For strata titles, under normal buy and sell scenarios, the seller sells only his apartment.
But the other point to take note of is the apartment has an attached "share value" of the entire estate. A strata title does not mean that you do not own the land, it merely refines it further to say that no one individual owns it directly, but it is collective ownership. The collective share values owns the land the apartment sits on. No single owner can transact this land, but collectively, the owners can pool together and agree to a collective sale of the land and everything on it. (If strata titles dont own the land, then logic dictates that they cannot sell the land in an enbloc scenario.)
In enbloc, it is not the value of the apartment that drives the value, it is the amount of land that the apartment sits on plus a few other factors like plot ratio and height limit. Thats why we have a situation whereby one's unit may only worth $0.5 mil in the resale market whereas in an enbloc scenario, the amount one can get is $2 mil.
Yes, that's right. On that basis, the owner get to sell his unit on whatever price and pay the fee (whatever that is) to the strata title xxxxxx.
Individual does not have the whoel right on the land and can only act on together as collective.
Most of the cases in M'sia too, the estate comprising detach, semi-detach or bungalow, as long as under the strata title, they don't have the rights to re-develop their land though deem as freehold, management approval is required prior to any autthorities submission approval. Singapore should be similar.