Executive Condominium
It staged a strong comeback after the last launch in 2004. Since then, supply is set to double and more. The total EC units under construction including recent land sales, launched in less than 2 years, is now about the same as the existing completed supply, where it took over 10 years to sell and build.
An Executive Condominium (EC) is essentially a hybrid between a private property and a HDB flat. New units come with ownership and resale restrictions such as a household income of not more than $12,000 and a Minimum Occupation Period (MOP) of five years. During the 6th to 10th year after completion, units can be sold to Singaporeans or PRs with no family nucleus requirements (Partially Privatised). After 10 years, all restrictions are lifted (Privatised). On the positive side, buyers are eligible to certain grants.
Against this backdrop, new EC units are currently sold at about 20-30% discount compared to nearby new private properties. We expect the discount to start narrowing once the units are allowed to be sold after the 5-year MOP, and eventually priced like private properties once they cross the first 10-year period. See two examples below where this is true. We have picked a pair of properties (one EC and one private property) in each case with the same tenure, same completion date, and approximately the same distance away from the area's main amenity, the MRT station.
While an EC might be a good option for genuine owner-occupied buyers who are prepared to stay for at least 5 years, do take note that generally, the construction cost (may reflect the quality of the project) for an EC tends to be 20% lower than that of a private property.
A list of all the ECs is given below. More than half of the completed ECs have been fully privatised. Most of the other half are in their 6th to 10th year. La Casa remains the only EC currently that has yet to cross the initial 5-year MOP. This is due to a vacuum period of about 6 years (2004 - 2010) with no new EC developments. The priciest EC is Bishan Loft, where units have crossed the $1,000 psf mark.
Distribution of Executive Condominiums
Note: Mouseover to see the property's name.
Source: URA, https://www.squarefoot.com.sg
Uncompleted |
First 5 Years |
Partially Privatised |
Privatised |
Average Prices and Rents of Executive Condominiums
Note: *Prices and rentals are based on data in the past 6 months.
Source: https://www.squarefoot.com.sg
Marker | Project | Tenure | Completion | Lowest price* ($psf) |
Average price* ($psf) |
Highest price* ($psf) |
Lowest rental* ($psf pm) |
Average rental* ($psf pm) |
