flat prices in young towns continued to drop by 2006, while in mature towns prices started to rise in 2002 fueled by upgrading programmes and SERS.
71 SERS sites were announced between 1995 and 2007, creating widespread rumors that any 1960s and 1970s block can get SERS, increasing demand for old flats, people buying 1960s and 1970s flats on purpose to have their block demolished and receive a new flat at subsidized price. As seen in above chart, since mid-2000s blocks leased in 1966-1980 reach higher price per square meter than blocks leased in 1981-2000. Due to this reason, is no longer viable for HDB to redevelop old blocks, number of blocks selected for redevelopment dropped dramatically.
Between 2008 and 2018, only 10 SERS sites were announced, total 7883 flats. At this rate, 306 years are required to replace all 241343 flats built between 1971 and 1980. It is obvious that SERS is highly selective and only a small amount of these flats will be selected for redevelopment in the near future, so most people who bought old flats hoping to get a new flat at subsidized price risk seeing their flats running towards end of 99-year leases without any redevelopment.
Until 2018 I believed that HDB is waiting for the old flats to get closer to their end of lease when their market value will drop significantly, then increase number of SERS sites.
On 19 August 2018 HDB announced that only 5% of total sold flats are eligible for SERS, of which 4% have been selected already. For all other flats there will be VERS (Voluntary En-bloc Redevelopment Scheme) that will start in approximately 20 years from now (probably in 2036 when first leases reach 70 years old). Polls will be made in each precint and they require 75% of owners to vote to go VERS or keep living in their flats until leases run out.
Due to rapid and short development of towns like Ang Mo Kio (1976-1982), Bedok (1974-1986), Marine Parade (1975-1978), HDB cannot VERS all blocks once they are 70 years old, so they will be redeveloped stages when they are between 70 and 90 years old. Details such as selection criteria, compensation offered, etc, and how VERS will be financed, are not yet decided, leading to speculation. Many things can change in 20 years, including our ruling party!
Interesting facts
Depot Road Estate built in early 1970s was fully redeveloped starting from 2000 except the 25-storey 5-room point blocks. Quote from HDB Press Release of 8 Nov 1995: Blocks 113 and 114 have not been included for SERS. These two point blocks are 25-storeys high with a total of 192 units of 5-room sold flats. Given their existing height, it is more viable to upgrade these blocks than to redevelop them. Hence they have been scheduled for the Main Upgrading Programme by the year 2000, in tandem with the redevelopment works in Phase II.
Syed Alwi Road blocks 3, 4, 5 were the first 25-storey blocks (4-room) demolished via SERS (announced 1997).
Hillview Estate built in 1977-1978 was the biggest SERS site and most controversial. Originally only the low-rise blocks were scheduled for demolition, but would left three 25-storey blocks in middle of nowhere so they decided to demolish entire estate, being the first 5-room point blocks blocks to be demolished, in 2006.
I heard 3 different stories about reason of demolition. Political stories: opposition ward at elections, so HDB decided to mix the residents in Bukit Batok. Paranormal stories: estate was haunted by ghosts and Pontianak. Army stories: nearby camp had to be upgraded to high security camp and the 25-storey blocks allowed espionage (however the army camp can be viewed also from Bukit Panjang 30-storey blocks).
While low-rise blocks have higher chances to get SERS, more 25-storey blocks been chosen: Holland Drive blk 22, 23 (5-room) in 2005 and blk 110, 111, 112 Bukit Merah View (4-room) in 2009.
Shortest-living HDB blocks were Bedok South Avenue blk 9, 10, 11, 1-room rental blocks built in mid-1970s, demolished around 1990.
How you can (not) guess future SERS sites
Future SERS sites is a HDB top secret information, only few employees knowing about this, to prevent price speculation, and they are subject to change. If there are rumors that a block will get SERS, people will value their flats higher, HDB would need to pay higher compensations thus may cancel plan to select for redevelopment.
