What are Executive Condominiums (ECs)?

Executive Condominiums (ECs) represent a unique blend of public and private housing in Singapore, offering residents the benefits of gated community living alongside access to essential amenities. Since their inception in 1999, ECs have become a popular choice for those seeking a secure and comfortable lifestyle within a vibrant community.

 

Executive Condominiums categorized by the date of issuance of the Temporary Occupation Permit (T.O.P.)

 

 

1. Eastvale Pasir Ris 27 January 1999 
2. Westmere Jurong East 27 February 1999 
3. Simei Green Simei 28 April 1999 
4. Windermere Choa Chu Kang 18 September 1999 
5. Chestervale Bukit Panjang 20 March 1999 
6. Pinevale Tampines 28 July 1999 
7. Yew Mei Green Choa Chu Kang 1 September 2000 
8. Summerdale Jurong/Boon Lay 8 September 2000 
9. The Rivervale Sengkang 28 June 2000 
10. The Florida Hougang 18 Feb & 30 May 2000*
- Phase 1 TOP, 18 February 2000: Blocks 70 and 78
- Phase 2 TOP, 30 May 2000: Blocks 72 and 76

11. Northoaks Woodlands 3 October 2000
12. Woodsvale 5 August 2000
13. The Floravale Jurong West 13 October 2000
14. Lilydale Yishun 29 March 2003
15. The Eden Tampines 16 April 2003
16. The Dew Bukit Batok 19 July 2003
17. Bishan Loft Bishan 26 September 2003
18. Lilydale Yishun 29 March 2003

 

 

18. Nuovo Ang Mo Kio 31 August 2004
19. Park Green Sengkang 30 September 2004 
20. Whitewater Pasir Ris 31 Jan/1 March 2005 *
- Phase 1 TOP, 31 January 2005: Blocks 27, 29, 31 and 33
- Phase 2 TOP, 1 March 2005: Blocks 21, 23, and 25

21. The Esparis Pasir Ris 22 June 2005
22. The Quintet Choa Chu 23 October 2006 
23. La Casa Woodlands 22 Feb/25 April 2008 *
- Phase 1 TOP, 18 February 2000: Blocks 70 and 78
- Phase 2 TOP, 30 May 2000: Blocks 72 and 76

24. Prive Punggol 17 July 2013
25. Esparina Residences Sengkang 11 September 2013
26. The Canopy Yishun 14 January 2014
27. Austville Residences Sengkang 22 April 2014
28. Belysa Pasir Ris 28 May 2014
29. RiverParc Residence Punggol 19 June 2014
30. Arc @Tampines Tampines 5 August 2014
31. Blossom Residences Bukit Panjang 5 September 2014
32. Watercolours Pasir Ris 30 December 2014
33. The Trilliant Tampines 6 February 2015
34. The Rainforest Choa Chu Kang 6 March 2015
35. Twin Waterfalls Punggol 2 June 2015
46. OneCanberra Yishun 19 September 2015
47. Heron Bay Upper Serangoon View 7 October 2015
48. Waterwoods Punggol 30 December 2015
49. Waterbay Punggol 27 January 2016
50. CityLife @ Tampines 3 February 2016
51. Twin Fountains Woodlands 14 March 2016
52. The Topiary Sengkang 22 March 2016
53. Forestville Woodlands 1 April 2016
54. Lush Acres Sengkang 30 June 2016
55. SkyPark Residences Sembawang 10 August 2016
56. Ecopolitan Punggol 29 August 2016
57. Sea Horizon Pasir Ris 7 October 2016
58. The Amore Punggol 28 November 2017
59. LakeLife Taman Jurong 30 December 2017
60. Bellewoods Woodlands 16 March 2017
61. The Vales Sengkang 2 May 2017
62. Bellewaters 3 May 2017
63. The Terrace 25 May 2017
64. Signature at Yishun 14 July 2017
65. Westwood Residences Jurong West 24 October 2017
66. The Brownstone at Canberra Drive 30 Oct 2017
67. Sol Acres Choa Chu Kang Grove 12 March 2018 + 26 Apr 2018
68. Wandervale Choa Chu Kang Choa Chu Kang Drive 14 March 2018 
69. The Criterion Yishun March 2018
70. Parc Life Sembawang Sembawang Avenue April 2018
71. The Visionaire Sembawang Sembawang Road / Canberra Link  14 June 2018
72. Treasure Crest Sengkang Anchorvale 14 September 2018
73. Northwave Woodlands Woodlands Avenue 11  February 2019
74. iNz Residences Choa Chu Kang Avenue 5 30 April 2019
75. 100 Palms Residences Hougang/Yio Chu Kang 18 December 2019
76. Rivercove Residences Anchorvale/Sengkang September 2020
77. Piermont Grand, Sumang Walk by CDL Constellation Pte. Ltd. and TID Residential Pte. Ltd. February 2023 **
77. Ola at Anchorvale Cresent - T.O.P 2023 **
78. Parc Canberra @ Canberra Link - August 2023 **

