In Singapore’s ever-evolving property market, resale Executive Condominiums (ECs) are becoming the smart buyer’s secret.

Why? They strike the perfect balance between affordability, private ownership, and investment potential.

After serving their 5-year Minimum Occupation Period (MOP), ECs can be sold on the open market — and that’s when they officially become resale ECs. These properties bridge the gap between new EC launches (limited eligibility, long wait times) and private condos (high entry prices).

In this guide, you’ll learn everything about buying a resale EC in Singapore in 2025 — from eligibility and pricing trends to buying steps, levies, and investor insights.

What Is a Resale Executive Condo (EC)?

An Executive Condominium (EC) starts as a hybrid housing model — built by private developers but subsidized by the government to make private housing more accessible to Singaporean families.

However, once an EC reaches its 5th year (after MOP), owners are allowed to sell their units to Singaporeans and PRs — transforming it into a resale EC.

The EC Lifecycle

Phase	Ownership Restrictions	Who Can Buy
0–5 years	MOP period (owner-occupied)	Only original buyers (Singaporean families)
5–10 years	Semi-privatized (Resale EC)	Singaporeans & PRs
10+ years	Fully privatized	Open to foreigners & entities

💡 Why it matters: Once an EC enters resale status, it becomes more flexible and widely marketable — without the premium pricing of new condos.

Eligibility to Buy a Resale Executive Condo

One of the biggest attractions of resale ECs is their looser eligibility rules compared to new ECs.

Criteria	Resale EC Eligibility (After 5 years)
Citizenship	Singaporeans or Singapore PRs
Income Ceiling	No income cap
Family Nucleus Requirement	Not required — singles can buy
Ownership of Private Property	Allowed
Foreigners	Eligible only after 10 years (fully privatized phase)

💬 Example: A PR couple earning $20,000/month can’t buy a new EC due to income ceiling limits — but they can buy a resale EC after MOP.

Why Buyers Love Resale ECs

No MOP restrictions for new owners. 

💬 Tip: Resale ECs often come with better community amenities — pools, gyms, and BBQ decks — comparable to full private condos.

Executive Condo Resale Price Trends (2025)

ECs have outperformed expectations since 2015. As of 2025, resale EC prices have grown significantly due to strong upgrader demand and limited new EC supply.

Project	Location	Completion Year	Avg PSF (2025)	5-Year Change
The Brownstone	Canberra	2017	$1,330	+60%
Bellewaters	Sengkang	2017	$1,300	+58%
The Criterion	Yishun	2018	$1,250	+50%
The Terrace	Punggol	2018	$1,280	+55%

📊 Market Data:

• Average resale EC price (2025): $1,250–$1,400 psf
• OCR private condos: $1,600–$1,750 psf
• Price gap: ~15–20% (narrowing yearly)

Understanding the Resale Levy (and Why It Doesn’t Apply Here)

The resale levy is one of the most misunderstood aspects of EC ownership.

Here’s the rule:

• It applies only when you buy a new EC from a developer after previously owning a subsidized flat.
• It does not apply when buying a resale EC on the open market.

Previous Flat Type	Resale Levy (Family)
2-room	$30,000
3-room	$50,000
4-room	$70,000
5-room	$80,000

✅ In short: If you’re buying a resale EC, there’s no resale levy.

Pros & Cons of Buying a Resale Executive Condo

Advantages	Disadvantages
Immediate move-in	Older age (5–10 years)
Open to PRs & singles	No CPF grants
No income limit	May need renovation
Larger layouts	Smaller appreciation potential (post-MOP)
Cheaper PSF vs condos	Bank loan required (no HDB loan)

💬 Verdict: Resale ECs are best for buyers seeking affordability, space, and flexibility — without HDB or new EC restrictions.

Resale EC vs New EC: Which Is Better for You?

