{"id":13781,"date":"2021-12-20T06:00:48","date_gmt":"2021-12-19T22:00:48","guid":{"rendered":"https:\/\/www.99.co\/blog\/singapore\/?p=13781"},"modified":"2022-07-27T21:02:24","modified_gmt":"2022-07-27T13:02:24","slug":"share-value-affect-en-bloc-sales-proceeds","status":"publish","type":"post","link":"https:\/\/www.99.co\/singapore\/insider\/share-value-affect-en-bloc-sales-proceeds\/","title":{"rendered":"What is share value, and how does it affect en-bloc sales proceeds?"},"content":{"rendered":"<div id=\"bsf_rt_marker\"><\/div>\n<p>Long before the inception of the Building and Construction Authority (BCA), Singaporeans resolved their neighbourly differences through kampong spirit. Which, according to my grandmother, involves situations like nailing the neighbour&#8217;s gate shut because their family dog attacked our chickens. That\u2019s why, in this more civilised age, we use the share value system. <\/p>\n\n\n\n<p>Here\u2019s how it impacts condo living.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\" id=\"h-what-is-share-value\"><strong>What is share value?<\/strong><\/h2>\n\n\n\n<p>Share value <a href=\"https:\/\/www.bca.gov.sg\/bmsm\/others\/strata_living.pdf\" target=\"_blank\" rel=\"noopener noreferrer\">refers<\/a> to how much of the total condo you own, proportionate to every other owner. This is a crucial aspect of owning a condo unit, especially when the development gets put on the <a href=\"https:\/\/www.99.co\/singapore\/insider\/property-jargon-of-the-day-en-bloc-sale\/\" target=\"_blank\" rel=\"noreferrer noopener\">en-bloc<\/a> chopping block in Singapore. <\/p>\n\n\n\n<p>The share value of each unit is initially proposed by a property surveyor, hired by the developer. The proposal is sent to the Commissioner Of Buildings (COB), who must accept the proposal before property sales begin. In a residential development, it&#8217;s is largely determined by the gross floor area (GFA) of your property. <\/p>\n\n\n\n<p>This starts at a share value of 5 for every 50 square metres. So if your GFA is 120 square meters, you\u2019d have a share value of 7. <\/p>\n\n\n\n<figure class=\"wp-block-table\"><table><tbody><tr><td><strong>GFA (square metres)<\/strong><\/td><td><strong>Share value<\/strong><\/td><\/tr><tr><td>50 and below<\/td><td>5<\/td><\/tr><tr><td>51 to 100<\/td><td>6<\/td><\/tr><tr><td>101 to 150<\/td><td>7<\/td><\/tr><tr><td>151 to 200<\/td><td>8<\/td><\/tr><tr><td>201 to 250<\/td><td>9<\/td><\/tr><tr><td>251 to 300<\/td><td>10<\/td><\/tr><\/tbody><\/table><\/figure>\n\n\n\n<p>Overall, if your share value is 7 \/ 270, that means you own 7 shares out of a maximum 270. There may be some variations, based on factors like facility types. The theory is that, the bigger your floor space, the more occupants you potentially have, and the more of the facilities you use. <\/p>\n\n\n\n<p>Granted, this line of reasoning may seem a bit nebulous, but it\u2019s a convenient way to quantify ownership. The share value determines:<\/p>\n\n\n\n<ul class=\"wp-block-list\"><li>How much you pay for condo maintenance<\/li><li>Your voting rights on estate matters<\/li><li>En bloc sales proceeds<\/li><\/ul>\n\n\n\n<h2 class=\"wp-block-heading\" id=\"h-1-how-much-you-pay-for-condo-maintenance\"><strong>1. How much you pay for condo maintenance<\/strong><\/h2>\n\n\n\n<p>Once a condo has received its <a href=\"https:\/\/www.99.co\/singapore\/insider\/temporary-occupation-permit-top-what-is-it\/\" target=\"_blank\" rel=\"noopener\">Temporary Occupation Permit (TOP)<\/a> \u2014\u00a0<em>and not before<\/em> \u2014 you\u2019ll be charged a maintenance fee based on your unit\u2019s share value. The higher the share value, the