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|June 10,2026New EC measures Are Here: What's Your Next Move?
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Executive condominiums (EC) have been a hot favourite among homebuyers and housing developers. Over the years, EC prices have continued to climb, sparking some concerns if such properties remain affordable and accessible to the very group of households - or the "sandwiched class" - they were intended for. More importantly, it appears that a substantial portion of new EC sales were driven by second-timers or HDB upgraders, who may have more financial resources to enter the market.
Amid the resilient EC demand, developers have also increasingly placed more bullish bids for EC government land sales (GLS) sites, which then feed into the eventual selling price of new EC units. That the EC Housing Scheme will be reviewed is not a case of if but when - in view of the upward spiral in EC land bids and launch prices. The policy response arrived on 8 May 2026, with the introduction of new EC measures (see Table 1).
The Next Step
With the new measures, what does the future hold for EC buyers, and perhaps current EC owners?
While they are not exactly framed as property cooling measures per se, the new measures may potentially affect the EC demand dynamics in the future. The new EC measures are unlikely to send shivers down the spine of homebuyers, but they will certainly give them plenty to think about.
The new measures will take effect for EC government land sales (GLS) sites tendered on or after 8 May 2026. As such, they will not affect EC sites that have already been awarded prior to that date - presenting a potential window of opportunity for buyers who wish to purchase new EC units under the old rules.
Table 1: New EC measures announced on 8 May 2026 and their potential impact
Measures | What this could mean for.... | ||
First-time buyers | Second-time buyers | Existing EC owners | |
| Extension of the Minimum Occupation Period (MOP) for ECs from 5 years to 10 years | -Doubles the exit timeline, shifting focus to home ownership and owner-occupiers looking to live long-term, rather than those who wish to buy then re-sell after 5 years -Some prospective buyers may shift to purchasing private homes from Outside Central Region (OCR) new launches or the private resale market which are not subject to MOP | -Slower influx of new ECs into the resale market down the road, may support demand and prices for existing resale EC units | |
Removal of Deferred Payment Scheme (DPS) All new EC buyers will be on the Normal Payment Scheme (NPS), which requires buyers to make loan repayment progressively in tandem with the project achieving certain construction milestone | -Given lower adoption rates of DPS among first-timers, the change may not affect first-timers substantially -However, some buyers may be more conservative when selecting a unit, opting for smaller homes or lower-priced projects -Some first-timers who find EC less affordable without DPS may explore other housing options, including new launches, resale homes, BTO flats or resale HDB flats | -Some second-timers may still be servicing the mortgage payment for their existing flat. Without DPS, it could be more difficult for them to finance a new EC purchase due to overlapping repayments -Upgraders may need to plan and time the sale of existing flat carefully to ensure sufficient funds are available for EC purchase -Some households may defer upgrading to an EC |
-NA- |
| EC quota for first-time buyers raised from 70% to 90%; Priority period for first-time buyers extended from 1 month to 2 years | -Larger pool of units set aside for first-time buyers will enhance accessibility for such buyers and reduce competition from second-timers -Longer priority period gives first-time buyers more time to plan and deliberate their buying decisions, before more second-timers enter to book units | -Only 10% of EC units allocated to second-timers in the first two years of project launch. This will limit choices for second-timers -However, the longer waiting period gives second-timers more time make housing decisions, accumulate savings and strengthen loan eligibility -Second-time buyers are also able to move into the new EC sooner after the point of purchase, as the EC project would be closer to completion two years after project launch |
-NA- |
For some first-timer buyers, it may be more strategic to wait and apply for EC projects that are subject to these new measures, as it will increase their chances of securing highly oversubscribed ECs in popular locations during project launch.
While the new measures may be advantageous to some homebuyers, it is likely that these changes could disrupt the property purchase plans of many others. Notably, removal of the DPS and the longer priority period for first-time buyers is likely to affect prospective HDB upgraders, as they may have to rethink their home financing plans and wait longer to secure their desired EC unit. Furthermore, some homebuyers do not want to be locked into the longer 10-year MOP as this may restrict their future housing plans.
What are my options?
That being said, many eligible households may still be keen on buying a new EC - as they are more affordable than other new private homes and present an accessible entry point into the private residential market.
Buyers who do not wish to be bound by these new measures can look into five upcoming EC projects that are not affected by the new EC measures. These projects in Senja Close, Woodlands Drive 17, Sembawang Road, and Miltonia Close are expected to be launched either towards the end of 2026 or in 2027. They will be the last EC projects that are under the old EC rules.
Situated in an HDB housing enclave near green spaces, buyers looking to live in a serene environment may take interest in the EC project in Senja Close - with higher floor units of the development possibly offering scenic views of the expansive Bukit Mandai forest across the Kranji Expressway. Estimated to offer about 295 units, the project presents a rare opportunity to secure an EC unit in Bukit Panjang - which has only two other EC projects (Blossom Residences and Chestervale) launched in the area.
