Singapore offers a wide range of housing options, from HDB flats to private condominiums. But there’s one category that bridges the gap between affordability and luxury — the Executive Condominium (EC).

If you’re a young couple upgrading from an HDB flat, or a family looking for a premium home without paying full private condo prices, an EC might be the ideal choice. However, ECs come with their own set of eligibility criteria that every buyer must meet before applying.

Let’s break down everything you need to know about checking your EC eligibility — from income limits and citizenship rules to ownership restrictions and financing options.

What Is an Executive Condominium (EC)?

An Executive Condominium (EC) is a unique hybrid housing type in Singapore — developed and sold by private developers, but subject to government regulations under the Housing and Development Board (HDB).

This means ECs come with the facilities and design quality of private condos (think pools, gyms, and function rooms) — but are initially sold at subsidized prices, making them more affordable for middle-income households.

Once the Minimum Occupation Period (MOP) of five years is met, ECs can be sold to Singaporeans and Permanent Residents. After 10 years, they become fully privatized and can be sold to foreigners — often at a profit.

Why ECs Are So Popular Today

With private condo prices climbing, ECs have become a smart stepping stone for homebuyers who want to enjoy private-style living while staying within reach of government subsidies.

They also offer strong capital appreciation potential, especially after the MOP and privatization period — which makes them attractive to both homeowners and investors.

For investors, the West region of Singapore remains a growing hotspot, with over 42,000 new homes expected in the coming years, 70% of which are BTO flats. This means future ECs in the area could enjoy strong demand and appreciation.

Criteria for EC

To qualify for EC ownership, prospective buyers must meet several Executive Condo Eligibility criteria. These criteria encompass income, citizenship, family nucleus, property ownership, and minimum occupation period (MOP).

These criteria have been a lot tougher these days to fulfill. Hence, the competition to get an EC has been widely known as an exclusive property for richer people.

Income Ceiling for EC Eligibility

Household Type	Maximum Monthly Income
Families / Married Couples	$16,000
Joint Singles Scheme (2 to 4 singles)	$16,000 total

The income ceiling is one of the primary factors determining eligibility for EC. It refers to the maximum gross monthly household income allowed for a family to purchase an EC. The income ceiling varies based on the household type, such as singles, couples, or families with children. It is periodically reviewed and adjusted by the Housing and Development Board (HDB) and the Urban Redevelopment Authority (URA).

For example, as of 2023, the income ceiling for an EC is $16,000 for families. This means that the total monthly household income of the applicants must not exceed this limit. The income ceiling ensures that EC remain affordable for middle-income households.

Citizenship and Family Nucleus Requirements

Family nucleus	Can be single or family
Citizenship	To buy an EC that has obtained the TOP within the last 10 years, you must be either a Singapore Citizen or Singapore Permanent Resident (SPR)To buy an EC that has obtained the TOP for more than 10 years, there is no citizenship requirement. Foreigners and corporate bodies can buy such properties
Age	Aged at least 21 for individualsNo age requirement for corporate bodies
Monthly household income ceiling	There is no monthly household income ceiling
Property ownership	As resale EC units are private residential property:If you own an existing HDB flat, please check that you have met the MOP for your flat before buying a resale EC unit. You have to continue living in the HDB flat unless you have obtained HDB’s prior approval to rent* it out * There are eligibility conditions that you and your tenants have to meetSPR households must dispose of their HDB flats within 6 months of buying a resale EC unitThere is no requirement to dispose of your existing private properties after buying a resale EC unit

To apply for an EC, you must form a family nucleus under one of HDB’s eligibility schemes:

• Public Scheme: Spouse and children
• Fiancé/Fiancée Scheme: Soon-to-wed couples (marriage within 3 months of key collection)
• Orphans Scheme: Siblings who are orphans
• Joint Singles Scheme: 2 to 4 singles aged 35 and above

At least one applicant must be a Singapore Citizen, and the other a Singapore Citizen or PR.

This rule ensures ECs support Singapore’s core housing goals — promoting family stability and homeownership among citizens.