higher the fee. The exact maintenance fee will vary between condos. <\/p>\n\n\n\n<p>Besides your share value, the nature of the facilities in the condo will play a big role in determining the cost. Luxury condos, which have features like concierge services and hotel-like pools, can have maintenance fees that range in the thousands every month. As a rule of thumb, most suburban condo units \u2013 with a common size of 1,400 square feet \u2013 will see a maintenance bill of just over S$1,000 per quarter*. <\/p>\n\n\n\n<p>*<em>Many <a href=\"https:\/\/www.99.co\/singapore\/insider\/mcst-management-corporation-strata-title\/\" target=\"_blank\" rel=\"noopener\">Management Corporations (MCs)<\/a> collect on a quarterly, not monthly, basis.<\/em><\/p>\n\n\n\n<h2 class=\"wp-block-heading\" id=\"h-2-your-voting-rights-on-estate-matters\"><strong>2. Your voting rights on estate matters<\/strong><\/h2>\n\n\n\n<p>We can\u2019t just give every condo owner the same number of votes, when it comes to estate matters. Some people pay more for maintenance, and effectively own more of the estate than others. So the elite few with higher ownership, via share value, get more votes. Wow, good thing we don\u2019t run the entire country that way. <\/p>\n\n\n\n<p>Apart from having more votes at Annual General Meetings (AGMs), your share value plays a big part during the en-bloc process. Under the Land Titles (Strata) Act, an en-bloc can only proceed if an 80% majority agrees to it*. <\/p>\n\n\n\n<p>But that <em>doesn\u2019t mean 80% of all the owners.<\/em> Instead, it means that the agreement must be from a group of owners, who collectively own 80% of the share values.<\/p>\n\n\n\n<p>*<em>This is increased to 90%, if the development is less than 10 years old.<\/em> <\/p>\n\n\n<div class=\"wp-block-image wp-image-19394\">\n<figure class=\"aligncenter is-resized\"><img decoding=\"async\" src=\"https:\/\/www.99.co\/singapore\/insider\/wp-content\/uploads\/2018\/03\/voting-estate-matters-share-value.jpg\" alt=\"Four clenched hands up in the air. \" class=\"wp-image-19394\" width=\"700\" srcset=\"https:\/\/www.99.co\/singapore\/insider\/wp-content\/uploads\/2018\/03\/voting-estate-matters-share-value.jpg 1254w, https:\/\/www.99.co\/singapore\/insider\/wp-content\/uploads\/2018\/03\/voting-estate-matters-share-value-600x400.jpg 600w, https:\/\/www.99.co\/singapore\/insider\/wp-content\/uploads\/2018\/03\/voting-estate-matters-share-value-440x294.jpg 440w\" sizes=\"(max-width: 1254px) 100vw, 1254px\" \/><figcaption>Voting on estate matters depends on your share value.<\/figcaption><\/figure><\/div>\n\n\n<p>The significance is that a penthouse owner\u2014 or a single owner of multiple units \u2014 can outvote many other condo owners. However, <strong>that doesn\u2019t mean owners of big units always call the shots<\/strong>. You need to consider the proportion of small units to big ones. <\/p>\n\n\n\n<p>Here&#8217;s an example. Say a development has 105 units, of which 100 units each have a share value of 6. Only five larger units have a share value of 10. As the combined share value of small unit owners to big unit owners is 600 to 50, the owners of the small units will always win a vote (assuming they gang up). The ratio of small to big units varies in each development. <\/p>\n\n\n\n<p>Some condos have a more balanced mix, whereas some are dominated by small unit owners (e.g. if there are a lot of shoebox units). <\/p>\n\n\n\n<p><strong>Besides giving you more voting rights during an en-bloc, the share value can also affect your sales proceeds<\/strong>.