Factor	New EC	Resale EC
Eligibility	Singapore Citizens only (family nucleus)	Singaporeans & PRs
Income Ceiling	$16,000	None
Grants Available	Yes (CPF Housing Grant)	No
Move-in Time	Wait 3–4 years	Immediate
Price (2025)	$1,450–$1,550 psf	$1,250–$1,400 psf
Capital Growth Potential	Higher (early entry)	Stable
Flexibility	Restricted (MOP)	Full resale freedom

💡 Tip: If you’re an upgrader or PR who missed earlier EC launches, a resale EC gives you near-condo living — at 20% less.

How to Buy a Resale Executive Condo (Singapore)

Step 1: Check Eligibility (and Restrictions)

Who can buy:

• If the EC is 5–10 years from TOP (semi-privatised): only Singapore Citizens (SC) or Permanent Residents (PR) may buy.
• If the EC is >10 years from TOP (fully privatised): all nationalities may buy.

Key rules to verify:

Item	Requirement / Notes
Age	≥ 21 (≥ 18 with Court approval).
Financing source	Bank loan only — HDB loans not available for ECs.
Property count / ABSD	If you already own a residential property, plan your sell-then-buy or ABSD mitigation before offering.
Bankruptcy	Undischarged bankrupts require Official Assignee/creditor consent.
Grants / levies	No CPF housing grants and no resale levy for resale ECs.

Do now:

• Note EC TOP year (for eligibility + lease left).
• Check remaining lease (affects loan tenure/TDSR and future resale).
• If you’re a PR buying 1st/2nd property, evaluate ABSD exposure.

Step 2: Arrange Financing (before viewing)

Target timeline: 1–3 working days for in-principle approvals.

What to secure:

• AIP (Approval-in-Principle) from 1–2 banks.
• Understand LTV and cash/CPF needs:
  • If this is your first housing loan and age+tenure ≤65 years → LTV up to 75%, cash min 5%, remaining 20% cash/CPF.
  • If you have an existing housing loan, LTV is lower (commonly 45%/35% bands).
• TDSR: total debt obligations ≤ 55% of gross monthly income.
• Prepare docs: NRIC, latest 3–6 months payslips/NOA, CPF contribution history, liabilities (cards/loans), IR8A/NOA for self-employed (2 years).

Costs to plan:

Cost item	Typical amount	When / Notes
Bank valuation fee	~$200–$500	During option period when you trigger the bank valuation.
Legal / conveyancing	~$2,000–$3,500 (bank-panel lawyer)	Billed through completion; confirm your bank’s panel.
Mortgage duty (on loan)	0.4% of loan amount, capped at $500	Payable when loan docs are stamped (before completion).
Fire insurance	~$50–$150/yr	Required by some banks; set up before loan disbursement.
Mortgage term insurance (optional)	Varies by age, sum assured & tenure	Optional protection; can be arranged before/after completion.

Pro tip: Ask the banker to model 3 scenarios: base rate, +1% shock, and partial prepayment—so you know your stress points.

Step 3: Research EC Projects (shortlist smart)

Filter quickly by:

Factor	What to check / how to use it
Age & lease left	Newer ECs usually have higher $PSF but can offer better quantum than private condos; confirm TOP year and remaining lease (affects loan tenure/TDSR & resale).
Connectivity	Aim for ≤800m to MRT; note bus trunk routes and expressway access for commute and tenant demand.
Schools	Map within 1km/2km to target schools for P1 priority; verify exact stack distance.
Upcoming catalysts	Check URA Master Plan for new MRT lines, town rejuvenation, and precincts (e.g., JLD, Punggol Digital).
Monthly maintenance	Compare MCST fees vs facilities set; look for upcoming special levies in AGM minutes.
Stack specifics	Assess facing, road/track noise, afternoon sun, privacy, and lift-lobby count per core.
URA caveats	Review recent transacted $PSF for same project/stack type to gauge fair value and negotiation room.
Rentability	Check area vacancy, typical rent by bed count/stack, and expected tenant profile.