Ownership of Other Properties

Applicants must not own or have disposed of any private residential property (local or overseas) within the last 30 months before applying for an EC.

This includes properties such as:

• Private condos
• Apartments
• Houses or overseas residential investments

Additionally, you must not have bought more than one new HDB/DBSS/EC before.

This restriction ensures that ECs remain accessible to first-time homeowners or HDB upgraders, not serial property investors.

Minimum Occupation Period (MOP)

Timeline Summary

Year	What You Can Do	Who You Can Sell To
0–5 years	Must occupy unit; cannot sell or rent out whole unit	—
6–10 years	Can sell or rent out entire unit	Singapore Citizens & PRs
11 years & beyond	Fully privatized, no restrictions	Singapore Citizens, PRs & Foreigners

After buying an EC, you’ll need to live in it for at least five years before selling or renting it out. During this five-year period, the EC unit is considered a subsidized housing asset under the Housing and Development Board (HDB) guidelines. Hence, it’s protected by stricter occupancy and resale conditions compared to fully private condominiums.

During this MOP, you:

• Cannot sell the EC on the open market
• Cannot rent out the whole unit

Once you’ve completed the 5-year MOP, your EC enters a new phase of flexibility.

From Year 6 onwards:

• You are free to sell your EC on the open market, but only to Singapore Citizens and Permanent Residents (PRs).
• You can also rent out the entire unit for passive income if you wish to move elsewhere.

This stage typically coincides with a rise in the property’s market value, as ECs tend to appreciate significantly once they’re available for resale to PRs.

From Year 11 onwards:

• The EC becomes fully privatized, and can then be sold to foreigners.
• At this point, it’s legally treated as a private condominium with no further restrictions.

Privatization often leads to a surge in market value, as the potential buyer pool expands to include foreign investors and expatriates.

This regulation promotes community stability and prevents speculative flipping.

7 Steps to Apply for an Executive Condominium (EC) in Singapore

1) Executive Condo Eligibility

First, make sure you meet the basic eligibility criteria for a new EC. You must generally be a Singapore Citizen household (at least one applicant must be a SC, and at least one other applicant must be a SC or Permanent Resident).

Applicants should be at least 21 years old (35 if unmarried/divorced under the Joint Singles Scheme), have a combined household income within the EC income ceiling (currently up to S$16,000/month), and not own any other residential property locally or overseas (nor have sold one in the past 30 months).

If you or your family previously bought an HDB/DBSS flat or received a CPF Housing Grant, you must satisfy HDB’s resale levy rules. In practice, it’s wise to also line up your finances first (e.g. get an in-principle home loan approval) to ensure you can pay the required downpayment and fees.

2. Sort Out Your Finances

Now that you’ve sorted out your executive condo eligibility, you can move on to the financing side of purchasing a home. You need to get an In-Principle Approval (IPA) from your bank. An IPA is basically how much a bank is willing to lend you. Getting the IPA is crucial as it helps to set your budget for your property purchase.

Securing your IPA will also determine the LTV amount, which is based on your income, age, loan duration, and if you have any outstanding loans.

Other fees to consider include Buyer’s Stamp Duty (BSD), Option to Purchase (OTP) fee, legal fees, fire insurance, and HDB resale levy (if this isn’t your first HDB flat).

3) Prepare Your Documents

Once you’re sure you’re eligible, gather the required documents. Typically you will need photocopies of all applicants’ NRICs (identity cards), recent income proofs (such as CPF contribution statements or payslips), and any supporting certificates like marriage certificates or divorce papers (to verify your marital status).

If you’re applying under a scheme (e.g. Fiancé/Fiancée scheme or Joint Singles), have the relevant documents ready (e.g. an official letter proving the relationship or eligibility). The developer or their sales agent will normally inform you of the full list of documents needed when applying.