Disclaimer
- Nobody can answer WHEN a block will get SERS. DON’T ask such questions, and DON’T trust agents lying you that block ### will get SERS in 1, 2, 5 years, etc.
- We cannot be sure that a block will be redeveloped until HDB officially announce SERS. Instead, we can be sure that HDB won’t announce SERS for at least 20 years after MUP, IUP, HIP and 10 years after LUP.
- Blocks with large spaces between are more likely to be redeveloped, or sitting on plots allowing 30+ storey. Geylang, Hougang, Tampines, etc, are limited to 20 floors or less because of Changi Airport and Paya Lebar Airbase. So these towns won’t have SERS sites until airbase close in 2030.
- Look in URA Master Plan for plot ratios, most HDB blocks have 2.8 and after blocks been demolished plot ratio been increased, so if you see plot ratios 3.5 or higher in vicinity of old blocks, then they are likely to be demolished as well.
- Some people asked me what is average age for a block to be selected for SERS. The rule is NOT based on age but on construction year: blocks built up to 1980 are chosen for redevelopment (flat types: Standard, Improved, New Generation). Model A (introduced in 1982) and Simplified (introduced in 1984) do not have chances for SERS now. This rule announced in 1995 is still followed as 2022, for how long I don’t know (some exceptions, see below).
- See HDB Interactive Map where pre-1980 blocks are colored in red. For you as owner, the lease year matter, but for SERS construction year matter. Redhill Close blocks were built in 1955 and were rental flats, until 1 May 1983 when they were leased (allowed tenants to buy flats).
- HDB e-service enquire status of upgrading programmes may have errors. In 2010 I checked all pre-1980 blocks one by one and compiled the HDB Database in Excel for purpose of seeing all blocks at once, database which I updated in 2015 checking all blocks including those checked in 2010. Marsiling Drive blk 27-29 and 33-34 showed in 2010 that got MUP in 1997 and LUP in 2004, but now as 2015 the e-service do not show the LUP but only the MUP. Google StreetView confirm the LUP done in 2004. I assume that similar errors exist. I do not have time to counter-check all blocks.
- You can check Google Streetview and go to talk with residents about possible unlisted upgrading programmes.
In 2010 I identified about 10 potential SERS sites with NO upgrading programmes, but most of them were selected for LUP next years (except Tiong Bahru post-war blocks) while only Bukit Merah View, Clementi Avenue 5 were selected for SERS, proving how HARD is to predict correctly.
Height limit matter
Blocks 210-224 built in phase II of Toa Payoh, 1975-1978, having large space between blocks were likely to get SERS and be redeveloped in 40-50 storey blocks, while MacPherson estate built in 1960-1965, despite of being older, was selected for MUP instead of SERS because the blocks were packed close apart, and the proximity of Paya Lebar airbase height limit of 18 floors, do not allow redevelopment in higher density. The only blocks demolished in MacPherson were 1/2-room rental blocks, demolished during 1980s.
Surprisingly, after having all ingredients for a SERS site, Toa Payoh blocks 210-224 were selected for LUP in 2011, NRP in 2013 and HIP in 2012 and 2014. Does anyone know what was PAP support ratio in this precint?
The first & exceptional cases
Punggol Road blk 206 and 207 were first post-1980 blocks demolished (around 2006). They were farmer blocks built in 1986 next to blk 1-5 built in 1978 (source) and were damaging image of the modern Sengkang New Town.
In 2011 Redhill and Boon Lay were the first upgraded blocks to be identified for SERS (they underwent Main Upgrading Programme in early 1990s but were not technically feasible for Lift Upgrading Programme). LUP began in 2001 and is scheduled to end in 2014. However, some blocks received lifts stopping at every floor during MUP in 1990s, so they do not need also LUP, making predictions HARDER. But, any block that still do not have lifts that stop at every floor is very likely to get SERS. Anyone who spot such blocks is invited to leave a comment!