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\" id=\"h-3-en-bloc-sale-proceeds\"><strong>3. En-bloc sale proceeds<\/strong><\/h2>\n\n\n\n<p>There are different ways to divide sales proceeds during an en-bloc, but one method is to apportion the sale proceeds by share value. This is where things may take a turn into a <em>not-so-pleasant<\/em> territory. <\/p>\n\n\n\n<p>Consider this scenario: a unit that\u2019s 100 square meters has a share value of 6. So what\u2019s the share value of a unit that\u2019s 200 square meters? If we\u2019re being fair, the share value should be 12, right? But remember, the share value goes up by <em>1\u00a0for every 50 square meters<\/em>.<\/p>\n\n\n<div class=\"wp-block-image wp-image-19398\">\n<figure class=\"aligncenter is-resized\"><img decoding=\"async\" src=\"https:\/\/www.99.co\/singapore\/insider\/wp-content\/uploads\/2018\/03\/golden-mile-en-bloc.jpg\" alt=\"Golden Mile\" class=\"wp-image-19398\" width=\"700\" height=\"512\"\/><figcaption>Golden Mile is one of the developments that has gone through a number of en bloc attempts.<\/figcaption><\/figure><\/div>\n\n\n<p>Which means a unit that\u2019s 200 square metres has a share value of\u2026 <strong>8<\/strong> (see table above).\u00a0In addition to this, there\u2019s the fact that two units can have the same share value, but one can be larger than the other. <\/p>\n\n\n\n<p>For example, if your unit is 140 square meters, you have a share value of 7. But if the unit across from you is 150 square meters, they have a share value of 7 as well. You can imagine how &#8220;happy&#8221; those neighbours will be, if the sale proceeds are apportioned strictly by share value. In effect, <em>the bigger your unit is, the worse this deal becomes for you<\/em>. <\/p>\n\n\n\n<p>That\u2019s why owners of bigger units often object to this method of apportionment (and they may be drowned out by a horde of smaller unit owners, if the development has a bigger proportion of small units to big ones).<\/p>\n\n\n\n<h2 class=\"wp-block-heading\" id=\"h-does-using-the-share-value-result-in-a-fair-method-of-apportionment\"><strong>Does using the share value result in a fair method of apportionment?<\/strong><\/h2>\n\n\n\n<p>Not really. That\u2019s because the<strong> share value system was <\/strong><span style=\"text-decoration: underline;\"><em><strong>never intended<\/strong><\/em><\/span><strong> to guide the apportionment of sale proceeds in an en-bloc sale. <\/strong>The system was created to determine how much each owner <strong><em>pays for estate maintenance<\/em><\/strong>. <\/p>\n\n\n\n<p>Using it for the sales process is like using a screwdriver to open canned soup \u2014 it <em>could<\/em> work, but it\u2019s probably going to be messy. That\u2019s why one of the recommendations by the Singapore Institute of Surveyors and Valuers is to use a <strong><em>combination <\/em>of methods<\/strong> \u2014\u00a0<strong>such as using valuation, strata area and share value to more fairly divide the proceeds<\/strong>. <\/p>\n\n\n\n<p>But it all comes down to who wins the negotiations at en-bloc proceedings to decide which method of apportionment is used.<\/p>\n\n\n\n<hr class=\"wp-block-separator has-alpha-channel-opacity\"\/>\n\n\n\n<h2 class=\"wp-block-heading\" id=\"h-what-s-your-take-on-using-the-share-value-to-determine-en-bloc-sale-proceeds-let-us-know-in-the-comments-section-below\"><strong>What&#8217;s your take on using the share value to determine en-bloc sale proceeds? Let us know in the comments section below.\u00a0<\/strong><\/h2>\n\n\n\n<p>If you found this article helpful, 99.co recommends <a href=\"https:\/\/www.99.co\/singapore\/insider\/what-factors-necessary-possible-en-bloc-collective-sale\/\" target=\"_blank\" rel=\"noopener\">What factors are necessary for a possible en-bloc or collective sale?