4) Submit Your Application (Sales Launch Period)

New EC projects are typically sold via a launch period announced by the developer. During the launch (usually a 1–2 week window), the developer will open an e-application period. Keep an eye on newspapers, the developer’s website, or agent announcements for the launch dates and showflat opening. At the launch preview/showflat, the developer will share details like prices, unit mix, and the e-application deadline. You then submit an application (often online) through the developer’s system or via a property agent. No payment is required at this stage – this step is simply registering your interest. The developer will screen your application to confirm your eligibility and place you into the ballot pool. In other words, you apply within the launch window and then wait for the ballot results.

5) Balloting and Booking

Because demand often exceeds supply, EC launches usually use a balloting (lottery) system. Each valid applicant is assigned a ballot queue number. The queue determines your appointment time to select a unit. For example, once you’re given a queue number, the developer (or your agent) will inform you of your booking appointment (date and time).

On booking day, go to the showflat at your allotted time. In order, applicants will be called in to choose a unit from the remaining available inventory. When it’s your turn and you want to proceed, you will sign an Option to Purchase (OTP) by paying the 5% booking fee (as a cheque or cashier’s order). (The 5% payment is part of your downpayment.)

Remember to bring original NRICs of all applicants and the signed acknowledgement letter from your application. If your chosen unit is no longer available or you decide not to buy, you can simply walk away (your cheque will be returned).

Tip: EC ballots can be very competitive. Applying early in the launch week and having a good agent (who knows EC launches well) can help ensure your application is in the pool and errors are minimised.

6) After Booking Day: Signing and Payment

After you sign the OTP (and pay the 5% option fee), the developer will forward your application to HDB for final approval. HDB will typically take a few weeks to review your eligibility (including checking resale levy status, CPF grants, etc.). Once HDB approves, the developer will prepare the Sale & Purchase Agreement (S&P) for your purchase. You will engage a conveyancing lawyer and arrange financing at this stage. You must then exercise the OTP and sign the S&P within the given period (usually within 9 weeks of the OTP date).

At that time you pay the remaining 15% of the purchase price (the balance of the 20% downpayment) by cash and/or CPF. Finally, you must pay the stamp duties on the S&P within 2 weeks of signing (your lawyer will handle the registration). After this, your purchase is confirmed.

Once all conditions are met and the development is completed, the developer will invite you to collect your keys and move in.

7) Wait for the EC to Complete, and Make the Rest of the Payments

After exercising the S&P agreement, you need to decide how you want to pay for your condo. For ECs, there are two options:

Progressive Payment Scheme (PPS)

• Pay the 5% OTP fee in cash
• Sign the Sale & Purchase Agreement and pay off the remaining 15% downpayment (CPF funds can be used)
• Settle any stamp duties (Also possibly with CPF funds)

After which, loan disbursal – and your monthly repayments – will begin. These will be on a staggered basis, in tandem with the property’s construction progress. Here’s how the loan disbursement and repayments (80% of purchase price) generally play out:

Completion of stage	Repayments (as a percentage of purchase price)
Foundation work	10%
Reinforced concrete framework	10%
Partitions and walls	5%
Ceilings	5%
Internal plumbing and plastering, door and window frames, and electrical wiring	5%
Roads, drains, and car parks	5%
Receipt of Temporary Occupation Permit (residents can move in)	25%
Completion (receipt of Certificate of Statutory Completion)	15%
Total	80%

Deferred Payment Scheme (DPS)

You only need to pay a 20% down payment (5% option fee + 15% sale and purchase agreement). The remaining 80% can be paid once the project receives its TOP. The caveat to this is that you need to pay more for the EC.

DPS is attractive to those with outstanding mortgage loans who want more time to repay the existing loan (the LTV limit for one home loan is 45% or 25%).

Pros and Cons of ECs

Before committing to an EC purchase, it’s important to weigh the advantages and limitations carefully. ECs can be a smart stepping stone toward private property ownership — but they also come with restrictions you should understand upfront.

Advantages of Buying an EC

1. Lower Entry Price Compared to Private Condos

One of the biggest draws of an EC is affordability. Because ECs are part of a government-subsidised housing scheme, they are priced about 20–30% lower than similar private condominiums in the same area. This makes ECs an attractive option for middle-income households who exceed the income ceiling for BTO flats but still find private condos out of reach.