2016 site Clementi blocks 513-520 (IUP 1998, LUP 2008) were first blocks with LUP.
2022 site Ang Mo Kio blocks 562-565 were second with LUP (IUP 1999, LUP 2006). We believe that HDB choose choose them now before prices will go up because of upcoming Tavistock station on Cross Island Line that is scheduled for 2030.
2022 site for Woodlands blocks 212-218 were first blocks with HIP (IUP 1998, LUP 2008, HIP 14 Oct 2010), first “Model A” flats, and together with Punggol Road blk 206 and 207, are so far the only post-1980 blocks selected for redevelopment. They were chosen because Woodlands Checkpoint required land for expansion, not because were old. I do not expect more post-1980 blocks or HIP-upgraded blocks to get SERS over next few years because there are many blocks without HIP that are more likely to get SERS.
Potential SERS sites spotted by me + non-SERS sites that people asked about
I listed below over 20 potential SERS sites with no upgrading programmes after 2000. If HDB continue to announce 1 SERS site every 2 years, and they may announce other sites not listed here, each of the below sites have less than 20% chances to get SERS next 5 years.
Central
York Hill Estate, there are 8 rental blocks and 3 ownership blocks (8, 9, 10) which got MUP in 1994 but nothing else. But first HDB need to build enough rental replacement blocks. Someone should check how many units are empty, when majority of rental blocks gets empty, SERS may come for the owned blocks!
Jalan Batu blocks 1-14 underwent MUP in 1996 but nothing else, they sit on prime land, may get SERS soon.
Ang Mo Kio
Last SERS site: 2006, so we expect a new SERS site soon.
Blocks 207-208, 215-216 underwent MUP in 1998 including lifts that stop at every floor, but were excluded from subsequent upgrades affecting neighbor blocks, together with block 217 1-room rental and nearby carpark, can free a large piece of land.
Blocks 303-306, 319-321 also underwent MUP in 1998 and nothing else, there is a rental block nearby (318).
No other SERS sites are expected in Ang Mo Kio, all blocks got LUP or MUP in late 1990s or later.
Surprisignly, blocks 562-565 were announced for SERS on 7 April 2022, despite of LUP in 2006.
Bedok
Chai Chee blk 30-40 (built early 1970s) underwent MUP in 1993 but no LUP so may be a SERS site, maybe during 2020s. blk 33-34 got LUP in 2012 making entire estate unlikely to get SERS.
Bedok blk 22-30 got MUP in 1996 then nothing else.
No more SERS sites are expected in Bedok, all blocks got LUP or MUP in late 1990s or later.
Bishan
Sin Ming blocks 22, 23 24 got MUP in 1995 and only block 25 got LUP in 2009, this may be a sign that other 3 blocks are reserved for a future SERS site (thanks to Low Joo Ling comment).
Bukit Batok
Starting from 2014 I have been asking by multiple people if various blocks in Bukit Batok will get SERS (example: Justin comment). Even if Bukit Batok have potential of redevelopment into 30-storey blocks, there is NO sign that SERS programme will be extended to 1980s towns in the near future, also all blocks in Bukit Batok got LUP, so I am 100% sure that will be NO SERS in Bukit Batok until at least 2030. Residents are spreading false rumors!
Bukit Merah
Tiong Bahru pre-war blocks (built 1936-1940) are under conservation and being the place of pilot home ownership scheme in 1964, they are transacted as private properties. They will NOT get SERS, but may see a collective en-bloc sale to a private developer IF conservation status is removed.
Tiong Bahru post-war blocks (built 1948-1954) are not feasible for LUP due to staircase position. This is a potential SERS site but many people (including me) hope that they will be put under conservation, like the nearby pre-war blocks.
Bukit Ho Swee estate received MUP in phases in 1992, 1994, 1996, then the blocks from first 2 phases received LUP in 2006 (the 3rd MUP phase in 1996 included upgrading lifts so LUP was no longer necessary), although it does have potential of redevelopment to 40+ storey, the LUP makes SERS unlikely sooner than 2026.