**Note: If the 1st owner or any resident moved in after the 1st day of the Chinese New Year, February 10, 2024, the unit falls under Period 9 Flying Star Feng Shui

 

80. Parc Greenwich - 2025
81. Park Central Residences - 2025
82. Providence Residence at Canberra Link - 2026
83. North Gaia by Sing Holdings Limited. - 2024
84. Copen Grand  - 2025
85. Aurelle of Tampines - 2028
86. Tenet at Tampines Street - Launch 2024
87. Altura @ Bukit Batok West Ave 8d -2027
88. Lumina Grand
90. Otto Place - Tengah by Hoi Hup Sunway - 4th July 2024
91. Novo Place Residence - Launch Oct. 2024
92. Coastal Cabana - 2025 Approx. 710 units by QingJian Realty - Expected: Q1 2026
93. Rivelle Tampines West - Near Tampines West MRT - Sim Lian - Expected Q2 2026
94. Tengah Garden Residences

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More launch ECs in 2026/2027:
Woodlands Drive 17 [Not affected by the new EC Policy]
Senja Close - Approx. 295 units - Expected: Q4 2026 [Not affected by the new EC Policy]
Sembawang Road [Not affected by the new EC Policy]
Woodlands Drive 17 - Units and developer still TBC - Expected: Q4 2026 [Not affected by the new EC Policy]
Miltonia Close [Not affected by the new EC Policy]
 

Last Update: 14th May 2026

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Couple breaking up? Claw-back costs?

Couple breaking up loses S$50,000 after getting executive condo…

Source & Credit: 

On or before 8th May 2026

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BENEFITS OF EC OWNERSHIP

Source & Credit: HUTTONS AD of 26 June 2023 - Subject to Change anytime soon...
Caveat - Please check out during the year you are looking at this AD!

AD says: "Seize the opportunity with Benefits of EC Ownership"

1. No ABSD Payable
2. Special Bridging Loan
3. No Seller Stamp Duty
4. No Ethnic Restriction
5. Condo Lifestyle Living
6. Deferred Payment Scheme
7. No Loan Restriction

Source & Credit: HUTTONS AD

EC Projects within Tengah and Bukit Batok West District
as at 7 July 2025

Copen Grand, Tengah Garden Walk by Tarus Properites SG Pte. Ltd
Novo Place, Plantation Close by Hoi Hup Reality Pte Ltd and Sunway Developments Pte. Ltd
Altura, Bukit Batok West Avenue 8 by CNQC-OS (2) Pte. Ltd. & SNC Realty Pte. Ltd
Lumina Grand, Bukit Batok West Avenue 5 by CDL Zenith Pte. Ltd
Otto Place, Plantation Close by Hoi Hup Reality Pte Ltd and Sunway Developments Pte. Ltd
Tengah Garden Avenue, Tengah Garden Avenue by Residential with Commercial at 1st Storey

CDL Wins Two EC Sites at Record Prices
August 2025

- Woodlands Drive 17: Highest bid of S$782 psf ppr, record-breaking for EC land in Singapore.
- Senja Close: Top bid of S$771 psf ppr — both sites show strong confidence in the EC market.

Estimated launch psf of $1,800 to $2,000.

Government Tightens Executive Condominium (EC) Rules: What Buyers Need to Know

Singapore’s Executive Condominium (EC) scheme is getting a major policy update. To make sure ECs stay a housing option for real owner-occupiers—especially first-time buyers—the government has introduced stricter eligibility and ownership rules. The main changes include a longer Minimum Occupation Period (MOP), the end of the Deferred Payment Scheme (DPS), and a larger quota set aside for first-timer applicants.

