An executive condominium (EC) is a condo built by a private developer on government land and sold, at first, only to eligible Singapore Citizen households. New ECs have an income ceiling of S$16,000 or S$18,000 a month, depending on the site. Owners must live in the unit for 5 or 10 years before selling.
Updated 27 September 2026. Rules checked against MND, MAS and HDB material and reputable press on this date.
What is an executive condo?
ECs were introduced in 1995 "to provide an option for higher-income Singaporeans who aspire to own private housing", Minister for National Development Chee Hong Tat said in March 2026 (The Straits Times). The finished project looks like a private condo, with the usual shared facilities. What differs is who can buy it and when it can be sold.
Developers price ECs "at around 20 to 30 per cent lower than comparable private condos", according to MND's May 2026 announcement as reported by Mothership. That discount comes with conditions: an income ceiling at purchase, a minimum occupation period (MOP), and limits on who can buy the unit until the EC is fully privatised.
Who can buy a new EC from the developer?
You, and everyone listed in your application, must meet HDB's eligibility conditions. The main ones are:
| Condition | Rule |
|---|---|
| Citizenship | At least one Singapore Citizen, plus at least one other Citizen or PR in the family nucleus. PRs cannot buy a new EC without a Citizen. |
| Scheme | Public Scheme, Fiancé/Fiancée Scheme, Orphans Scheme or Joint Singles Scheme |
| Age | At least 21, or at least 35 for each buyer under the Joint Singles Scheme |
| Household income | Within the ceiling for that EC: S$16,000 or S$18,000 a month (see below) |
| Private property | You must not own, or have disposed of, any private property in Singapore or overseas in the past 30 months |
| Existing HDB flat | You can apply while owning an HDB flat, but must sell it within 6 months of receiving the EC keys |
| Second-timers | Households that have already bought a subsidised flat may have to pay a resale levy |
Sources: HDB eligibility rules, as summarised by PropertyGuru (16 November 2025); CPF Board, HDB for Singles; MND (8 May 2026). Confirm your own case with HDB before you apply.
Singles cannot buy a new EC alone. For the full breakdown by household, including PR spouses and foreign spouses, see Can foreigners buy an executive condo?
What is the EC income ceiling in 2026?
The ceiling depends on when the EC's land tender closed, not on when you book a unit.
| When the EC site's land tender closes | Household income ceiling (per month) |
|---|---|
| Before 24 August 2026 (every EC on sale today, and the sites launching in 2027) | S$16,000 |
| On or after 24 August 2026 (Canberra Drive, Admiralty Walk, Jurong East Avenue 1 and later sites) | S$18,000 |
Source: EdgeProp (23 August 2026). Prime Minister Lawrence Wong announced the change at the National Day Rally on 23 August 2026, when the ceiling for BTO flats also rose to S$16,000 for families and S$8,000 for singles. The EC ceiling had been S$16,000 since it was raised from S$14,000 in 2019 (Stacked Homes).
When can you sell or rent out an EC?
The rules depend on when the EC's land tender closed. MND changed them on 8 May 2026.
| Stage (counted from the project's TOP) | ECs on sites tendered before 8 May 2026 | ECs on sites tendered on or after 8 May 2026 |
|---|---|---|
| Minimum occupation period (MOP) | 5 years | 10 years |
| Sell to Singapore Citizens and PRs | After year 5 | After year 10 |
| Sell to anyone, including foreigners | After year 10 | After the 15th year |
| Deferred Payment Scheme | Developer may offer it | Not allowed |
| First-timer priority | 70% of units for the first month | 90% of units for the first two years |
Sources: MND (8 May 2026); EdgeProp (8 May 2026).
The MOP runs from the project's Temporary Occupation Permit (TOP), not from your booking date. EdgeProp describes the older timeline as the nationality restriction being "lifted 10 years after the EC obtained its TOP" (July 2025). For more on the changes, see our guide to the new EC rules.
What CPF grant can EC buyers get?
First-time buyers of a new EC may receive a CPF Housing Grant of up to S$30,000 (HDB). The amount depends on your household's income and citizenship, so check HDB's grant page for your case. The CPF Board notes that singles are not eligible for housing grants when buying an EC.