Bukit Timah
Farrer Road blocks 2, 3, 4, 6, 8 got MUP in 1994 and HDB Enquire Status of upgrading programmes says clearly that no LUP was announced, several people told me to include estate as potential SERS site. However, blocks 1 and 5 got LUP in 2011-2012, making whole estate less likely for SERS in near future. But in distant future, whole estate may be demolished.
Clementi
No more SERS sites are expected in Clementi, all blocks got LUP or MUP in late 1990s or later.
Unbelievable! Blocks 513-520 that got LUP in 2008 were announced for SERS in 2016, at just 5 years since last SERS site in Clementi in 2011.
Geylang
MacPherson estate, although built in same time with Tanglin Halt, did not got any SERS to date, because of the proximity of Paya Lebar airbase which limit height to 18 floors. However, the 2013 announcement that Paya Lebar airbase will be closed (in 2030?), and the lack of other upgrading programmes after MUP done in 1993-1994 which included lift stopping on every floor, indicate that SERS will come in distant future. There are 5574 dwelling units in the blocks 21-83 built in 1960s (excluding blocks added in 1990s), probably will be redeveloped in 2-3 phases, starting from late 2020s.
Jurong West
Taman Jurong blk 116-122 underwent MUP in 1998 but nothing else, may get SERS during 2020s.
Boon Lay blk 207-215 underwent MUP in 1997 but nothing else, they have very big spaces between blocks thus suitable for SERS, but where the replacement blocks can be built? HDB filled all available land in Jurong West with BTO projects.
Kallang
Old Airport Road Estate blk 2-32 were built in 1958, they were never sold to tenants, in 2014 was announced that they will be cleared in 2016 and 15 of 17 SIT blocks will be demolished for an “immediate redevelopment”.
Old Airport Road blk 93, 95, 97, 99 built by HDB in 1960s allowed home ownership, they got MUP in 1992 and nothing else. I believe that they may get SERS around 2017 when the rental blocks will be cleared, the replacement blocks for these 4 blocks may be built here. People informed me that carpark is being upgraded with lift, this lower SERS potential, unless they demolish blocks and keep carpark.
Marine Parade
Marine Parade is the most expensive 1960s/1970s estate, and due to this reason, SERS is not viable. I believe that HDB is waiting for the leases to be 60-70-80 years old when flat values will be lower, then do SERS. This is likely to not happen before closure of Paya Lebar airbase in 2030s, when height restriction of ~25 floors will be removed. Where can be the replacement site?
Queenstown
Commonwealth View and Tanglin Halt, built in early 1960s, underwent MUP in batches between 1992 and 2000, they sit on prime land with potential of 50-storey blocks so may be a good idea to do SERS in late 2010s or 2020s. But due to large number of blocks, doing SERS would take at least 2 decades and is difficult to predict which will be the first to be demolished.
Blocks 74-80 were identified for SERS in 2008. After 6 years, in 2014, the big SURPRISE happened! All remaining Tanglin Halt was identified for SERS (3538 flats).
We expect Commonwealth View (3384 flats) to have same fate in 6 or more years, the replacement site may be in Tanglin Halt which will be demolished around 2021.
Mei Ling / Stirling Road blocks 151-164 got MUP in 1996-1998, blocks 167-170 underwent MUP in 1993, both nothing else after, while nearby blocks 165, 166, 168A, 171 that got MUP in 1993 too got also LUP in 2009. This may indicate that the blocks 167-170 are reserved for demolition, or they did not had lifts upgraded during MUP due to costs.
Ghim Moh and Dover all remaining blocks got MUP in 1997, 1999, 2000 and nothing else after, since Ghim Moh blocks 9-12 got SERS in 2006 and demolished in 2014-2015, we expect a new SERS site soon!