2. Strong Potential for Capital Appreciation

After the 5-year Minimum Occupation Period (MOP), ECs can be sold on the open market to Singapore Citizens and PRs. Once they reach the 10th year and become fully privatised, they can also be sold to foreigners — often at prices comparable to private condominiums. This natural progression gives ECs strong capital growth potential, especially in developing areas or near future MRT stations.

3. Private Condo Lifestyle at a Lower Cost

ECs offer a similar lifestyle to private condos — think swimming pools, gyms, function rooms, BBQ pits, and security — but at a more accessible price point. This allows families to enjoy premium living standards without overextending financially.

4. Gradual Transition to Private Property Ownership

For many, ECs serve as a bridge between public and private housing. It’s a way to own a home that feels “private” while still benefiting from initial government subsidies and protection from speculative volatility.

Limitations of EC Ownership

1. Five-Year Minimum Occupation Period (MOP)

Owners are required to physically occupy their EC for at least five years before they can sell or rent out the entire unit. This means ECs are not ideal for those looking for short-term investment returns or who anticipate relocating soon.

2. Limited Rental Flexibility

During the MOP, you cannot rent out the whole unit — only spare rooms (subject to HDB approval). This restricts your ability to earn passive rental income in the first few years, meaning you’ll need to cover your monthly mortgage entirely from your own pocket.

3. Upfront Costs and Financing Restrictions

Unlike HDB flats, EC buyers must secure a bank loan, not an HDB loan. That means a 25% minimum down payment (5% in cash, 20% via CPF or cash) and compliance with the Total Debt Servicing Ratio (TDSR) limit. Some buyers find this initial cost heavier than expected.

4. Transitioning to a Private Property

Once you decide to upgrade from an EC to a private property, you may face additional costs like the Additional Buyer’s Stamp Duty (ABSD) if your EC isn’t sold before the next purchase. Some investors also prefer to go straight for private condos to avoid these restrictions altogether.

5. Smaller Unit Sizes in Newer ECs

In recent years, EC layouts have become more compact to keep prices competitive. Buyers prioritising large living spaces might find modern ECs smaller compared to older projects or full-fledged condominiums.

Comparison of ECs and Public Housing (HDB)

It is valuable to compare ECs with public housing offered by the HDB. Public housing provides affordable housing options for Singaporeans, and EC bridge the gap between public housing and private condominiums. Key differences include ownership regulations, affordability, and amenities. Understanding these distinctions will help you decide based on your preferences and financial capabilities.

Are You Looking to Invest in an Executive Condo?

If you’ve been considering an Executive Condominium, there’s never been a better time to explore your options. ECs offer an attractive entry point into private property ownership — combining the best of both worlds: government-subsidised affordability and private condo lifestyle.

Whether you’re a first-time homebuyer, an HDB upgrader, or a long-term investor, ECs in upcoming growth areas like Jurong Lake District, Tengah, and Tampines North present strong potential for capital appreciation.

However, success in EC investment isn’t just about timing — it’s about choosing the right project, understanding eligibility rules, and planning your finances strategically.

If you’re ready to explore which new ECs best fit your goals, reach out to our contact page. Our team can guide you through eligibility checks, upcoming EC launches, and balloting strategies — so you can secure your dream home before the crowd does.

FAQs

Can Permanent Residents (PRs) buy EC in Singapore?

Yes, PRs are eligible to purchase EC in Singapore.

Is there a maximum income ceiling for EC eligibility?

Yes, there is a maximum income ceiling based on household type, which is periodically reviewed and adjusted.

Can singles apply for EC?

Yes, singles can apply for EC, provided they meet the eligibility criteria.

What happens if I exceed the minimum occupation period (MOP) for my EC?

Once the MOP is fulfilled, homeowners have the flexibility to sell their units on the open market or rent it out without restrictions.

Is EC subject to a resale levy like public housing?

No, EC are not subject to resale levies like public housing, allowing homeowners to sell their units without additional costs.