Executive Condominium tracker · updated 13 Oct 2026
On 8 May 2026 the government doubled the EC Minimum Occupation Period to 10 years and scrapped the Deferred Payment Scheme for new sites. Five projects in Woodlands, Bukit Panjang, Sembawang and Yishun escaped the change. Once they sell out, no new EC will ever offer a 5-year exit again. Here is everything you need to decide, plus the calculators to check if you can afford one.
~1,970 old-rule EC units left in the pipeline
Private condo tracker · updated 13 Oct 2026
From mass-market OCR launches to city-fringe and prime, here is what is coming, what it is likely to cost, and how the rules shape your purchase. Buy with the full picture, not the launch-weekend hype.
~15 named launches across Q4 2026 – Q2 2027
ECs under old rules
All five land tenders closed before 8 May 2026, so buyers keep the 5-year MOP, 10-year privatisation, the 70% first-timer quota and the option of a Deferred Payment Scheme where the developer offers it. Price guides below are analyst estimates, not developer pricing.
Bukit Panjang's first new EC in more than a decade. Senja Hawker Centre and a Sheng Siong are across the road, and the site sits just off the KJE. Smallest of the five, so expect fast take-up from Bukit Panjang and Choa Chu Kang HDB upgraders.
Next to the Woodlands Health Campus cluster and the Woodlands Park Connector. Woodlands has not had a new EC since Northwave in 2016, and the RTS Link to Johor Bahru adds a regional story.
The largest of the five and the record EC land price. It sits on the other side of the Woodlands Health Campus from Wynwood Grand. Two launches on one street means buyers can compare layouts and pricing side by side.
The lowest land rate of the five, which may translate into the most accessible entry price. It overlooks the Jalan Cherpen landed enclave on the northern edge of Yishun. Around 3,500 Yishun and Sembawang flats reach MOP between 2026 and 2029.
The only EC site in Yishun and its first EC since North Gaia. Next to Orchid Country Club and Lower Seletar Reservoir, about 1.5 km from Khatib MRT. Quiet, green, and the last old-rule EC to launch.
Tell us your HDB town, flat type and MOP date. We will map which of the five you qualify for, what your flat could fetch, and the cash you need on booking day. No charge, no obligation.
EC policies 2026
The new rules apply to EC land tenders closing from 8 May 2026. Canberra Drive and Sembawang Drive are the first sites under the new regime. Everything below the "old" column applies to the five projects above.
| Rule | Old rules (last 5 ECs) | New rules (sites from 8 May 2026) | What it means for you |
|---|---|---|---|
| Minimum Occupation Period | 5 years | 10 years | Old-rule buyers can sell on the resale market 5 years earlier. |
| Full privatisation (sell to foreigners) | Year 10 | Year 15 | A wider buyer pool arrives 5 years sooner. |
| Deferred Payment Scheme | May be offered | Removed | DPS lets HDB upgraders defer most payments until TOP. |
| First-timer quota | 70%, first month only | 90%, for 2 years | Second-timers have far better odds under the old rules. |
| Second-timer wait | None | 2-year wait | Upgraders who sold a subsidised flat can buy now, not later. |
| Household income ceiling | $16,000 | $16,000 | Unchanged in Budget 2026. |
Other EC eligibility conditions still apply to every EC: Singapore Citizen applicant, a valid family nucleus, no private property owned or sold in the last 30 months, and the HDB flat (if any) must have met its MOP. Always confirm your case with HDB and the developer.
How and when to sell HDB to buy EC
Most upgraders do not sell first. Because you can own your flat while buying a new EC, the usual path is buy, wait, then sell.
Your flat must have met its MOP and household income must be at or below $16,000. If you previously bought a subsidised flat, budget for the resale levy.
You need 5% in cash on booking and the rest of the 20–25% downpayment from cash or CPF before your flat is sold. Get a bank in-principle approval early.
Old-rule ECs reserve 70% for first-timers in the first month, so second-timers compete for the rest. Ballot early and pick a DPS option if offered.
Construction usually takes 3 to 4 years. Under DPS, most of the price is only due at TOP, which keeps the double-loan period short.
Start marketing around TOP. The sale repays your HDB loan, refunds your CPF with accrued interest, and the cash can pay down the EC loan.
Under the old rules the EC can be sold on the open market after 5 years and becomes fully private at year 10.
Buying an EC from private property
Not every EC buyer comes from an HDB flat. If you own or recently sold private property, a separate rule decides when you can buy a new EC.
If you have owned or disposed of any private residential property within the last 30 months (2.5 years), you are not eligible to buy a new EC from a developer.
It applies to private condominiums, apartments, landed homes, and commercial or industrial property held in your personal name, whether in Singapore or overseas.
Count 30 months from the disposal date. After that, if you meet the $16,000 income ceiling, family nucleus and other EC conditions, you can book a new EC.
If your 30 months end around Q4 2026 to 2027, the final 5-year-MOP ECs may line up with your eligibility date. Working backwards from a launch can be worth the planning.
EC appeals
Some EC hurdles are not as final as they look. Published figures from Parliament and HDB show that appeals do succeed where there are genuine extenuating circumstances. The catch is that how and when you initiate the appeal matters as much as the appeal itself.