Toa Payoh
Last SERS site in Toa Payoh was 2003, so we expect a new SERS site soon.
Blocks 1-3 got MUP in 1990 then nothing else, they do not have lifts stopping at every floor, may be a SERS site soon!
Blocks 4-15 got MUP in 1994 then nothing else, don’t know if lifts stop at every floor, may be included in same SERS site.
Blocks 34, 38, 47, 51-53, 56-61, 107-128, 158-163, 168-174 … got MUP in 1993-1995 and nothing else, are also candidates for SERS but not in near future, may take 10-20 years to replace all them, nobody can tell which ones will be first.
Blocks 91-100 also got MUP in 1995 and 3 of them (91, 94, 95) got also LUP in 2006, I would not have counted them in SERS until September 2017 someone informed me that the remaining blocks do not have lifts stopping at every floor. Not being selected for LUP despite of being eligible, may indicate a future SERS site (together with rental blocks 103-106)?
Others
Many people asked about SIT terraced houses in Stirling Road and Jalan Bahagia. Lots of terraced houses were demolished during 1990s but the fact that after 2000 no more were demolished may indicate that HDB is willing to preserve these two clusters of terraced houses, how long… nobody knows.
The floor area vary from original 84 sqm to over 200 sqm, if they will get SERS, HDB need to compensate owners with record sums of money, which will give owners too much profit compared with the price SERS replacement flats. Probably HDB is waiting them to be more than 70 years old when market value will drop fast. I wish to know what was the process of demolition of terraced houses in Dawson estate in late 1990s, since they are NOT included in official list of SERS sites but they were owned thus owners had to be compensated according some criteria.
Prime Minister Lee Hsien Loong said in his National Day Rally speech in 2013 that Paya Lebar Airbase will be closed, without giving a specific date, 2017 news report said that closure will be in 2030. Once airbase is closed, height restrictions will be removed and make potential SERS sites the MacPherson 1960s estate as well as large areas in Geylang and Hougang. I am questioning if the 280 meter nationwide height limit will be removed too.
SERS brochures
Admiralty Vista.pdf
City [email protected]
Clementi Cascadia.pdf
Commonwealth 10.pdf
Jurong West Blossom.pdf
Kallang Trivista.pdf
PingYiGreens.pdf
Tiong Bahru View.pdf
MacPherson_Blossom (final).pdf
For Tanglin Halt SERS site
Dawson C3.pdf SkyResidence @ Dawson
Dawson C4.pdf SkyOasis @ Dawson
Dawson C5.pdf SkyParc @ Dawson
Dawson C6.pdf Dawson Vista
Dawson C7.pdf Forfar Heights
CommonWealth 10.pdf
SERS brochures were downloaded from http://www.hdb.gov.sg/cs/infoweb/residential/living-in-an-hdb-flat/sers-and-upgrading-programmes/in-progress-sers-projects until HDB redesigned their website. Currently brochures are available only for residents in MyHDB page, someone please give me link to one brochure, I may be able to find other brochures using similar URL pattern.
We are missing / looking for these brochures:
MacPherson Blossom
Marsiling Cascadia
Pine Ville @ AMK
West Coast Parkview
Will block 83 and block 84 whampoa drive 4 room flat be conserved in future?
Hi, what’s your opinion for Yishun?
Like Blk 174 estate (760174) which did not receive much upgrade except Lifts?
Thanks in advance.
For Block 174, lift was upgraded too. Don’t forget Marsiling/Woodlands/Sembawang/Yishun were all occupied by BTOs so by right no SERS flats. Anyway, SERS is only applicable if it (a) probable redevelopment, (b) older flats who have received some upgrades but technically cannot be done.
Great! Other people answer to people’s comments.
One more thing: Yishun is 1980s town and so far only blocks built up to 1980 got SERS, also Yishun is limited to 18 floors and SERS is done in areas where is redevelopment potential of 30+ floors
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May I know your thoughts on Serangoon Central? Thank you
Serangoon Central is 1980s town, SERS is for pre-1980 blocks.
