New ECs now carry a 10-year minimum occupation period (MOP), full privatisation only after 15 years, no Deferred Payment Scheme and a 90% first-timer quota for the first two years of sales. The rules apply to EC land sites whose tenders closed on or after 8 May 2026. All earlier EC sites keep the old rules.
Updated 1 October 2026. This update clarifies that every EC on an earlier site keeps the old rules, and adds the first EC sites tendered under the new rules.
What are the new EC rules in 2026?
The Ministry of National Development (MND) announced three changes on 8 May 2026. It said the aim was to support first-time home buyers and "focus ECs on meeting occupation needs".
| Rule | EC sites tendered before 8 May 2026 | EC sites tendered on or after 8 May 2026 |
|---|---|---|
| Minimum occupation period (counted from TOP) | 5 years | 10 years |
| Sell on the open market to Singapore Citizens and PRs | After year 5 | After year 10 |
| Sell to any buyer, including foreigners and companies | After year 10 | After year 15 |
| Rent out the whole unit or buy another residential property | After the 5-year MOP | After the 10-year MOP |
| Deferred Payment Scheme (DPS) | Could be offered by the developer | Not allowed; the Normal Payment Scheme applies to all buyers |
| Share of units reserved for first-timers | 70% | 90% |
| First-timer priority period | First month from launch | First two years from launch |
Sources: MND press release (8 May 2026); HDB, Conditions After Buying an EC.
Which EC projects keep the old rules?
The changes depend on when the land tender for the EC site closed. They do not depend on when you book your unit. HDB states that the 10-year MOP applies to "projects where the land sales tender closed on or after 8 May 2026", and that the MOP is 5 years for all other EC projects.
Every EC on a site whose tender closed before 8 May 2026 keeps the old rules. That includes ECs already built or on sale, and five sites not yet launched, listed by Stacked Homes (8 May 2026):
- Senja Close (Bukit Panjang)
- Sembawang Road
- Miltonia Close (Yishun)
- Woodlands Drive 17 (two separate sites)
The new rules do not change anything for people who already own an EC. Their 5-year MOP stays the same.
A separate change to the income ceiling in August 2026 means there are now three groups of EC projects:
| When the EC site's land tender closed | MOP | DPS | First-timer quota | Household income ceiling |
|---|---|---|---|---|
| Before 8 May 2026 (existing ECs and the five sites above) | 5 years | Developer may offer it | 70% for 1 month | S$16,000 |
| On or after 8 May 2026, awarded before 24 August 2026 | 10 years | Not allowed | 90% for 2 years | S$16,000 |
| On or after 24 August 2026 | 10 years | Not allowed | 90% for 2 years | S$18,000 |
Sources: MND (8 May 2026); HDB, Eligibility for Buying an EC.
No EC land tender closed between 8 May and 24 August 2026, so no site is in the middle group yet. Canberra Drive (about 185 homes) was the first EC site put out to tender under the new rules, and its tender closes on 1 October 2026 (EdgeProp, 26 May 2026). Admiralty Walk (about 450 homes) is the second, closing on 17 December 2026 (EdgeProp, 30 June 2026). PropertyGuru reported on 20 September 2026 that the Jurong East Avenue 1 site, of about 735 homes, is expected to be put out to tender in December 2026. All three fall in the third group: a 10-year MOP and the S$18,000 ceiling.
What is the EC income ceiling in 2026?
For EC projects whose land tenders close on or after 24 August 2026, the combined monthly income of everyone listed in the application must not exceed S$18,000. For EC sites awarded before 24 August 2026, the ceiling stays at S$16,000. This includes every EC on sale today and the five sites above (HDB).
What does a 10-year MOP mean in practice?
The MOP runs from the project's Temporary Occupation Permit (TOP), not from the date you book (HDB). During the MOP, core occupiers must live in the unit. You cannot rent out the whole unit or buy another residential property. Renting out rooms is allowed if you register with HDB within 7 days.
Illustration by SG Properties (hypothetical dates): Say a project on a post-May 2026 site gets its TOP in 2031. Owners could sell to Singapore Citizens and PRs from 2041, and to any buyer from 2046. Under the old rules, those dates would have been 2036 and 2041.