How do you finance an EC?
- Bank loan only. EC buyers "cannot use an HDB loan and must rely on bank financing" (PropertyGuru).
- 30% MSR. MAS caps home loan repayments at 30% of gross monthly income for an EC "where the minimum occupation period... has not expired". On new-rule ECs, that means a 10-year MOP keeps the MSR in force for longer.
- 55% TDSR. All your monthly debt repayments, including the new loan, must stay within 55% of gross monthly income (MAS).
- Loan-to-value. On a first housing loan, banks can lend up to 75% of the price, with at least 5% paid in cash. The limit falls to 55% if the tenure exceeds 30 years or runs past age 65 (MAS).
- Payment scheme. On sites tendered from 8 May 2026, all buyers use the Normal Payment Scheme, so loan instalments start during construction.
For worked loan limits, see TDSR vs MSR.
How much do new ECs cost?
EC prices have risen sharply. The Straits Times, reporting the March 2026 debate on MND's budget, cited median EC prices of S$797 psf in 2015, S$1,537 psf in 2024 and S$1,754 psf in 2025.
One recent example: Rivelle Tampines (572 units) sold 92.5% of its units on its launch weekend in March 2026 at a median of S$1,937 psf, and was fully sold within a month (EdgeProp, 25 April 2026). For projects coming next, see EC launches 2026–2027.
What are the trade-offs of buying an EC?
- You are locked in. You cannot sell on the open market during the MOP, which is now 10 years on new-rule sites.
- Your loan is tighter. The 30% MSR applies until the MOP ends, on top of TDSR.
- The buyer pool is smaller at first. Until privatisation, only Singapore Citizens and PRs can buy your unit.
- The discount is the reward. MND links the lower price to these eligibility and ownership restrictions.
This page explains the rules and trade-offs. It is not financial advice. Eligibility depends on your full household details, so confirm yours with HDB before committing to a purchase.
FAQ
Can I buy an EC if I own an HDB flat?
Yes, but you must sell the flat within six months of receiving the keys to your EC. Your household may also have to pay a resale levy as second-timers.
Is the EC income ceiling S$16,000 or S$18,000?
S$18,000 applies to EC sites whose land tenders close on or after 24 August 2026. S$16,000 applies to all earlier sites, including every EC on sale today.
Is the EC MOP 5 or 10 years?
Five years for ECs on sites tendered before 8 May 2026, and 10 years for sites tendered on or after that date. The MOP is counted from the project's TOP.
Can I use an HDB loan for an EC?
No. EC buyers need a bank loan, subject to the 30% MSR and 55% TDSR.
Can singles buy an EC?
Not alone. Singles aged 35 or above can buy a new EC together under the Joint Singles Scheme. Singles can also buy an EC on the resale market once its MOP is over.
Sources
- MND, Strengthening the Executive Condominium Housing Scheme and Supporting First-Time Home Buyers (8 May 2026)
- EdgeProp via Yahoo, Government tightens EC rules with 10-year MOP, Deferred Payment Scheme removal and higher first-timer quota (8 May 2026)
- Mothership, MOP for new ECs to be raised from 5 to 10 years, more units reserved for 1st-time buyers (8 May 2026)
- EdgeProp via Yahoo, Government raises income ceiling for BTO flats to $16,000, ECs to $18,000 (23 August 2026)
- The Straits Times via Yahoo, Executive condo policy to be reviewed following affordability concerns: Chee Hong Tat (4 March 2026)
- EdgeProp via Yahoo, 11 ECs to go private in 2026 (11 July 2025)
- PropertyGuru via Yahoo, Executive Condos: Guide to Buying ECs in Singapore (16 November 2025)
- HDB, CPF Housing Grant for an Executive Condominium
- MAS, Mortgage Servicing Ratio and Total Debt Servicing Ratio Rules
- MAS, Loan Tenure and Loan-to-Value Limits
- CPF Board, HDB for singles: what to consider before buying a home
- EdgeProp, Rivelle Tampines fully sold within a month, making it 2026's best-selling EC (25 April 2026)
- Stacked Homes, Is the $16k EC income ceiling too low? (3 August 2023)
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