Heard that Block 201 Serangoon Central, opposite Nex mall may be enbloc due to a new future mrt underground line. What is your view? Tks!
Heard from where? I also heard many people talking stupidly about SERS in various places. What future MRT line will pass Serangoon? http://forums.ocworkbench.com/attachment.php?attachmentid=3387&d=1318474309 don’t show any new MRT line in this area.
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No. Serangoon Central no space to build SERS flats. This area is too near PLAB. wait until 2025/2030/2035 then can do SERS.
Now HDB is focusing on redeveloping older blocks with newer blocks provided if there is a higher ratio.
Commonwealth Crescent has many old and low flats that are far apart and has high ratio, so are these good potential for en bloc?
It should be. They have high potential for redevelopment.
Commonwealth Crescent might be the first to demolish. The residents might be relocated to Holland Close or Holland Village, due to its proximity. Or, they might be relocated to Tanglin Halt, once redevelopment is ready by 2021.
Relocation of Tanglin Halt residents shld be done by 2021/22, followed by demolition from about 2023. Stay tuned for new SERS plans once the existing old flats are cleared.
I added Commonwealth View on the list of potential SERS sites since 2014 Tanglin Halt selection, why do you still leave comment? I also wonder if Yeoh ever visited my website again to see what people replied at this comment.
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I live in Jalan Batu. When an estate is announced SERS, does it bring any benefit to the owner ? Will the government compensate at above, present or below market rate ? I remembered someone told me government pays you 1971 prices.
HDB give you compensation based on current market value. But I am not sure if everyone having same floor area gets same value, or higher floors gets higher value like on resale market.
Biggest benefit is that you can buy a new flat with discount, with a fresh 99-year lease, taller and usually closer to MRT, which you can sell in 5 years for much higher value.
Dear Teoalida,
I recently bought a high-floor corner unit at Blk 100, Toa Payoh Lorong 1. I note that you did not identify it as a potential SERS. But when do you think it would be SERSed?
Unlike most people, I hope we don’t get SERSed for at least the next 10 years. Because I’m sinking money into reno. And it’s 5 mins’ walk from the Braddell MRT, which is nice and quiet : ) SERS is a nice deal for some people, and I think I’d like but not for now.
It has upgraded utility room and lift at every floor. It’s about 15 floors. It’s a dense area, has some rental flats. But as you noted, some of these factors may no longer make it unlikely for SERS. It is also very old 1970. Sekali HDB SERS the whole place : (
Any analysis from you would be very appreciated, please. Thank you v much.
Nobody can answer WHEN a block will get SERS!
There are so many potentials SERS blocks in Toa Payoh but block 91-106 are less likely to be among the first to get SERS because blocks 92, 94, 95 got LUP in 2006.
Just to add – government seems keen to add more HDB flats in mature centrally located estates, so Toa Payoh might be considered from that point of view?
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Hi Teoalida,
This is a great compilation. Can see the passion and effort put into this.
I have a query, Jalan Batu Blk 10 and 11 Announced LUP on Aug 2015 (From HDB maps services). Blk 1-9 and blk 12-14 has no LUP listed yet (I did a physical check for 12-14, the lifts stop at every floor)!
Does this affect your prediction if the Blks will get SERS for Blk 10 and 11.
noted that. “We had a big surprise in 2016 to have first blocks with LUP selected for SERS: West Coast Road blocks 513-520 (IUP 1998, LUP 2008), in this case hundreds of blocks with lifts upgraded turn into potential SERS sites? Predictions became IMPOSSIBLE!”
regards
Gary
I live in Jalan Batu Block 11. We had a major upgrade (includes toilets and windows) in 2000 that includes lift upgrade that stops on every floor. So, I do not understand why they announced LUP on Aug 2015 when it was already done 16 years ago.
