By Winfred Quek · CEA R073319H · Published 26 October 2026
Facts verified: 26 October 2026 · Sources linked below
If you own in a development that has just gone to tender, the words "closed with no bid" can land hard. Months of signing, meetings and waiting, and the headline says nobody bid. The useful question is narrower: what does the law actually say happens next, and what have recent owners seen? This guide answers that from the statute text and dated reports, and it does not predict whether any sale will succeed.
What a no bid tender is, and what it is not
A collective sale must be launched by public tender or public auction. That is the rule in the Third Schedule of the Land Titles (Strata) Act, paragraph 11(1). The tender is a marketing step. It happens after owners holding the required share of share values and area have already signed the collective sale agreement, so a no bid result does not undo those signatures by itself.
It also helps to separate two different things that get mixed up in headlines:
- No formal bid means no buyer submitted a binding tender offer at the close. Buyers may still have shown interest.
- Sale failed is a different outcome. A sale fails when no buyer contracts, the agreement lapses, or the owners stop. A tender with no bid is a step along the way, not that outcome.
Source: Singapore Statutes Online, Land Titles (Strata) Act 1967, Third Schedule, paragraph 11, page showing the current version as at 26 October 2026, checked 26 October 2026. https://sso.agc.gov.sg/Act/LTSA1967
Two recent cases, with dates
These are the two cases I could confirm from dated reports. I left out other sites where I could not confirm a 2026 outcome.
| Development | What was reported | Date |
|---|---|---|
| City Plaza (Paya Lebar) | Owners cleared the required 80% mandate and launched a public tender with a $970 million guide price, marketed by Huttons Asia, third attempt after 53% in 2018 and 79.3% in 2021. Tender launched 11 August and closed 13 October 2026. | EdgeProp, 10 August 2026 |
| City Plaza, outcome | The tender closed with expressions of interest but no formal submission. Huttons Asia said discussions with interested parties were continuing, and the sale moved into a private treaty period of about 10 weeks. | Reported by The Business Times, 13 October 2026 |
| Loyang Valley, earlier round | The tender at an $880 million reserve closed on 9 September 2025 without a bid. A marketing agent said more than two developers were doing due diligence. | EdgeProp, 28 September 2025 |
| Loyang Valley, sale | A SingHaiyi led consortium secured the site for $880 million on 17 April 2026, before the 10 week private treaty period ended, on the development's third attempt. It had been relaunched at the same $880 million reserve on 8 January 2026, and that tender closed on 10 February. | EdgeProp, 17 April 2026 |
Source: EdgeProp, City Plaza launches collective sale tender at $970 mil after two failed attempts, 10 August 2026, checked 26 October 2026. https://www.edgeprop.sg/property-news/city-plaza-launches-collective-sale-tender-970-mil-after-two-failed-attempts
Source: cos.sg, City Plaza draws no bids as attention turns to private talks (reports The Business Times of 13 October 2026; I could not open The Business Times directly, so this is a secondary relay), 14 October 2026, checked 26 October 2026. https://cos.sg/city-plaza-draws-no-bids-as-attention-turns-to-private-talks/
Source: EdgeProp, Split opinions as Loyang Valley residents await outcome of third $880 mil en bloc bid, 28 September 2025, checked 26 October 2026. https://www.edgeprop.sg/property-news/split-opinions-loyang-valley-residents-await-outcome-third-880-mil-en-bloc-bid
Source: EdgeProp, Loyang Valley sold en bloc to SingHaiyi led consortium for $880 mil, 17 April 2026, checked 26 October 2026. https://www.edgeprop.sg/property-news/loyang-valley-sold-en-bloc-singhaiyi-led-consortium-880-mil
Three cautions on reading these:
- The 17 April EdgeProp report does not say whether the February 2026 tender drew bids. I am only stating what it does say: the tender closed on 10 February and the sale followed in April. The no bid result I can confirm for Loyang Valley is the September 2025 round.
- City Plaza has not sold. As at 26 October 2026 it is inside the private treaty window, which by my arithmetic (10 weeks from 13 October) would run to about 22 December 2026. That is my calculation, not a published date.
- Two cases are not a pattern. They show what happened to those owners. They do not tell you what will happen to yours. City Plaza is also a commercial site, so its dynamics differ from a residential condo. For the City Plaza background, see our City Plaza third attempt article.