Diligence pack to request from seller/agent:

• Latest Title/Strata area, MCST minutes (look for large upcoming works), utility bills (for sanity), inclusions list (fixtures, built-ins), renovation permits (if structural), defect history (if still within DLP for very new ECs).

Step 4: Engage a Property Agent (buyer’s rep)

How to structure it:

• Decide exclusive vs open representation. With exclusive, align KPIs (timeframe, target stacks, price band).
• Confirm who pays commission. In most resale cases the buyer’s agent co-brokes with seller’s agent so the buyer doesn’t pay, but never assume—write it down.
• Ensure your agent is comfortable with bank-valuation, CPF usage, ABSD planning, MCST due diligence, and drafting offer terms that protect you.

What your agent should do:

• Pre-screen units (noise, sun, leakage, lift-lobby).
• Pull comparables and contrarian comps (bigger/smaller stacks).
• Liaise early with banker/lawyer for OTP/exercise scheduling.

Step 5: Make an Offer (and protect yourself)

Offer mechanics:

• Typical for private/resale EC: Letter of Offer or WhatsApp/email with:
  • Price, option fee, intended completion date (usually 8–12 weeks from exercise), tenancy/vacant possession, inclusion list, and conditions (e.g., subject to satisfactory bank valuation on/above price).
• If accepted, seller issues OTP (Option to Purchase) once 1% option fee is paid (cash).
• Valuation: In parallel, instruct bank for valuation to avoid low-valuation surprises. If the valuation < price, the cash top-up needed = price – valuation.

Checklist before committing:

• Confirm MCST fees and any sinking fund special levy.
• Review latest MCST AGM minutes for upcoming big ticket items.
• Check property tax band, caveat status, vacant possession date, and fixtures included.

Step 6: Exercise the OTP (14-day window typical)

Within the option period:

1. Appoint a conveyancing lawyer (bank-panel if you’re taking a loan).
2. Bank issues Letter of Offer; you sign the loan documents.
3. Pay exercise fee (commonly bringing total to 5%—varies by deal).
4. Pay Buyer’s Stamp Duty (and ABSD if any) within 14 days of OTP exercise/signing.
5. Lawyer conducts title searches, caveat/encumbrance checks, and completes CPF usage arrangements.
6. Fix the completion date and key handover conditions in writing.

If you need time to sell your current property:

• Consider ABSD remission pathway (tight timelines; ensure both sale & purchase lawyers and banker agree to the plan).
• Alternatively, add a long completion or rent-back clause if seller agrees.

Step 7: Finalise & Complete (8–12 weeks from exercise)

Leading up to completion:

• Lawyer exchanges requisitions with authorities, lodges caveat, and prepares completion account.
• Arrange fire insurance, final cash/CPF draw, and bank disbursement.
• Conduct a pre-completion inspection (water seepage, appliances, windows, balcony railing).
• Set up utilities and apply for season parking if needed.

Completion day:

• Lawyer meets at the seller’s lawyer’s office or bank.
• Keys + access cards released after funds are disbursed.
• You receive title documents (or bank holds if mortgaged).

Typical Buyer Cost Snapshot (for planning)

Cost Item	When Paid	Indicative Amount
Option Fee	Upon OTP issuance	1% of price (cash)
Exercise Fee	Within option period	Often to 5% total (deal-dependent)
Buyer’s Stamp Duty (BSD)	Within 14 days of exercise	Tiered % by price (plan with lawyer)
Additional Buyer’s Stamp Duty (ABSD)	Same as BSD	Depends on residency & property count
Bank Valuation	During option period	~$200–$500
Conveyancing (Buyer)	Completion	~$2,000–$3,500
Mortgage Stamp Duty	Before completion	0.4% of loan (capped $500)
Caveat & Title Searches	During conveyancing	~$150–$300 total
Fire Insurance	Before completion	~$50–$150/yr

Note: Rates and rules change—always confirm the latest LTV/TDSR, BSD/ABSD with your banker/lawyer.