On a side note, only block 10 and 11 did not have extension rooms when the major upgrade was carried out
Are you saying this is a fake spam website?
Oh. I just meant that i read and noted your earlier comment.
Jalan Batu blocks 10 and 11 had some units with no direct lift access. I know this because at the time I checked every block and compiled https://www.teoalida.com/singapore/hdbdatabase/ I marked the blocks saying no direct lift access for some units. Now is too late to check which units had no direct lift access. Anyway, this makes whole estate less likely to get SERS.
Ignore this idiot using name Teo Admin who left about 30 stupid comments so far (see https://www.teoalida.com/singapore/deleted-comments-sers)….. and you, dear idiot, don’t you realize that using “Admin” in name makes yourself looking like an idiot as everyone can realize that you’re not admin at anything?
i’m staying at Jalan Batu. I pray we get SERS soon, next 1 to 2 years. Now that Dakota will be demolised. maybe that area will be new relocation area for Jalan Batu estates.
Correct. “SERS is originally meant for flats who do not have direct lift access, and together with the redevelopment potential”. This is unavoidable now since Clementi already got SERS.
“Pandan Gardens blk 410-412 did not got LUP in 2009 when neighbor blocks got. They got only IUP in 1994 and as far I know IUP do not upgrade lifts like MUP, so they are likely a SERS site, but how soon?” – All of the Pandan Gardens may be affected, just like West Coast HDB SERS.
Yes, now that HSR is developing with Lakeside gateway launching, Pandan Gardens could have the enbloc potential to make way for new high rise waterfront living.
Correct. “SERS is originally meant for flats who do not have direct lift access, and together with the redevelopment potential”. This is unavoidable now since Clementi already got SERS.
“Pandan Gardens blk 410-412 did not got LUP in 2009 when neighbor blocks got. They got only IUP in 1994 and as far I know IUP do not upgrade lifts like MUP, so they are likely a SERS site, but how soon?” – All of the Pandan Gardens may be affected, just like West Coast HDB SERS.
Hello! I’d like to add for MacPherson estate, the Paya Lebar Way flats (Block 120-125) have received the LUP a few years ago. Currently, we are also doing the HIP upgrading and they did some works to the entire carpark. Do you think that this area might be selected for SERS when the airbase finally close?
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Blocks 120-125 are NOT part of MacPherson estate (blk 1-94), but part of Geylang East estate (blk 95-125), they are newer and likely to stand more. HIP confirm this.
Hi Hi. Greetings from me Blk 208 AMK Avenue 1. Thank you very much for the list of the SERs sites. Its very informative as I notice prior 2008 there are good no. of blessed residents almost every year. the world economy has not been good since 2008 and with the new president, i suspect our govt might be more cautious with SERs (touchwood). Mr Goh Chok Tong is the prime minister from 1990 to 2004 and that probably explain why the high no. of SERs over those years. i guess its the way the govt shares the fruits with the people. i read that he also started the foundation whereby the singaporeans students were given $ in their edu fund for education. I am honored to see that you list blk 208 AMK under your list of potential SERs site. I am not too sure if we will have the good fortune or not. hopefully the govt can consider the stretch from blk 208 to Blk 202 for development. but i have to say that the previous selection of blk 307 etc which is opposite my house is a much better choice. they are much nearer to the swimming pool. the only advantage of blk 208 may perhaps only be the straight stretch of blocks till 202 and the closeness to amk central. time will tell… finger cross.how about you? are your house located in potential SERs too 🙂 for me, no matter SERs or no SERs my long term plan is to relocate to Malaysia, its cheaper to build a landed house there. my gf is there. my brother is married got his own new flat in 2011. my parents are 81 and 86. he bought this house in 1978 for $17 000….
Blocks 201, 202, 204 got LUP but others may be demolished especially as there are 2 rental blocks, can you check if there are many empty rental flats?