What the Act says happens after the tender closes
I read the current version of the Land Titles (Strata) Act on Singapore Statutes Online, as at 26 October 2026. These are the provisions that bear on a tender that closes without a bid.
| Question | What the Act says | Where |
|---|---|---|
| Is the sale over? | The committee may, within 10 weeks from the close of the public tender or auction, enter into a private contract with a purchaser for the sale of all the lots and common property. | Third Schedule, para 11(3) |
| Is a valuation needed? | The committee must obtain an independent valuer's report on the value of the development as at the date the tender or auction closes. | Third Schedule, para 11(2) |
| Do owners get told? | As soon as practicable after the close, or after a private contract, the committee must convene a meeting with at least 7 days' notice to report the number of offers received and their prices, and the terms of the sale and purchase agreement. | Third Schedule, para 7(4) |
| What ends the committee? | It can be dissolved by ordinary resolution at a general meeting, or on termination or expiry of the collective sale agreement. | Third Schedule, para 12(1) |
| Can owners restart quickly if the agreement expires? | Expiry of the agreement is a relevant event. After it, the council cannot convene another meeting to constitute a committee unless 2 or more years have passed, or the requisition is signed by at least 50% of owners (80% for a second or later requisition after that event). | Second Schedule, para 2(1A) and 2(8)(c) |
| Is there a reserve price rule? | I found no mention of a reserve price in the sections I read. It appears to be a commercial term, not a statutory one. | Not in the text I read |
Source: Singapore Statutes Online, Land Titles (Strata) Act 1967, Second Schedule and Third Schedule, current version as at 26 October 2026, checked 26 October 2026. https://sso.agc.gov.sg/Act/LTSA1967
Even after a private contract is signed, the sale still has to go through the application route in section 84A: an application to the Strata Titles Board first, with owner objections possible, then the High Court only if the Board issues a stop order. Our en bloc guide sets out those steps and their time limits, and the sale committee process article explains the committee's role.
Reserve prices and consent: what the Act does not settle
Owners often ask two things after a no bid close. Can the committee lower the reserve price? And do we all have to sign again? On both, the honest answer from the statute is that it does not give a single rule, and it would be wrong for me to guess.
- Reserve price. I did not find a reserve price provision. Any change is therefore governed by what your collective sale agreement and the approvals at your owner meetings say. Third Schedule paragraph 7 requires owner meetings to approve the apportionment of proceeds and the terms of the agreement before anyone signs, which is why it matters what you originally approved.
- Consent. Section 84A(1) requires the application to be made by owners who have agreed in writing to the sale and who hold the required percentage of share values and area (80% or 90% depending on the age of the development). If your agreement stays in force through a relaunch, that signed consent is the basis. If it expires, the Second Schedule restart route above applies. I did not find a fixed validity period in the sections I read, so read the term in your own agreement.
If either point matters to your decision, take it to your lawyer with your signed documents in hand. That is a legal question, and I am not able to advise on it.
The 2026 Amendment Bill, as a proposal only
On 4 August 2026 the Ministry of Law introduced the Land Titles (Strata) (Amendment) Bill 2026, and the Minister gave the Second Reading speech on 8 September 2026. Among its proposals are lower consent thresholds for older developments, a higher requisition threshold to start a sale, a shorter signature window, and a longer restriction after a failed attempt (from 2 years to 3 years). The Ministry says the commencement date will be announced. I could not confirm from official sources that the Bill is in force, and the current Act text I read on 26 October 2026 still shows the existing rules, so treat everything in this paragraph as a proposal, not as law. Our en bloc guide tracks the details and the Ministry's statement that sales already underway before commencement continue under existing rules.
Source: Ministry of Law, Proposed amendments to the collective sale regime, 4 August 2026, checked 26 October 2026. https://www.mlaw.gov.sg/proposed-amendments-to-the-collective-sale-regime/
Source: Ministry of Law, Second Reading speech on the Land Titles (Strata) (Amendment) Bill 2026, 8 September 2026, checked 26 October 2026. https://www.mlaw.gov.sg/second-reading-speech-of-the-land-titles-strata-amendment-bill-2026-by-minister-edwin-tong-sc/
The alternative: selling your own unit on the open market
Some owners ask whether they should simply sell their own unit instead of waiting. Here are the trade offs as they stand, with no view on which is better for you.
| Factor | Waiting on the collective sale | Selling your own unit |
|---|---|---|
| Price | Depends on whether a buyer contracts, at what price, and on how proceeds are divided under your agreement. | Depends on what a buyer will pay for your unit as it is, in the market on the day. |
| Certainty | Lower while no buyer has contracted. | Higher once you have an Option exercised, but you carry the usual sale process. |
| Your agreement | You are bound by it as the other owners are. | May be restricted or complicated by what you signed. Ask your lawyer first. |
| Costs and taxes | Stamp duties and legal costs still apply to you as a seller where relevant. | Same categories apply. Check IRAS rules, including Seller's Stamp Duty, for your holding period. |
| Timing | Not in your control. | More in your control, subject to buyers and financing. |
Before you compare, put numbers on your own side. The net proceeds calculator shows what you would keep after the loan, CPF refund and costs, and the should I sell tool walks through the sell or hold questions. Neither tool predicts a price.