Financing a Resale EC

Item	Details
Loan type	Bank loan only (ECs are not eligible for HDB loans).
Loan-to-Value (LTV)	Up to 75% (subject to age/tenure and bank assessment).
Minimum downpayment	25% total — at least 5% in cash, remaining 20% cash/CPF.
TDSR applies	Monthly debt obligations capped at 55% of gross monthly income.
Grants	None for resale ECs.
Stamp duties	See breakdown below.

Stamp duties breakdown:

Duty	Rate / Notes
Buyer’s Stamp Duty (BSD)	Progressive 1–6% based on purchase price/market value (whichever is higher).
Additional Buyer’s Stamp Duty (ABSD)	Depends on profile & property count. Examples (first property): 0% for Singapore Citizens, 5% for Permanent Residents. (Other profiles/second+ properties have different rates — confirm latest IRAS schedule before committing.)

💬 Example: A $1.3M resale EC purchase → 25% downpayment = $325,000 (cash + CPF).

Investment Potential of Resale Executive Condos

Resale ECs have proven to be highly profitable investments — especially those located in mature towns with upcoming infrastructure.

Average Capital Gain (After 10 Years)

Project	Launch Price (psf)	Resale Price (psf)	% Gain
The Tampines Trilliant	$730	$1,300	+78%
The Rainforest	$760	$1,350	+77%
The Brownstone	$810	$1,330	+64%

Why Resale ECs Perform Well

• Government-subsidized entry prices → natural appreciation buffer.
• Located in suburban growth areas (OCR).
• Larger family units cater to long-term upgraders.
• Strong rental demand post-privatization.

💬 Pro Tip: Buy ECs 1–3 years after MOP — you’ll benefit from mid-term appreciation while paying below condo market prices.

Top Resale ECs to Watch in 2025

Project	Location	Year TOP	Avg PSF (2025)	Investment Outlook
The Vales	Sengkang	2017	$1,300	Stable demand, near Seletar Mall
Parc Life	Sembawang	2018	$1,280	Strong upgrader interest
Bellewaters	Anchorvale	2017	$1,320	Near LRT & schools
The Brownstone	Canberra	2017	$1,350	MRT proximity drives demand

Resale ECs vs Private Condos (2025 Market Comparison)

Factor	Resale EC	Private Condo (OCR)
Avg PSF (2025)	$1,300	$1,650
Rental Yield	3.5–4.0%	2.8–3.3%
Buyer Pool	SG + PRs	SG + PR + Foreigners
Age (Typical)	5–10 years	0–5 years
Capital Growth Potential	Moderate (post-MOP)	Steady
Facilities	Comparable	Comparable

💡 Insight: Resale ECs remain undervalued despite offering almost identical amenities — making them strong mid-term investments.

Frequently Asked Questions

1️⃣ Can singles buy resale Executive Condos?
Yes — singles can buy resale ECs once the 5-year MOP is completed.

2️⃣ Can PRs buy resale ECs?
Yes — PRs are eligible to buy resale ECs after the first MOP period.

3️⃣ Is there a resale levy for resale ECs?
No. Resale ECs are exempt from resale levies.

4️⃣ How do resale EC prices compare to private condos?
Typically 15–25% lower, offering higher yield and better entry value.

5️⃣ Do resale ECs qualify for CPF Housing Grants?
No — grants only apply to new ECs purchased from developers.

Conclusion

In 2025, resale Executive Condos remain one of Singapore’s most compelling property segments — offering affordability, flexibility, and steady growth.

For Singaporeans and PRs who don’t meet new EC restrictions, resale ECs open the door to:

• Private housing at lower prices,
• Strategic locations in mature estates,
• Solid long-term capital appreciation.

💡 Key Takeaway: If you’re priced out of new ECs or condos, resale ECs provide a golden middle ground — accessible, value-rich, and investment-worthy.

“Thinking of buying a resale Executive Condo?
Compare 2025 EC prices, eligibility, and loan options — and find your perfect property today with Property Launcher.”