Highest rental* ($psf pm) |
---|---|---|---|---|---|---|---|---|---|
WESTMERE | 99 Yrs FROM 1996 | 1999 | 1,057 | 1,057 | 1,057 | 2.7 | 3.8 | 4.9 | |
EASTVALE | 99 Yrs FROM 1996 | 1999 | 976 | 1,004 | 1,029 | 2.7 | 3.5 | 4.4 | |
SIMEI GREEN CONDOMINIUM | 99 Yrs FROM 1996 | 1999 | 942 | 1,023 | 1,069 | 2.2 | 3.6 | 4.9 | |
WINDERMERE | 99 Yrs FROM 1997 | 1999 | 881 | 909 | 941 | 2.5 | 3.1 | 3.6 | |
PINEVALE | 99 Yrs FROM 1997 | 1999 | 937 | 969 | 1,015 | 2.8 | 3.7 | 6.0 | |
CHESTERVALE | 99 Yrs FROM 1997 | 1999 | 908 | 928 | 947 | 2.3 | 2.8 | 3.2 | |
YEW MEI GREEN | 99 Yrs FROM 1997 | 2000 | 921 | 948 | 974 | 2.4 | 3.2 | 3.8 | |
THE RIVERVALE | 99 Yrs FROM 1997 | 2000 | 952 | 1,016 | 1,075 | 1.7 | 3.0 | 3.6 | |
SUMMERDALE | 99 Yrs FROM 1997 | 2000 | 944 | 981 | 1,016 | 2.4 | 3.7 | 4.3 | |
THE FLORIDA | 99 Yrs FROM 1997 | 2000 | 936 | 982 | 1,028 | 2.4 | 3.1 | 3.4 | |
NORTHOAKS | 99 Yrs FROM 1997 | 2000 | 731 | 866 | 920 | 2.1 | 3.2 | 3.8 | |
WOODSVALE | 99 Yrs FROM 1997 | 2000 | 685 | 814 | 891 | 1.9 | 3.2 | 3.7 | |
THE FLORAVALE | 99 Yrs FROM 1997 | 2000 | 736 | 925 | 1,033 | 2.0 | 3.5 | 4.2 | |
THE EDEN AT TAMPINES | 99 Yrs FROM 2000 | 2003 | 969 | 1,077 | 1,167 | 2.6 | 3.6 | 4.3 | |
THE DEW | 99 Yrs FROM 2000 | 2003 | 839 | 1,000 | 1,144 | 2.6 | 3.2 | 3.7 | |
BISHAN LOFT | 99 Yrs FROM 2000 | 2003 | 1,378 | 1,441 | 1,571 | 3.5 | 4.1 | 4.4 | |
LILYDALE | 99 Yrs FROM 2000 | 2003 | 811 | 811 | 811 | 2.3 | 3.2 | 4.8 | |
NUOVO | 99 Yrs FROM 2001 | 2004 | 1,003 | 1,116 | 1,232 | 3.1 | 3.5 | 4.1 | |
PARK GREEN | 99 Yrs FROM 2001 | 2004 | 840 | 964 | 1,020 | 2.8 | 3.1 | 3.7 | |
THE ESPARIS | 99 Yrs FROM 2002 | 2005 | 982 | 1,054 | 1,095 | 3.4 | 3.5 | 3.7 | |
WHITEWATER | 99 Yrs FROM 2002 | 2005 | 904 | 1,012 | 1,052 | 2.9 | 3.6 | 3.9 | |
THE QUINTET | 99 Yrs FROM 2003 | 2006 | 851 | 980 | 1,076 | 2.9 | 3.4 | 4.1 | |
LA CASA | 99 Yrs FROM 2004 | 2008 | 929 | 992 | 1,056 | 3.3 | 3.7 | 4.1 | |
ESPARINA RESIDENCES | 99 Yrs FROM 2010 | 2013 | 1,383 | 1,509 | 1,611 | 3.4 | 4.6 | 5.2 | |
PRIVE | 99 Yrs FROM 2010 | 2013 | 972 | 1,270 | 1,383 | 3.6 | 4.4 | 5.7 | |
THE CANOPY | 99 Yrs FROM 2010 | 2014 | 1,002 | 1,071 | 1,124 | 3.7 | 4.0 | 4.4 | |
AUSTVILLE RESIDENCES | 99 Yrs FROM 2010 | 2014 | 1,095 | 1,251 | 1,338 | 3.0 | 3.9 | 4.4 | |
BELYSA | 99 Yrs FROM 2011 | 2014 | 1,109 | 1,228 | 1,344 | 2.4 | 4.3 | 5.1 | |
RIVERPARC RESIDENCE | 99 Yrs FROM 2010 | 2014 | 885 | 1,259 | 1,424 | 1.9 | 3.7 | 4.5 | |
BLOSSOM RESIDENCES | 99 Yrs FROM 2011 | 2014 | 1,064 | 1,191 | 1,285 | 2.6 | 3.8 | 4.5 | |
ARC AT TAMPINES | 99 Yrs FROM 2011 | 2014 | 1,024 | 1,249 | 1,378 | 2.2 | 3.8 | 5.2 | |