When waiting makes sense, and when it does not
Waiting is a legitimate choice, as long as it is a choice and not a default. Waiting can make sense when:
- You do not need the cash on a deadline. The 10 week window is a fixed, short period. If your plans can absorb the outcome either way, waiting costs you little.
- You are happy to stay. If the home suits you, a failed or delayed sale is not a loss. You still own what you owned.
- Your agreement is still in force and your committee is active. A live process with owner meetings and buyer discussions is different from one that has gone quiet.
- You have read the numbers. You know your likely proceeds under the agreement and your fallback if no buyer appears.
Waiting is harder to justify when:
- You have a purchase or loan commitment that depends on the sale. Bridging costs and timing risk can add up if the 10 weeks pass with no contract.
- You have not read what you signed. Waiting without knowing your own agreement means you cannot weigh the alternative.
- Your circumstances have changed, for example a move, a family need, or a financing change.
Nobody can tell you whether a buyer will appear, at what price, or how long it will take. Anyone who says otherwise is guessing. If you want to talk through your situation, Winfred can walk you through the numbers and the questions to put to your lawyer.
Frequently asked questions
Does a tender with no bid mean the en bloc has failed?
Not in law. Under the Third Schedule of the Land Titles (Strata) Act, the collective sale committee may enter into a private contract with a purchaser within 10 weeks from the close of the public tender. A tender that closes with no bid therefore usually moves into that window rather than ending the sale. Whether a buyer appears in that window is a market question, and this article does not forecast it.
How long do owners have after a tender closes with no bid?
The Act allows the collective sale committee to enter into a private contract with a purchaser within 10 weeks from the close of the public tender or auction (Third Schedule, paragraph 11(3)). The committee must also convene a meeting of subsidiary proprietors as soon as practicable after the close to report the offers received and their prices (paragraph 7(4)). After that, the Act text I read does not set a further automatic timeline, so the position depends on your collective sale agreement.
Can the reserve price be changed after a failed tender?
The sections of the Act I read do not mention a reserve price at all, so it is not a statutory figure. It is a commercial term the owners and the committee agree under the collective sale agreement and its sale terms. Whether a lower price needs fresh owner approval depends on what your agreement and the meeting approvals say, so read your own documents and ask your lawyer. I cannot tell you what your agreement requires.
Do owners have to sign again if the sale is relaunched?
The Act does not give a default expiry for a signed agreement in the sections I read, so check the term in the agreement you signed. What the Act does say is that when a collective sale agreement expires, that counts as a relevant event. After a relevant event, the council cannot convene another meeting to constitute a new committee unless 2 years have passed or the requisition is signed by at least 50% of owners (and 80% for a second or later requisition after that event). That is the route a restart would follow.
Can I sell my own unit while my development is in a collective sale?
That depends on the collective sale agreement you signed, and the Act sections I read do not answer it. Many owners will want a lawyer to confirm whether the agreement restricts dealing in the unit, and what it means for the other owners. I am not able to give legal advice on this. If you are weighing an individual sale, the net proceeds calculator can show you the cash you would keep before you decide.
Your development's tender just closed with no bid and you are not sure what comes next?
Share where your sale stands and Winfred will walk you through the questions to ask your lawyer and the numbers on your own unit. General information only.
Ask Winfred on WhatsApp Book a free 30 minute callWinfred Quek is an Associate Marketing Consultant at Crestbrick Pte Ltd (CEA Licence L3010886H), advising Singapore upgraders, investors, and families. CEA R073319H. The information on this page is general and does not constitute financial, investment, legal or property advice. Nothing in this article is a price forecast or a prediction of whether any collective sale will succeed; it presents the statute text and dated reports as at 26 October 2026. Verify current rules with Singapore Statutes Online and the Ministry of Law, and speak to your lawyer, before making any decision.