The longer MOP also keeps the 30% mortgage servicing ratio (MSR) in play for longer. MAS applies the MSR to housing loans for "an executive condominium where the minimum occupation period... has not expired".
What does removing the Deferred Payment Scheme change?
Under the DPS, buyers paid 20% of the price upfront and deferred the other 80% until the project got its TOP. MND says DPS buyers "would generally incur a 2 to 3 percent premium" over the unit price.
On sites tendered from 8 May 2026, all buyers use the Normal Payment Scheme. You pay in stages as construction milestones are reached, so your housing loan is drawn down and your instalments start before TOP. MND said the change is meant "to encourage financial prudence" and to match the rules for other uncompleted private homes.
Illustration by SG Properties: On a S$1.5 million EC, a 2% to 3% DPS premium is S$30,000 to S$45,000. Buyers under the Normal Payment Scheme no longer pay that premium. In exchange, they start paying the mortgage during construction, which they may do while still paying rent or an existing HDB loan. For a first loan, MAS allows up to 75% loan-to-value, with at least 5% of the price paid in cash.
How does the 90% first-timer quota work?
Before the change, developers had to set aside 70% of units for first-timer households during the first month after launch. After that month, second-timers could buy any unsold unit. Under the new rules, 90% of units are reserved for first-timers for the first two years after launch. After that, unsold units are open to all eligible buyers (MND). The quota does not reserve 10% for second-timers. It is the smallest share second-timers could buy during the priority period.
Why did MND change the EC scheme?
MND says ECs were introduced in 1995 and are priced "around 20 to 30 percent lower" than comparable private condos. Buyers get that discount because of eligibility and ownership restrictions. The May 2026 package tightens those restrictions. It gives first-timers, especially "young married couples and families", a better chance of securing a unit. It also ends the DPS, which MND said would "encourage financial prudence".
This page explains the rules and trade-offs. It is not financial advice. For stamp duties on your next purchase after the MOP, see our ABSD guide.
FAQ
Does the 10-year MOP apply to ECs I already own?
No. HDB applies the 10-year MOP only to EC projects on land tenders that closed on or after 8 May 2026. All other EC projects keep the 5-year MOP.
Can I still buy an EC with the Deferred Payment Scheme?
Only in projects on sites tendered before 8 May 2026, and only if the developer offers it. On sites tendered from 8 May 2026, the Normal Payment Scheme applies to every buyer.
When can I sell a new EC to foreigners?
For sites tendered on or after 8 May 2026, you can sell to any buyer, including foreigners and companies, only after the 15th year from TOP. You can sell to Singapore Citizens and PRs after the 10-year MOP.
Can second-timers still buy a new EC?
Yes. Up to 10% of units can go to second-timers during the two-year priority period, and all unsold units become available to them after that. Second-timers may have to pay a resale levy (HDB).
Is the EC income ceiling S$16,000 or S$18,000?
It depends on the site. S$18,000 applies to EC sites whose land tenders close on or after 24 August 2026. S$16,000 still applies to sites awarded before that date.
Sources
- MND, Strengthening the Executive Condominium Housing Scheme and Supporting First-Time Home Buyers (8 May 2026)
- HDB, Conditions After Buying an Executive Condominium (last updated 28 July 2026)
- HDB, Eligibility for Buying an Executive Condominium (last updated 25 August 2026)
- MAS, Mortgage Servicing Ratio and Total Debt Servicing Ratio Rules
- MAS, Loan Tenure and Loan-to-Value Limits
- Stacked Homes, The Era of "Flip After 5 Years" ECs Is Over (8 May 2026), for the five sites that keep the old rules
- EdgeProp, HDB launches tender for first site since tightened EC rules, at Canberra Drive (26 May 2026)
- EdgeProp via Yahoo News Singapore, EC site at Admiralty Walk launched for sale (30 June 2026)
- PropertyGuru via Yahoo News Singapore, Jurong East's first new EC in 30 years is coming, but under new rules (20 September 2026)
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