Executive Condominium - Is It Worth Buying?
- Peter Tan Choon Guan
- a few seconds ago
- 6 min read
As the price of the private condominium escalates, executive condominiums appeal to be more affordable to a lot of first-time buyers.
Let us understand why the government introduced the Executive Condominium.
What Is An Executive Condominium (EC)?
Executive Condominium (EC in short), is a type of public housing in Singapore. EC is a hybrid of public and private housing.
They are developed by a private developer and have the full characteristics of a private condominium. Enclosed within a gated compound with security, and amenities like swimming pools, clubhouses, playgrounds, and so forth. The First EC name Eastvale located at Pasir Ris is built-in 1999.
What Is the Reason Behind the Government Constructing an Executive Condominium?
In 1997, the government recognised that a segment of young Singaporeans, particularly recent graduates and professionals, found themselves in a challenging position. Their income levels were insufficient to qualify for new Build-To-Order (BTO) HDB flats, yet they were unable to afford private condominiums.
Executive Condominium (EC), subsidised public housing that includes condominium amenities, was launched in 1997 to serve this segment of Singaporeans. Much like a private condominium, an Executive Condominium is sold with strata titles.
How Do Executive Condominiums Differ From Private Condominiums?
The primary distinction between an Executive Condominium and a standard private condominium occurs during the first 10 years.
In contrast to private condominiums, these properties are available for purchase by anyone, including foreigners, provided they have the financial means. Additionally, all owners have the option to sell their units even if they are still under construction.
For a new Executive Condominium, purchasers are required to fulfil the Minimum Occupation Period (MOP) of 5 years from the date of official handover from the authority. This indicates that from the purchase date of the executive condominium to the point at which it can be offered for sale is approximately 8 to 9 years.
I refer to this period as the semi-privatisation of EC development.
Here's why:
The reason is that owners are permitted to sell their units exclusively to Singapore Citizens or Singapore Permanent Residents during the 6th to the 10th year. However, the transaction is conducted as a private treaty sale.
Fortunately, the second owner is permitted to sell the unit at any time after purchase without any Minimum Occupation Period (MOP) restrictions. The sale is subject only to the condition that the unit can be sold only to Singapore Citizens or Singapore Permanent Residents (SPR) if the sale occurs within the 6th to 10th year following the development's Temporary Occupation Permit (T.O.P.).
Upon reaching the conclusion of the 10th year following the Temporary Occupation Permit (T.O.P.) for an Executive Condominium
I called it Fully Privatise the Executive Condominium, so now it’s just like any regular private development.
Who is eligible to buy the New Launch Executive Condominium from the Developer?
Remember, the Executive Condominium is a form of Public Housing introduced to serve the group of Singapore Citizens who fall into the “sandwich” class between HDB BTO flats and private condominiums. Therefore, it remains subject to the Public Housing Requirement.
Basic Requirement
The average gross monthly household income must not be more than $16,000.
Cannot own or dispose of any private property within 30 months.
Have not bought directly from HDB twice (including a resale flat with CPF Housing Grant).
The minimum Occupation Period (MOP) for the existing flat must be met.
Have to form a family nucleus.
Family Nucleus Requirement
(1) Public Scheme
You must be a Singapore Citizen and at least 21 years old at the time of application.
Your family nucleus must comprise at least another Singapore Citizen (SC) or Singapore Permanent Resident (SPR).
Family Nucleus Requirement: You, the applicant, and your spouse or your parents or your children are under your legal custody, care, and control (for widowed/ divorced).
(2) Fiance & Fiancee Scheme
You must be a Singapore Citizen and at least 21 years old at the time of application.
If your fiancé/fiancée is below 21 years of age, he or she can only be listed as an occupier in your EC application.
If your fiancé/fiancée is below 21 but above 18 years of age, written consent from the parents or guardians must be submitted with your EC application.
(3) Orphan Scheme
You must be a Singapore Citizen and at least 21 years old at the time of application
A single orphan applicant and all his unmarried siblings are to be listed in the same application
At least one of your deceased parents was a Singapore Citizen (SC) or a Singapore Permanent Resident (SPR)
(4) Joint Singles Scheme
You may apply with another single person.
Both of you must be Singapore Citizens (SC) and at least 35 years old at the time of application
You must apply jointly as co-applicants.
No CPF Housing Grant for this Scheme.
Since the first EC introduction in 1999 to date, there has been a total of an estimated 60 EC development launches across the Island.
List of Executive Condominiums in Singapore
Let's take a look at the performance of the EC compared to the private development over the last 10 years.
As you can see from the above graph, the EC prices and the Private condominium prices are actually moving upwards during the last 10 years gradually; the common ground is that the land price and the construction cost increase over the years.
Next, we look at the performances of all the ECs over the years.
From the above, all ECs are making profits once they cross the 10-year mark ( Fully privatised)
Conclusion.
The executive condominium is a government-subsidised housing initiative designed to aid Singaporean professionals who find themselves in a financial position where they do not qualify for new BTO flats, yet can afford the newly launched private condominium developments.
For a first-time buyer seeking a dream home with amenities, aiming to protect against inflation over the years, and with no plans to upgrade in the near future.
To assess your eligibility for the EC purchase, please contact me at 94896105. I would be pleased to meet with you to discuss the details.
For buyers seeking an immediate dream home with a lower entry point, the newly MOP Executive Condominium presents a more advantageous option. Its pricing is significantly more competitive compared to a 5-year-old private condominium, and it offers the flexibility to upgrade sooner as the property's value appreciates, without the need for a Minimum Occupation Period (MOP).
For investors seeking property opportunities, executive condominiums present a viable option, as many are situated in promising locations with excellent amenities.
The return on investment (ROI) compared to the same location private condominium development is much higher.
Finally, whether you are considering purchasing an Executive Condominium (EC) or a private development, it is important to recognise that not all developments will yield profits. Each development requires careful evaluation, and specific criteria must be satisfied.
I present a "7 Steps Proven Framework" specifically designed to help you analyse the growth potential and risk of any property. Please feel free to contact me for further discussion.
If you are uncertain about which EC development to consider, I would be pleased to offer a complimentary 30-minute consultation to discuss your options.
Call me on 94896105 or WhatsApp me.
Newest EC Launches
Coastal Cabana
The newest executive condominium in Pasir Ris.
The show flat and e-application period runs from December 6, 2025, to December 21, 2025.
Sales booking is scheduled for December 17, 2026.
For more details and a viewing appointment, call 94896105
If you're interested in seeing this development, reach out to me at 94896105 to schedule a viewing appointment.
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Peter Tan Choon Guan, The Real Estate Guy.
Associate District Director and Project IC with Huttons Group.
Since 1995, he has offered professional consulting services to clients both in Singapore and internationally. His emphasis is consistently on fostering an efficient and results-oriented partnership, ranging from strategic planning to innovative solutions.
He will collaborate with you to develop a tailored action plan for you or your organisation.
Peter entered the real estate industry in 1995 as a part-time professional while managing his own business. In 2013, he chose to close his business to pursue a career as a full-time Real Estate Consultant and Property Wealth Planner.
He began investing in property using the knowledge he gained and offers consultation and planning services to his clients. So far, he has helped over 350 property investors grow their wealth through property investment.
Leveraging his investment expertise, he can offer you real-time property insights and strategic planning for your property investment using the Property Investment Planning System.
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