Short answer: Not so far. The 10-year MOP applies only to EC sites whose tender closed on or after 8 May 2026, so no EC under the new rules has launched yet. The first such site, Canberra Drive, drew 13 bids and a record top bid of about S$825 psf ppr in October 2026.
This page was rewritten on 4 October 2026. An earlier draft said the new rules applied to all ECs launching after May 2026 and quoted launch prices and land bids that were wrong.
What changed for ECs in May 2026?
The Government announced on 8 May 2026 that, for EC sites whose tender closes on or after that date (Mothership; EdgeProp via Yahoo):
- The minimum occupation period (MOP) rises from 5 to 10 years.
- Owners can sell to foreigners and companies only after 15 years, instead of 10.
- The deferred payment scheme (DPS) is removed.
- 90% of units are set aside for first-timer households, and second-timers can apply only two years after launch, instead of one month.
ECs on sites whose tender closed before 8 May 2026 keep the 5-year MOP, and their developers may still offer the DPS. Separately, the household income ceiling rises from S$16,000 to S$18,000 a month for EC sites whose tender closes on or after 24 August 2026 (EdgeProp via Yahoo). For the full rules, see our EC rule changes explainer.
Have any ECs launched under the new rules?
No. Every EC launched in 2026, and those expected in 2027, sits on a site tendered under the old rules. The two 2026 launches sold strongly:
| EC | Launch weekend | Units sold | Average price |
|---|---|---|---|
| Coastal Cabana, Pasir Ris | 17-18 January 2026 | 498 of 748 (67%) | S$1,734 psf |
| Rivelle Tampines | 21-22 March 2026 | 529 of 572 (92.5%) | S$1,893 psf |
Sources: EdgeProp, Coastal Cabana, 18 January 2026; Rivelle Tampines, 22 March 2026. Our EC launches 2026-2027 tracker lists what comes next.
What did the first land tender under the new rules show?
Canberra Drive, a site for about 185 homes, was the first EC site tendered under the new rules. When the tender closed on 1 October 2026, it drew 13 bids (The Straits Times via cos.sg; Stacked Homes):
| Rank | Bidder | Bid | Land rate |
|---|---|---|---|
| 1 | Santarli Realty-led joint venture (with Heeton Holdings and Kay Lim; Stacked Homes also names Sunray Group Holdings) | S$163.9 million | about S$825 psf ppr |
| 2 | Intrepid Investments and TID Residential | S$159.4 million | about S$803 psf ppr |
| 3 | Apex Asia-led consortium | S$158.6 million | about S$798 psf ppr |
The top bid is above the previous EC land record of S$794 psf ppr, set by Sim Lian at Woodlands Drive 17 in January 2026 (EdgeProp). Analysts polled by The Straits Times had expected three to six bids at about S$630 to S$750 psf ppr (The Straits Times via cos.sg). When the tender opened in May, Realion's Justin Quek forecast three to four bids at S$600 to S$700 psf ppr, and Huttons' Mark Yip up to five bids at S$630 to S$700 psf ppr (EdgeProp, 26 May 2026). These are provisional results; the site had not been awarded when this page was updated.
What do analysts expect for prices?
- ERA (Marcus Chu, 8 May 2026): before the tender, expected developers to take "a more measured approach in bidding" (ERA).
- Mogul.sg (Nicholas Mak, 2 October 2026): after the tender, estimated a median launch price of about S$1,850 to S$1,920 psf for the Canberra Drive EC (Stacked Homes).
These are forecasts. The Government said it hoped the changes would lead developers to reduce their land bids and EC prices (Mothership); the first tender result does not show that yet.
What does this mean for buyers in 2026-2027?
ECs launching in 2026 and 2027 are on older sites, so they come with the 5-year MOP and, where the developer offers it, the DPS. Under the new rules, ECs will mainly be bought by first-timers: PropNex's Kelvin Fong said first-timers made up only 30% to 40% of EC buyers in 2024-2025, down from about 50% in 2020 (PropNex, 8 May 2026). Whether that changes launch prices will only be known when the first new-rule EC launches, which, by our estimate, is unlikely before 2028: Canberra Drive's award is expected in October 2026, and ECs typically launch about 15 months after the site is awarded (EdgeProp via Yahoo).
This is a summary of the evidence, not a recommendation to buy or wait.
FAQ
Does the 10-year MOP apply to all ECs? No. It applies only to ECs on sites whose tender closed on or after 8 May 2026. Earlier sites keep the 5-year MOP.
Have EC prices fallen since the new rules? No new-rule EC has launched yet. The 2026 launches averaged S$1,734 psf (Coastal Cabana) and S$1,893 psf (Rivelle Tampines).
What was the first land bid under the new rules? Canberra Drive drew 13 bids in October 2026, with a top bid of about S$825 psf ppr, a record for an EC site.
Is the deferred payment scheme still available? Only for ECs on sites tendered before 8 May 2026. It is removed for later sites.
What is the EC income ceiling? S$16,000 a month, rising to S$18,000 for sites whose tender closes on or after 24 August 2026.
Sources
- Ministry of National Development, Strengthening the Executive Condominium housing scheme, 8 May 2026
- Mothership, EC MOP raised to 10 years, 8 May 2026
- EdgeProp via Yahoo, Government tightens EC rules, 8 May 2026, and income ceiling raised, 23 August 2026
- ERA, commentary on EC policy changes, 8 May 2026
- PropNex, key changes to the EC scheme, 8 May 2026
- EdgeProp, Canberra Drive tender launched, 26 May 2026; Woodlands Drive 17 bid; Coastal Cabana launch; Rivelle Tampines launch
- The Straits Times via cos.sg, Canberra Drive EC site draws 13 bids, 3 October 2026
- Stacked Homes, Canberra EC record land price, 2 October 2026
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