Here’s what’s changing, why it matters, and how it could affect your buying decisions.

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1) Minimum Occupation Period (MOP) Extended to 10 Years

One of the biggest changes is the extension of the MOP to 10 years, effective from 8 May 2026. The MOP is the period when EC buyers must live in the home and have limits on selling or renting it out.

Why it matters

A longer MOP usually:

- Discourages short-term investing and “flipping”
- Keeps ECs as a longer-term, family-focused housing option
- May reduce speculative demand, which could lower competition for new launches

What buyers should consider

If you’re buying an EC, you now need to plan for a longer time period. Think carefully about:

- Job stability and where you need to live
- Family plans and the space you will need
- How much flexibility you need if you think you may want to upgrade before 10 years

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2) Deferred Payment Scheme (DPS) Removed

The government is also removing the Deferred Payment Scheme, which previously let buyers delay paying the full purchase price until later (often when the project is completed).

Why it matters

With DPS gone, buyers may need to:
- Have stronger finances upfront
- Manage cash flow more carefully during the building period
- Use more standard loan options and payment timelines

Practical impact

This could reduce the number of buyers who relied on DPS to cover the gap between selling an existing home and completing the EC purchase.

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3) Higher First-Timer Quota

Another key change is increasing the share of units set aside for first-timer households. This is meant to improve access for families who have not previously received subsidised housing.

Why it matters

This change should:
- Give first-timers better chances in the ballot
- Reduce competition from second-timers in some projects
- Keep ECs as a “second step” housing option for households moving up from (or choosing between) public housing and private condos

So, What Does This Mean for the EC Market?

Taken together, these changes show a clear policy direction: ECs are meant mainly for people who will live in them, not for short-term profit.

Possible market effects include:
- Less speculative demand, especially from buyers who want shorter holding periods
- More stable EC communities, as owners stay longer
- A shift toward buyers with clearer long-term plans and stronger financing readiness

What Should Buyers Do Next?

If you’re considering an EC purchase:
1. Plan for a 10-year stay and check if your household needs could change
2. Recheck affordability without DPS (cash and loan timing)
3. Confirm your eligibility category (first-timer vs second-timer) and how the ballot may work
4. Speak to a banker or mortgage broker early to confirm you are ready for financing

Bottom Line

The tighter EC rules a longer MOP, removal of DPS, and a higher first-timer quota are meant to keep ECs aligned with their original goal: giving families a more affordable path to owning a home. For genuine long-term owner-occupiers, ECs can still be a good option, but the new rules make planning, financial readiness, and a commitment to stay even more important.

Source & Credit:

Summary of Singapore EC policy changes — May 8, 2026

Singapore overhauled its Executive Condominium (EC) rules to re-focus ECs as a subsidised “bridge” for genuine first-time households, not a short-term trading or speculative product. The changes use tighter access rules, longer holding requirements, and stricter payment expectations to shift EC demand toward long-term owner-occupiers.### Key policy changes

- Minimum Occupation Period (MOP): increased from 5 → 10 years (reduces flipping/speculative churn).- Privatisation period: increased from 10 → 15 years (keeps ECs from turning “fully private” too quickly).- Quotas: First-timers 70% → 90%; Second-timers 30% → 10% (makes new EC launches heavily first-timer dominated).- First-timer priority window: extended from 1 month → 2 years (first-timers get a much longer head start in the sales cycle).- Payment scheme: shift away from Deferred Payment Scheme (DPS) toward Normal Payment Scheme (NPS) (requires greater upfront financial readiness, filtering out “optional” buyers).### Why the government made these changes

The stated aims are to curb second-timer crowding-out, speculative buying/short-term flipping, and protect affordability/access for true first-time buyers—cooling market behaviour, not just prices.### Expected market effects

- New EC launches: demand becomes “cleaner” and more owner-occupier driven, with less launch-day frenzy and less churn.- Resale ECs bought before May 8, 2026: may look more attractive due to comparatively greater flexibility, potentially supporting demand and price resilience.- Spillover: crowded-out second-timers may shift to resale private condos, potentially narrowing the EC–condo price gap in some locations.### Who benefits vs. who is challenged

- Beneficiaries: first-timers (more allocation and longer priority), stability-oriented buyers, and owners of older ECs.- Challenged: second-timers (much smaller quota), short-horizon buyers (10-year MOP), and buyers relying on deferred-payment flexibility (more upfront commitment needed).### Bottom line

The article’s core takeaway is that new ECs after May 8, 2026 are effectively a “different product”—less flexible, harder for second-timers to access, and designed to be held as a long-duration home.