Published · EC income ceiling
From 2020 to 2025, HDB approved 845 of 2,583 appeals to waive the EC income ceiling — about one in three. Appeals are weighed case by case on extenuating circumstances, such as heavy ongoing medical costs or long-term financial commitments.
Minister Chee Hong Tat, Parliament (Apr 2026); HDB via The Straits Times (Jul 2026).
Published · 6-month disposal window
Owners must dispose of their existing flat within 6 months of key collection, but HDB grants extensions on the merits of each case. In one parliamentary disclosure it handled 249 such extension requests in a year, assessed flexibly. A documented, genuine appeal is what moves them.
Ministry of National Development, Parliament (2016).
Published · MOP waiver
For upgraders who must exit an HDB flat early, MND disclosed about 5,000 approved waivers of the Minimum Occupation Period as of 2021, on grounds such as financial hardship, divorce or the death of an owner. A genuine, if discretionary, route.
Ministry of National Development (cited 2021).
The real takeaway
The wrong timing or the wrong documents can close a door that was open. We will tell you honestly whether your case has grounds, what HDB will want to see, and the right moment to act, so you appeal once and appeal well. Property agents cannot file the appeal for you — you submit it through My HDBPage or your MP — but getting the grounds and timing right beforehand is where most cases are won or lost.
Figures above are published appeal statistics, not guarantees for your case. Most appeals are still refused, and the 30-month private-property rule is rarely set aside. HDB decides every case individually on its merits; outcomes are never guaranteed.
Ask about my appeal optionsFree tools
Rough estimates to help you plan. Bank approval, valuations and developer pricing decide the real numbers, so send your results to us for a proper check.
You could afford up to
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Cash you need before your flat is sold
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Singapore Citizens pay no ABSD on a first property. EC buyers who still own an HDB flat at purchase may need to pay ABSD and claim a refund after selling within the allowed window; confirm with IRAS.
Buyer's Stamp Duty
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An EC's MOP counts from key collection. This compares an old-rule EC from the last five against a new-rule EC from the Canberra Drive or Sembawang Drive batch, assuming the same booking year.
Old-rule EC: free to sell from
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EC in Woodlands, Bukit Panjang and Yishun
All five old-rule ECs are in the north and north-west, where thousands of 4- and 5-room flats reach MOP between 2026 and 2029. Here is how each town compares.
D25 · 2 old-rule ECs · ~990 units
Two launches on Woodlands Drive 17 — Wynwood Grand (CDL) and Clovelle of Woodlands (Sim Lian) — the first new ECs in Woodlands since Northwave (2016) and BelleWoods (2014). Both set record EC land prices.
D23 · 1 old-rule EC · ~302 units
Solano Grand (Senja Close EC) is Bukit Panjang's first new EC in over a decade. Expect strong demand from upgraders in Bukit Panjang, Choa Chu Kang and Tengah.
D27 · 2 old-rule ECs · ~700 units
Miltonia Close is the only EC site in Yishun. Sembawang Road has the lowest land rate of the five. Both suit buyers who want space and greenery over an MRT doorstep.
New EC launches Q4 2026 – 2H 2027
Estimated windows from market research. Developers set the final dates, and previews often open two to four weeks before launch weekend. Join the list to hear first.
Looking for a mass market condo?
If you are over the $16,000 income ceiling, not eligible, or want no restrictions at all, an Outside Central Region condo is the alternative. New ECs typically launch 20–30% below comparable new private condos because of subsidised land.
We cover both. Ask for our current OCR new launch and resale shortlist priced against the five old-rule ECs — or switch to the Private Condos view above.
Questions buyers ask
Five projects whose land tenders closed before 8 May 2026: Wynwood Grand (Woodlands Drive 17, CDL), Solano Grand (Senja Close, Bukit Panjang, CDL), Sembawang Road EC (JBE Holdings), Clovelle of Woodlands (Woodlands Drive 17 / Avenue 12, Sim Lian) and Miltonia Close EC (Yishun, Hoi Hup). They keep the 5-year MOP, 10-year privatisation and 70% first-timer quota, and may offer the Deferred Payment Scheme.
Yes, if your flat has met its MOP and you meet EC eligibility, including the $16,000 household income ceiling. You must sell your HDB flat within 6 months of collecting your EC keys.
Most upgraders book the EC at launch, stay in their HDB during construction and sell within the 6 months after EC key collection. That avoids renting, but the downpayment must come from savings and CPF, and you must pass the 30% MSR with both loans counted. A DPS option makes this much easier.
Market estimates put Wynwood Grand (Woodlands Drive 17) around Q4 2026; Solano Grand (Senja Close) and Sembawang Road EC around Q1 2027; Clovelle of Woodlands around Q2 2027; and Miltonia Close EC in the second half of 2027. Developers set the dates.
For land tenders closing from 8 May 2026, the MOP doubled to 10 years, full privatisation moved to year 15, DPS was removed, 90% of units are reserved for first-timers for two years, and second-timers face a two-year wait.
