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Executive Condominium - Is It Worth Buying?


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 introduce 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, amenities like swimming pools, clubhouses, playgrounds and so forth. The First EC name Eastvale located at Pasir Ris is built-in 1999.



Why Is The Government Building Executive Condominium?

In 1997, the government realise that there is a group of Young Singaporeans (especially young graduates and professionals) is being sandwiched, their salary range does not qualify them to apply for new BTO HDB Flats and yet they cannot afford to buy a private condominium.


Executive Condominium (EC), subsidised public housing with condominium facilities was introduced in 1997 to cater to this group of Singaporeans. Similar to a private condominium, an Executive Condominium is sold with strata titles.


What Are The Differences Between An Executive Condominium And A Private Condominium?

The biggest difference between an Executive Condominium and a normal private condominium comes in between the first 11 years.


Unlike the private condominium, anyone can buy (including foreigners), so long as you can afford it. All owners can start to sell their units even if their units are still under construction.


As for a new Executive Condominium, buyers will have to fulfil the Minimum Occupation Period (MOP) which is 5 years from the day you officially took over the units from the authority. That means from the day you bought the executive condominium to the day you can put it up for sale is estimated 8 to 9 years.


I name this period as Semi Privatise of the EC development.


Why?


The reason, owners only can sell their units restricted to Singapore Citizens or Singapore Permanent Residents only during the 6th year to the 10th year, but the transaction is a private treaty sale.

Good thing, the second owner can sell the unit anytime after they bought over with no MOP period restriction, subject only to the restriction ( can only Sell To Singaporean or SPR) if they sell within the 10th year of the development after T.O.P.


When an Executive Condominium reaches the end of the 10th year after T.O.P,

I named it Fully Privatise of the Executive Condominium, and now the development will hold the same status as normal private development.


Who can purchase the New Launch Executive Condominium from the Developer?

Please remember, Executive Condominium is a Public Housing introduced to cater for the group of Singaporeans which is a sandwich between the HDB BTO flats and the private condominium. Hence is still subjected 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 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 fiance/fiancee is below 21 years of age, he or she can only be listed as an occupier in your EC application.

  • If your fiance/fiancee 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 Singapore Citizen (SC) or 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 till dates, there is a total of an estimated 60 EC development launch 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 the land price and the construction increase over the years.



Next, we look at the performances of all the EC over the years.


the profitability of the EC when sold in 5 and 10 years since TOP

From the above, all ECs are making profits once they cross the 10 years ( Fully privatise )


Conclusion.

The executive condominium is a subsidised housing development by the government to assist the group of Singapore professionals that starts between the income level that they are not eligible for the New BTO flats and yet able to afford the newly launch Private condominium development.


For a first-timer who is looking for a dream home with facilities and looking to hedge the inflation over the years, and if have no intention to upgrade in a short time frame.

I would recommend you to consider the New Launch Executive Condominium if you are qualified.


For buyers who are looking for a immediately dream home with a lower entry, the newly MOP Executive Condominium will be a better choice for you, the price comparison will be much lower than the 5 years Private condominium, you have the option to upgrade earlier when the price appreciates, not MOP needed.


For buyers who are looking for a property to invest in, the executive condominium is also another option as some of the EC are located at good promising locations and amenities.

The return of investment (ROI) compared to the same location private condominium development is much higher.


Last but not least, whether you're looking to buy an EC or private development. Not all developments will be able to bring your profits. There are still some areas to look into in each development, certain criteria need to be met.


I will start to review the potential of each EC development in the markets in the next few articles.


If you doubt which EC development to look into, please allow me to share with you over a free 30 minutes consultation.

Call me on 94896105 or Whatsapp me.


If you find this article useful to one of your friends, please like, comment and share it with them.

 


Peter Tan Choon Guan, The Real Estate Guy.

Associate District Director and Project IC with Huttons Group.


Since 1995, he has been providing professional consulting services to clients in Singapore and beyond. From strategic planning to innovative solutions, his focus is always on building an efficient and results-driven relationship. He will work with you to create a customized plan of action for yourself or your organization.


Peter is an adventurous person, he is a basketball player since school times, representing schools and organisations in the National Tournament. He is also active in track and field, participated in school events and national events and got a bronze medal for his Long Jump events and a silver medal in his 100M run.


Water sports in another area he is interested in, obtained a few medals for his canoeing competition. He conquered Mount Kinabalu in East Malaysia, Mount Tahan and Mount Ophir in East Malaysia.


He is enlisted into National Services as Naval personnel, a Section IC in his department. Appointed to Acting Platoon Sergeant during his Reservist.


During school times, he is a class monitor and a school prefect during his primary school time. Become a youth leader in a later stage. All the exposal created him a leader by nature, able to train and guide people.


Starting to run his own business in the year 1995 and ended business in the year 2013. This allows him to be able to communicate at all levels of society.


Joining the Real Estate Industry in the year 1995 as a part-timer, after he ended his business in 2013, he focuses on Real Estate consultation, not only starts to invest in property himself, he also assisted more than 350 property investors to build their wealth in property investment.


With his hand on investment experiences, he will be able to provide you with real-time property insight and strategic planning for your property investment through Property Investment Planning System.


WhatsApp Peter if you need any assistance. If you do like this article, please give some comments and like.


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