Singapore’s New EC Rules: A Quiet Redesign of the Housing “Bridge” — and What It Means for Condos

Singapore’s Executive Condominium (EC) scheme is being reshaped by new regulations that reduce ECs’ investment/upgrade appeal and reposition them as more of a long-term owner-occupier home. Key changes include a longer 10-year Minimum Occupation Period (MOP), removal of the Deferred Payment Scheme (DPS), and delayed privatization, which collectively limit flexibility, slow capital recycling, and dampen “fast upgrade” pathways.## What’s changing in the market

- ECs’ role is shifting: Demand is expected to rely less on “affordable condo + quick upside” and more on buyers willing to hold long term for lifestyle/value-for-money.- “Last generation” (old-rule) ECs: About ~2,000 units launched from land tenders before the cutoff retain more favorable legacy features, potentially becoming “scarce” and priced at a premium.- Near-term launch dynamics: Upcoming EC launches may become price-discovery events, with some buyers rushing due to scarcity psychology and developers testing how much buyers will pay.- Developers likely bid more conservatively for EC land: Lower upside and slower sales expectations under the new rules can compress land values and increase risk premiums.## Spillover effects beyond ECs

- Investment-oriented buyers may shift to OCR private condos: With fewer EC “optionality” benefits, Outside Central Region (OCR) private condos could attract buyers seeking greater flexibility, liquidity, and investment positioning.- A slower upgrader ladder: If EC appreciation moderates, fewer households may upgrade quickly into private condos/landed homes, affecting demand and transaction volumes in some segments.- Long-term evolution: The market may move from capital-gains-led behavior to utility/income-led decisions (family needs, location, schools), with more varied outcomes by micro-location.## Practical takeaways

- Own-stay EC buyers: The changes may be neutral-to-positive if you’re comfortable holding longer and prefer a more stable, less speculative environment.- Upgraders/investors: Flexibility becomes more valuable; OCR private condos may look more compelling, but entry price, supply pipeline, and resale liquidity matter.- What to watch: The next few EC and OCR launches will indicate whether scarcity-driven buying persists or whether buyers re-price ECs as primarily long-term homes.

Source & Credit:

- Singapore’s new EC rules (for launches from May 8, 2026) increase first-timer priority—developers must set aside 90% of units for first-timers during the initial sales period—so some HDB upgraders/second-timers fear being crowded out and are rethinking plans.

- The package also tightens holding and resale conditions: MOP rises to 10 years, and ECs can be sold only to Singapore Citizens/PRs until Year 15 (open to all buyers only after that).

- The Deferred Payment Scheme is removed, making it harder for some upgraders to time their sale-and-buy.

- Overall, the measures aim to prioritise first-time buyers and curb speculation, likely cooling upgrader demand and possibly moderating price momentum, while pushing some upgraders toward resale ECs or private condos.

Source & Credit:

- What changed (from May 8, 2026, for new ECs):

- MOP extended to 10 years (from 5): during this time, owners cannot rent out the whole unit, buy another home, or sell (except limited cases).
- Resale rules tighter: can sell only to Singapore Citizens/PRs until Year 15; only after Year 15 can sell to any buyer.
- DPS removed: buyers can’t use DPS for uncompleted ECs; they generally must buy completed units.
- More first-timer priority: 90% of units set aside for first-timers at launch, with a longer priority period, making it harder for second-timers/upgraders to buy early.

- Expected effect on EC prices:
- Price growth may slow, but a sharp drop is unlikely since ECs are still cheaper than similar private condos.
- Longer lock-in and a smaller resale buyer pool reduce flipping and may cool demand, especially from upgraders.
- Implications for buyers and the market:
- First-timers gain better access but must commit longer with less flexibility.
- Second-timers/upgraders may miss out at launches and may shift to private condos.
- Developers may see slower sales and find it harder to clear stock.

- Bottom line: These changes aim to support policy goals and cool EC demand, but EC prices may stay supported by their affordability versus private condos.