What Couples Exploring ECs Should Know and What to Consider Along the Way
Author: Edith Tay, Executive Director at PropertyBank
Executive Condominiums (ECs) remain a popular choice for Singaporean couples whether as first-time buyers or as they upgrade from an HDB. ECs offer modern facilities, a residential lifestyle, and long-term value potential.
As you explore ECs, it’s also helpful to understand how the broader property landscape works, so you can plan with confidence.
This article is for couples who are:
- Exploring an EC for own stay with investment upside
- Checking whether they qualify for a new launch EC
- Planning their next property move carefully and realistically
What You Need To Qualify For A New Launch EC
ECs have been a popular housing choice in 2025 and are expected to remain in demand into 2026.
Check your eligibility:
- At least one Singapore citizen, second spouse SC/SPR
- Household income ≤ $16,000
- Must qualify under a family nucleus scheme
- Must not own private property in the last 30 months
Conditions to note:
- Subject to 5-year MOP before renting or selling
- Fully privatised only after 10 years
Recent EC launches have seen heavy oversubscription. This means that even couples who meet all eligibility criteria may still walk away without securing a unit due to ballot results.
You can refer to the official HDB EC eligibility guidelines for the latest requirements.
How Much Do You Need to Commit Financially for an EC?
Using a typical $1.3M new launch EC as a reference:
- Mortgage Servicing Ratio (MSR) limits monthly repayments to 30% of household income
- At around age 45, loan tenure is commonly capped at about 20 years, depending on bank assessment
These factors can result in:
- A lower maximum loan amount
- A higher upfront cash and CPF requirement
As a result, upfront cash and CPF requirements tend to be higher than many expect. Including downpayment (5% cash and 20% cash/CPF), Buyer’s Stamp Duty, and renovation costs, total upfront commitments can add up to $400,000*.
Why Some Buyers Also Explore Non-Residential Properties
While researching ECs, some couples also choose to understand how non-residential properties work. It can be an alternative asset class for those with the cash.
Commercial and industrial properties are not tied to household income caps, citizenship-based eligibility, or minimum occupation periods. Rental income is allowed from day one, and loan assessments are typically based on the property valuation and income assessment of shareholders (if a few parties come together to set up a company to purchase), rather than personal income ratios.
This doesn’t make one option better than the other. They simply serve different objectives.
For couples who:
- Exceed monthly income of $16,000
- Bought / sold private property within 30 months
- Prefer not to commit to MOP
These differences start to matter.
Key Structural Differences vs EC
- No ABSD
- No MOP
- No MSR – loan assessed based on shareholders’ income (for purchase via companies)
- Can be bought purely for investment
- Rental income allowed from Day 1
New Launch EC vs Commercial / Industrial Property (Side-by-Side Comparison)
| Factor | New Launch EC | Commercial / Industrial |
| Eligibility | Strict (citizenship, income, ownership rules) | More open (SCs, SPRs, foreigners) |
| Intended Use | Primarily own stay | Investment or business use |
| MOP | 5 years | No MOP. Seller’s Stamp Duty (SSD) applies to industrial property sale if held for less than 3 years |
| Loan Rules | MSR capped at 30% of income | No MSR assessed based on shareholders’ income |
| Rental Income | Not allowed during MOP | Allowed from day 1 |
| Appreciation | Generally stable | Varies by segment |
Check out our interview with CNA Open House Radio Show on Commercial Properties – What You Should Know Before You Invest.
Which Option Fits You Better?
EC may suit you if:
- You qualify comfortably
- You want a long-term home
- You’re prepared for upfront cash commitments
- You accept the MOP and longer holding timeline
And you have a lucky ballot number to select your choice unit!
Commercial or industrial property may be worth considering if:
- You’re not eligible for EC
- You already have a residential home
- You want an alternative asset class
- You value flexibility
There is no “right” answer, only what fits your situation today.
Planning Well Matters More Than Deciding Fast
Many couples start with EC showflats and only later realise how eligibility, loan tenure, or upfront cash affects the bigger picture. Understanding these factors early allows you to plan more confidently – whether that means proceeding with an EC, adjusting expectations, or simply being aware of alternative assets.
If you’re exploring your options and want a clear, assumption-free conversation about how different property paths work, that discussion is worth having.
At PropertyBank, we help people make property decisions beyond listings. Bank on us for Properties.
📞 +65 8333 1338
📧 ask@propertybank.com.sg
About the Author
Edith Tay is the Executive Director of PropertyBank, with 25 years of experience in Singapore’s commercial and industrial real estate market. A published author and frequent guest on platforms like Money FM 89.3, she’s known for helping businesses turn their property choices into strategic growth moves.
📰 Featured in: Money FM 89.3, Her World, The Business Times
📘 Author of Property Blueprint for Businesses
🎙 Follow Edith on LinkedIn
* Footnote:
If price $1,300,000
– cash+cpf $325,000 (25% x $1,300,000)
– stamp duty $36,600 (stamp duty calculator for Singaporean couple purchase)
– legal fee $3,500
– reno $34,900
