A Beginner’s Guide to ECs: Executive Condominiums in Singapore

Executive Condominiums (ECs) offer a unique hybrid between HDB flats and private condos. Learn how they work, who can buy them, and why they’re so popular.

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Jul 14, 2025 - 15:56

A Beginner’s Guide to ECs: Executive Condominiums in Singapore

Executive Condominiums (ECs) are a distinct type of housing in Singapore that blend the affordability of public housing with the features of private property. Introduced in 1996, ECs are built and sold by private developers but come with initial restrictions similar to HDB flats. Over time, however, they become fully private properties. For many middle-income Singaporeans, ECs present a golden opportunity to own a home with condo-style amenities at a subsidised price.

This guide provides a complete overview of ECswhat they are, how to qualify, and why they may be a smart property decision.

What Is an Executive Condominium (EC)?

An EC is a government-subsidised housing option that is developed and sold by private developers. During the first 10 years, ECs are governed by HDB regulations and come with specific ownership and resale restrictions. After the 10-year mark, they are treated like private condominiums and can be sold to anyone, including foreigners.

Key Features:

Gated and guarded community
Condo-style facilities: swimming pool, gym, clubhouse
Lower launch prices compared to private condos
Built by private developers on government land

Who Is Eligible to Buy an EC?

To maintain the affordability of ECs for local buyers, the government imposes strict eligibility rules.

Citizenship:

At least one applicant must be a Singapore Citizen
The other applicant (if any) must be a Singapore Citizen or Permanent Resident

Age:

Must be at least 21 years old
Or 35 years if applying under the Joint Singles Scheme

Household Income Ceiling:

Combined gross monthly household income must not exceed $16,000

Family Nucleus:

Buyers must form a valid family nucleus under one of these schemes:

Public Scheme (with spouse and/or children)
Fianc/Fiance Scheme (proof of planned marriage needed)
Orphans Scheme
Joint Singles Scheme (for two to four singles aged 35+)

Can You Own Other Properties?

To buy an EC, applicants must not own any other property (local or overseas), and must not have disposed of any property in the last 30 months.

In addition, buyers must not have bought more than one subsidised flat (such as BTO or DBSS) previously.

EC Purchase Process

Step 1: Check Eligibility

Ensure that your income, age, and citizenship criteria are met.

Step 2: Ballot for a Unit

If the EC is a new launch, submit your Expression of Interest and participate in the ballot for unit selection.

Step 3: Secure Financing

You cannot use HDB loans for ECs. Only bank loans are allowed, so get an Approval In Principle (AIP) from a bank.

Step 4: Exercise Option to Purchase

Pay the option fee and exercise your right to buy the selected unit within 34 weeks.

Step 5: Down Payment

Minimum down payment is 25%, of which 5% must be in cash. The rest can be paid using CPF or bank loan.

Grants Available for EC Buyers

Eligible first-time buyers can get CPF Housing Grants of up to $30,000, which can be used to offset the purchase price.

These grants depend on:

Household income
Number of applicants
Type of EC

Note: Grants are subject to conditions, and if you later sell the unit, you must return the grant with accrued interest to your CPF account.

Resale Restrictions

Unlike private condos, ECs come with resale limitations in the first decade.

First 5 Years:

Minimum Occupation Period (MOP) applies
Cannot sell, rent out the entire unit, or invest

Year 6 to 10:

Can sell only to Singapore Citizens and PRs

After 10 Years:

EC becomes fully privatised
Can sell to anyone, including foreigners

This structure preserves the housing market for locals while allowing long-term capital appreciation.

Why ECs Are Popular

1. Affordability

ECs are usually priced 1530% lower than comparable private condos. This price gap provides a strong value proposition.

2. Capital Appreciation

Once fully privatised, many ECs enjoy price uplift due to fewer restrictions and market demand.

3. Condo Lifestyle

ECs come with premium facilities like pools, gyms, function rooms, and landscaped gardenssimilar to full-fledged condos.

4. Government Support

First-timers benefit from CPF housing grants, making ECs even more financially attractive.

Key Considerations Before Buying

Loan Eligibility: Since only bank loans are allowed, your TDSR must be within 55%
Income Ceiling: If you earn slightly above $16,000, you cannot qualify
Long-Term Plan: ECs are suitable for buyers planning to stay for at least 510 years
Market Timing: Buy during early launch phases for better pricing

Notable EC Developments

In recent years, ECs in locations like Punggol, Sengkang, Yishun, and Tampines have seen high demand. Upcoming projects in Tengah and Bukit Batok are also drawing interest due to government town planning and improved connectivity.

Conclusion

Executive Condominiums are an excellent housing option for Singaporean families who want private condo living at a subsidised cost. With eligibility rules, ownership restrictions, and long-term potential for price growth, ECs represent a smart balance between affordability and aspiration. For many first-time buyers, ECs may be the perfect stepping stone toward future property investment or homeownership upgrades.