Features | What to note |
Connectivity | -Short walk to Jelapang LRT station, which is two stops to Bukit Panjang MRT station on the Downtown Line (DTL) and nine stops to Choa Chu Kang MRT Interchange station -Choa Chu Kang and King Albert Park MRT stations will be interchanges for the upcoming Jurong Region Line (JRL) and Cross Island Line (CRL), respectively |
Amenities | -Close to numerous green spaces like the Bukit Panjang Park, Chestnut Nature Reserve and the Bukit Timah Nature Reserve -Near Senja Hawker Centre, Bukit Panjang Polyclinic, Junction 10 mall, Bukit Panjang Plaza, and Hillion Mall |
Schools | -Within 1-km to West Spring Primary school, Greenridge Primary school, and West View Primary school -Near Westspring Secondary school, Zhenghua Secondary school, and the Jurong Pioneer Junior College |
Upcoming Development | -The government has envisioned the nearby Mandai, Kranji and Lim Chu Kang area as an urban-nature district centred around nature-based adventures, wildlife and biodiversity conservation efforts, as well as edutainment offerings featuring food production, heritage and high-tech farming activities |
After a dearth of new EC launches for nearly 10 years in Woodlands, two new EC projects are set to grace the estate. The first Woodlands Drive 17 EC project is estimated to yield 420 new EC units while the second project will inject about 560 new units into the amenity-rich neighbourhood. Given the likely pent-up demand for ECs in the area and the strong public transport connectivity, tough competition can be expected for these two projects.
After a dearth of new EC launches for nearly 10 years in Woodlands, two new EC projects are set to grace the estate. The first Woodlands Drive 17 EC project is estimated to yield 420 new EC units while the second project will inject about 560 new units into the amenity-rich neighbourhood. Given the likely pent-up demand for ECs in the area and the strong public transport connectivity, tough competition can be expected for these two projects.
Features | What to note |
Connectivity | -Five-minutes' walk to Woodlands South MRT station on the Thomson-East Coast Line (TEL) -TEL directly connects to Orchard Road shopping belt and key employment hubs in Maxwell and Shenton Way -Great for frequent day-trippers to Malaysia, as it is two MRT stops from the upcoming Johor Bahru-Singapore Rapid Transit System (RTS) at the Woodlands North MRT station |
Amenities | -Commercial offerings can be found at Vista Point, Causeway Point, Woods Square, and the Woodlands town centre -Adjacent to the Woodlands Health Campus and Woodlands Healing Garden |
Schools | -Within 1-km from schools like Innova Primary School, Woodgrove Primary School, Si Ling Primary School, Woodlands Ring Primary, and Woodlands Primary School -Near Christ Church Secondary School and Woodgrove Secondary, with Yishun Innova Junior College to move to Woodlands by 2027 |
Upcoming Development | -Close to the Woodlands Regional Centre, which is slated to be the largest economic hub in the North and is expected to have more office, retail, and industrial spaces -Singapore Sports School to be relocated to Kallang, opening up more possibilities for redevelopment in the vicinity |
Continuing the streak of rare EC launches, a new 265-unit EC project - nestled in a landed housing area - is set to debut in Sembawang for the first time since 2021. With its long frontage along the inland waterways in Sembawang, some homes may enjoy scenic views of the river and greenery. Healthy interest from HDB upgraders is expected given the scarcity of new ECs in the area. However, interested buyers should note that the site is some distance away from the nearest MRT station.
Features | What to note |
Connectivity | -10-minutes' walk to Canberra MRT station on the North-South Line (NSL) -Three stops to Woodlands MRT (connects to TEL), four stops to Ang Mo Kio MRT (connects to CRL in the future) and seven stops to Choa Chu Kang MRT (connects to upcoming JRL) |
Amenities | -Near the Sembawang Shopping Centre, Canberra Plaza, Chong Pang Market and Food Centre, and the upcoming integrated development in Chong Pang City -One MRT stop from commercial offerings at Northpoint City, Sun Plaza, and the Bukit Canberra integrated hub |
Schools | -Within 1-km from Ahmad Ibrahim Primary School, Jiemin Primary School, and Yishun Primary School, with many other options for primary schools 1-2km from the project |
Upcoming Development | -Redevelopment of the nearby Sembawang Shipyard into a mixed-use waterfront precinct will enhance amenities in the future and inject vibrancy into the North |
Nestled in a quiet, private residential enclave within Yishun, the Miltonia Close EC project is perfect for buyers who seek a more low-key neighbourhood away from the urban bustle. The project will inject 430 EC units in the area, with homes likely to enjoy views of the Orchid Country Club Golf Course and the Lower Seletar Reservoir. It is not particularly near to an MRT station, given that the nearest MRT station (Khatib) is nearly 2km away. Nevertheless, with the Orchid Country Club site to be redeveloped for housing in the near future, major urban transformation and more amenities may be coming to the area soon.
Features | What to note |
Connectivity | -15-minutes away via direct bus from Khatib MRT station on the NSL |
Amenities | -Commercial offerings at Wisteria Mall, Yishun Mall, SAFRA Yishun are available a short drive away -For more retail and food choices, malls like Northpoint City and Junction Nine are 25-minutes away via a direct bus or a 15-minutes' drive |
Schools | -Within 2-km from North View Primary School, Huamin Primary School, Northland Primary School, and Naval Base Primary School -Near other schools like Northbrooks Secondary School, Orchid Park Secondary School, and Chung Cheng High School (Yishun) |
Upcoming Development | -Orchid Country Club site located adjacent to the EC project to be redeveloped for housing, potentially injecting more amenities |
While upcoming EC launches are likely to attract considerable interest, buyers should remember that purchasing a home is a long-term commitment. With various housing options available in the market, the focus should be on choosing a home that balances affordability, liveability and future needs, while ensuring sufficient financial resilience to weather changes in personal circumstances and market conditions.
To find your dream home, speak to a PropNex real estate salesperson to learn more about the upcoming EC launches and other private property options.
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