Not right away. If you have owned or disposed of any private residential property in the last 30 months (2.5 years), you cannot buy a new EC from a developer yet. The rule covers private condos, apartments, landed homes and commercial or industrial property held in your personal name, in Singapore or overseas. Once 30 months have passed from the disposal date and you meet the other conditions, you can apply. Dates can be tricky, so confirm yours with HDB or ask us to check.
Sometimes, with genuine extenuating circumstances. Even the income ceiling can be appealed: HDB approved 845 of 2,583 EC income-ceiling waiver appeals from 2020 to 2025 — about one in three — judged case by case on grounds like heavy medical or long-term financial commitments (Minister Chee Hong Tat in Parliament, and HDB via The Straits Times, 2026). HDB also grants extensions to the 6-month flat-disposal window, and separately disclosed around 5,000 Minimum Occupation Period waivers as of 2021 for reasons such as financial hardship, divorce or bereavement. That said, most appeals are still refused and the 30-month private-property rule is rarely set aside. Agents cannot file the appeal for you — you submit through My HDBPage or your MP — so getting the grounds and timing right first is what matters. Speak to us before you appeal.
They will be the last ECs that can be resold after 5 years, which supports demand. But record land prices mean higher launch prices, and the north has a heavy pipeline of supply. Buy for a home you will be happy in for at least 5 years, and check your numbers carefully.
Condo market knowledge · 2026
The island splits into three pricing tiers. Knowing where a launch sits — and where this year's supply is concentrated — tells you more than the headline price per square foot.
Indicative average new-launch $psf for 2026 (Realion / OrangeTee & ETC). CCR = Core Central (prime districts 9, 10, 11, Sentosa, CBD); RCR = Rest of Central (city fringe); OCR = Outside Central (suburban / mass market).
Supply
Around 64% of 2026 private launches are projected in the OCR and 22% in the RCR, so most of this year's choice is suburban and city-fringe rather than prime.
Quantum
Developers are pricing to an affordable total quantum — the HDB-upgrader sweet spot sits around $1.8m–$2.0m. GFA harmonisation also makes new units about 8% smaller on paper, which trims the quantum further.
Upcoming condo launches · Q4 2026 – Q2 2027
Named private residential launches expected across the next three quarters, by developer and size. Unnamed government land-sale sites, executive condos (see the EC view) and industrial sites are excluded. Timing is indicative and set by developers.
Want the detail on any of these — likely price, unit mix, early-bird previews? Ask for a launch shortlist matched to your budget and plans.
Costs & financing
Unlike an EC, a private condo has no income ceiling and no MOP — but the stamp duty depends entirely on your buyer profile and how many homes you already hold.
| Buyer profile (ABSD) | 1st property | 2nd property | 3rd or more |
|---|---|---|---|
| Singapore Citizen | 0% | 20% | 30% |
| Singapore PR | 5% | 30% | 30% |
| Foreigner | 60% | 60% | 60% |
| Entity / company / trust | 65% | 65% | 65% |
Additional Buyer's Stamp Duty (ABSD), unchanged since 27 Apr 2023, charged on the price or valuation, whichever is higher. Buyer's Stamp Duty (BSD) of up to 6% applies on top for every buyer. Sell within 3 years and Seller's Stamp Duty (SSD) applies. Always confirm current rates with IRAS.
Over the EC income ceiling, or want no MOP and the freedom to rent out from day one? A private condo may fit better. Ask us to compare an EC against a condo for your situation.
Condo questions
They are URA's three market segments. CCR (Core Central Region) is the prime core — districts 9, 10, 11, the CBD and Sentosa. RCR (Rest of Central Region) is the city fringe. OCR (Outside Central Region) is the suburbs, where mass-market launches sit. In 2026, indicative new-launch averages are roughly $3,500 psf in the CCR, $2,600 in the RCR and $2,400 in the OCR.
An EC is cheaper for a full-facility condo and a Singaporean family pays no ABSD on a first home, but it comes with the $16,000 income ceiling, a family-nucleus requirement, the 30-month private-property rule and a Minimum Occupation Period. A private condo has none of those restrictions, can be rented out immediately and is open to singles, PRs and foreigners — at a higher price. If you qualify and will stay put for at least five years, an EC usually wins on value; if you want flexibility or are over the ceiling, a condo fits better. We can compare both for your numbers.
Everyone pays Buyer's Stamp Duty (up to 6%). On top, ABSD depends on your profile: a Singapore Citizen pays 0% on a first property, 20% on a second and 30% on a third; a PR pays 5% / 30% / 30%; a foreigner pays 60%; an entity 65%. Rates are on the price or valuation, whichever is higher. Confirm the latest figures with IRAS.
Yes — unlike ECs, private condos are open to PRs and foreigners. PRs pay 5% ABSD on a first property and foreigners pay 60%, so the stamp duty, not eligibility, is the main consideration. Landed homes have separate rules.
New launches offer progressive payment, a fresh lease and a developer warranty, but you wait three to four years for completion. Resale lets you move in now and inspect the actual unit. With more resale stock in 2026, buyers have genuine choice; the right answer depends on your timeline, budget and whether you are buying to live in or to invest.
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