<\/a> and <a href=\"https:\/\/www.99.co\/singapore\/insider\/nostalgic-en-bloc-exercises\/\" target=\"_blank\" rel=\"noopener\">4 nostalgia-inducing en-bloc exercises<\/a>.<\/p>\n\n\n\n<hr class=\"wp-block-separator has-alpha-channel-opacity\"\/>\n\n\n\n<h2 class=\"wp-block-heading\" id=\"h-frequently-asked-questions\">Frequently asked questions<\/h2>\n\n\n\n\n\n<p>The share value represents how much of the condo you own, in relation to every other owner in the development.<\/p>\n\n\n\n\n\n<p>The share value of each unit is initially proposed by a property surveyor, hired by the developer. The proposal is sent to the Commissioner Of Buildings (COB), who must accept the proposal before property sales begin.<\/p>\n\n\n\n\n\n<p>The share value is determined based on the gross floor area and perceived usage of the condo facilities. The premise is that the bigger your floor space is, the more occupants you have, leading to higher usage of the facilities. Starting with a share value of 5, the share value increases by 1 for every 50 square metres. So a 140 sqm unit has a share value of 7.<\/p>\n\n\n","protected":false},"excerpt":{"rendered":"<p>Long before the inception of the Building and Construction Authority (BCA), Singaporeans resolved their neighbourly differences through kampong spirit. Which, according to my grandmother, involves situations like nailing the neighbour&#8217;s gate shut because their family dog attacked our chickens. That\u2019s why, in this more civilised age, we use the share value system. Here\u2019s how it&hellip;<\/p>\n","protected":false},"author":21,"featured_media":55037,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"_acf_changed":false,"_relevanssi_hide_post":"","_relevanssi_hide_content":"","_relevanssi_pin_for_all":"","_relevanssi_pin_keywords":"","_relevanssi_unpin_keywords":"","_relevanssi_related_keywords":"","_relevanssi_related_include_ids":"","_relevanssi_related_exclude_ids":"","_relevanssi_related_no_append":"","_relevanssi_related_not_related":"","_relevanssi_related_posts":"11500,24750,12605,14708,5188,26625","_relevanssi_noindex_reason":"","_lmt_disableupdate":"no","_lmt_disable":"","_genesis_hide_title":false,"_genesis_hide_breadcrumbs":false,"_genesis_hide_singular_image":false,"_genesis_hide_footer_widgets":false,"_genesis_custom_body_class":"","_genesis_custom_post_class":"","_genesis_layout":"","footnotes":""},"categories":[53653,53601,53593,57131],"tags":[54455,54661],"persona":[],"class_list":{"2":"type-post","13":"entry","14":"has-post-thumbnail"},"acf":[],"yoast_head":"<!-- This site is optimized with the Yoast SEO Premium plugin v25.7.1 (Yoast SEO v25.7) - https:\/\/yoast.com\/wordpress\/plugins\/seo\/ -->\n<title>What is share value, and how does it affect en-bloc sales proceeds? - 99.co<\/title>\n<meta name=\"description\" content=\"Share value determines a few things, including how much to pay for your condo maintenance fee and en-bloc sale proceeds.\" \/>\n<meta name=\"robots\" content=\"index, follow, max-snippet:-1, max-image-preview:large, max-video-preview:-1\" \/>\n<link rel=\"canonical\" href=\"https:\/\/www.99.co\/singapore\/insider\/share-value-affect-en-bloc-sales-proceeds\/\" \/>\n<meta property=\"og:locale\" content=\"en_US\" \/>\n<meta property=\"og:type\" content=\"article\" \/>\n<meta property=\"og:title\" content=\"What is share value, and how does it affect en-bloc sales proceeds?\" \/>\n<meta property=\"og:description\" content=\"Share value determines a few things, including how much to pay for your condo maintenance fee and en-bloc 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