List of HDB SERS sites

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.

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