Guide to Executive Condominiums (ECs) in Singapore: Are They Worth It in 2025

Executive Condominiums (ECs) are a unique hybrid housing type in Singapore, offering a blend of public housing affordability and private property privileges. Designed to bridge the gap between HDB flats and private condominiums, ECs have become increasingly popular among upgraders and young couples. But with property prices on the rise and new policy tweaks in place, many are asking — are ECs still worth buying in 2025?This guide breaks down what ECs are, how they work, their benefits and limitations, and whether they remain a wise investment choice in the current real estate climate. Read more about Thomson View Condo

What Are Executive Condominiums (ECs)?

ECs are a form of subsidized housing developed and sold by private developers but governed by the Housing & Development Board (HDB) during the initial years. ECs are intended for Singapore citizens and permanent residents who exceed the income ceiling for BTOs but may not afford private condos.Key characteristics:

• Built and managed by private developers
• Gated communities with condo-style facilities (pools, gyms, BBQ pits, etc.)
• Sold at a lower price than private condos
• Subject to certain eligibility and resale restrictions in the first 10 years

Ownership and Restrictions Timeline

• Years 0–5 (Initial Ownership Period): ECs are treated like public housing. You must form a family nucleus (e.g., married couple) and cannot rent out the whole unit.
• Years 6–10: ECs become semi-privatized. You can sell only to Singapore Citizens and Permanent Residents.
• After Year 10: ECs become fully privatized. You can sell to foreigners, just like a private condo.

Eligibility Criteria (as of 2025)

To buy a new launch EC from a developer, you must meet the following:

• Be a Singapore Citizen with at least one other Singapore Citizen or PR in your family nucleus
• Be at least 21 years old
• Income ceiling: Combined monthly income must not exceed SGD 16,000
• Not own any other private property in the last 30 months
• Apply under one of four schemes: Public Scheme, Fiancé/Fiancée Scheme, Orphan Scheme, or Joint Singles Scheme

Benefits of Buying an EC

1. Lower Entry Price

ECs are priced 15–30% lower than comparable private condos in the same location, making them more accessible to first-time buyers and upgraders. In 2025, prices of ECs typically range from SGD 1,250 to 1,400 PSF, while similar private condos may exceed SGD 1,800 PSF.

2. Capital Appreciation Potential

Many ECs experience significant price appreciation after the 10-year privatization mark. Once restrictions are lifted and they enter the open market, demand — and value — often increases.For example:

• The Esparis (Punggol, launched in 2005): Launch price ~SGD 450 PSF → 2025 resale price ~SGD 1,100 PSF
• Bishan Loft (Bishan, launched in 2001): Launch price ~SGD 460 PSF → 2025 resale price ~SGD 1,400 PSF

3. Condo-Style Living

Despite their lower price tag, ECs offer lifestyle features similar to private condominiums — swimming pools, gyms, security, playgrounds, and more.

4. Government Grants

Eligible buyers may receive CPF Housing Grants (up to SGD 30,000), reducing upfront costs. These grants are not available for private condo purchases.

5. Deferred Payment Scheme (Optional)

Some EC launches offer a Deferred Payment Scheme (DPS), where you start paying only after the project obtains Temporary Occupation Permit (TOP), easing financial pressure during the construction phase.

Limitations and Considerations

1. Resale Restrictions

You cannot sell the EC or rent out the entire unit during the first 5 years. If flexibility is a priority, this restriction may be inconvenient.

2. Location Trade-Off

To maintain affordability, most ECs are located in non-central areas like Punggol, Sembawang, Tengah, or Tampines. While these areas are developing, they may not match the convenience of city-fringe condos.

3. Income Ceiling

If your combined monthly income exceeds SGD 16,000, you are disqualified from buying a new EC directly from the developer. You must instead purchase an EC from the resale market — typically at a higher price.

4. Loan Restrictions

EC buyers are subject to Mortgage Servicing Ratio (MSR), which caps monthly loan repayments at 30% of gross monthly income. This limits the loan amount compared to private condos, which are subject only to the Total Debt Servicing Ratio (TDSR) of 55%.

Popular EC Projects in 2025

Some highly anticipated EC launches this year include:

• Altura EC (Bukit Batok West): Near Le Quest Mall and future Tengah developments
• North Gaia EC (Yishun): Near Yishun MRT and shopping facilities
• Tenet EC (Tampines): Close to Tampines North and upcoming MRT interchange

These projects combine affordability with future upside potential due to their proximity to growth corridors, new MRT lines, and lifestyle hubs.

ECs vs Private Condominiums

Are ECs Still Worth It in 2025?

Yes — for the right buyer.

If you're a Singaporean couple or family earning under the income ceiling and planning for long-term homeownership, ECs offer unbeatable value. They combine affordability, lifestyle perks, and capital appreciation — particularly after privatization.However, they may not be suitable for:

• Buyers needing immediate rental income
• Foreigners or high-income buyers above the threshold
• Those seeking prime or central locations

Conclusion

Executive Condominiums continue to be a strong proposition in Singapore’s property market, especially for aspiring private homeowners on a budget. In 2025, they remain a smart stepping stone between public and private housing — offering long-term financial upside with lifestyle benefits.If you’re eligible, plan to hold the property for at least 5–10 years, and are open to growing estates, then an EC might just be your smartest investment yet.