WATERCOLOURS | 99 Yrs FROM 2012 | 2014 | 1,036 | 1,141 | 1,186 | 3.3 | 4.1 | 4.4 | |
THE TAMPINES TRILLIANT | 99 Yrs FROM 2011 | 2015 | 1,141 | 1,409 | 1,581 | 4.0 | 4.7 | 6.5 | |
THE RAINFOREST | 99 Yrs FROM 2011 | 2015 | 1,259 | 1,324 | 1,347 | 3.4 | 3.9 | 4.7 | |
TWIN WATERFALLS | 99 Yrs FROM 2011 | 2015 | 1,259 | 1,319 | 1,391 | 3.1 | 4.2 | 4.7 | |
1 CANBERRA | 99 Yrs FROM 2012 | 2015 | 1,155 | 1,193 | 1,257 | 2.8 | 3.7 | 4.4 | |
HERON BAY | 99 Yrs FROM 2012 | 2015 | 1,035 | 1,227 | 1,295 | 2.8 | 3.3 | 3.7 | |
WATERWOODS | 99 Yrs FROM 2013 | 2015 | 1,159 | 1,277 | 1,360 | 4.7 | 4.7 | 4.7 | |
WATERBAY | 99 Yrs FROM 2012 | 2016 | 1,077 | 1,244 | 1,347 | 3.8 | 4.4 | 4.9 | |
THE TOPIARY | 99 Yrs FROM 2012 | 2016 | 1,156 | 1,274 | 1,338 | 3.0 | 3.9 | 4.3 | |
CITYLIFE@TAMPINES | 99 Yrs FROM 2012 | 2016 | 1,184 | 1,273 | 1,329 | 2.1 | 4.1 | 5.5 | |
TWIN FOUNTAINS | 99 Yrs FROM 2012 | 2016 | 1,081 | 1,156 | 1,201 | 1.4 | 3.6 | 4.5 | |
FORESTVILLE | 99 Yrs FROM 2012 | 2016 | 1,041 | 1,124 | 1,186 | 1.5 | 3.7 | 4.9 | |
LUSH ACRES | 99 Yrs FROM 2013 | 2016 | 1,244 | 1,289 | 1,317 | 1.1 | 3.4 | 4.4 | |
ECOPOLITAN | 99 Yrs FROM 2012 | 2016 | 1,185 | 1,247 | 1,353 | 3.5 | 4.3 | 5.3 | |
SEA HORIZON | 99 Yrs FROM 2013 | 2016 | 1,056 | 1,177 | 1,361 | 3.0 | 3.8 | 4.9 | |
SKYPARK RESIDENCES | 99 Yrs FROM 2013 | 2016 | 1,085 | 1,218 | 1,321 | 3.8 | 4.0 | 4.2 | |
LAKE LIFE | 99 Yrs FROM 2013 | 2016 | 1,139 | 1,352 | 1,449 | 4.0 | 4.9 | 6.0 | |
THE AMORE | 99 Yrs FROM 2013 | 2016 | 1,151 | 1,236 | 1,336 | 4.3 | 4.4 | 4.8 | |
BELLEWOODS | 99 Yrs FROM 2013 | 2017 | 1,000 | 1,171 | 1,297 | 4.0 | 4.0 | 4.0 | |
BELLEWATERS | 99 Yrs FROM 2013 | 2017 | 1,149 | 1,321 | 1,416 | - | - | - | |
THE TERRACE | 99 Yrs FROM 2013 | 2017 | 1,185 | 1,288 | 1,345 | 2.9 | 3.8 | 4.3 | |
WESTWOOD RESIDENCES | 99 Yrs FROM 2014 | 2017 | 1,123 | 1,237 | 1,405 | 4.0 | 4.8 | 5.6 | |
THE VALES | 99 Yrs FROM 2014 | 2017 | 1,275 | 1,390 | 1,449 | 3.7 | 4.5 | 5.3 | |
THE BROWNSTONE | 99 Yrs FROM 2014 | 2017 | 1,280 | 1,339 | 1,441 | 4.2 | 4.6 | 5.4 | |
SIGNATURE AT YISHUN | 99 Yrs FROM 2014 | 2017 | 1,179 | 1,233 | 1,313 | 3.8 | 4.2 | 4.6 | |
SOL ACRES | 99 Yrs FROM 2014 | 2018 | 1,235 | 1,385 | 1,539 | 3.7 | 5.0 | 6.7 | |
THE CRITERION | 99 Yrs FROM 2014 | 2018 | 1,147 | 1,251 | 1,358 | 4.1 | 4.6 | 5.3 | |
WANDERVALE | 99 Yrs FROM 2014 | 2018 | 1,203 | 1,340 | 1,461 | 3.8 | 4.3 | 4.5 | |
THE VISIONAIRE | 99 Yrs FROM 2015 | 2018 | 1,159 | 1,317 | 1,463 | 3.9 | 4.3 | 5.3 | |
PARC LIFE | 99 Yrs FROM 2014 | 2018 | 1,199 | 1,274 | 1,348 | 3.5 | 4.4 | 5.5 | |
TREASURE CREST | 99 Yrs FROM 2015 | 2018 | 1,301 | 1,391 | 1,449 | - | - | - | |
NORTHWAVE | 99 Yrs FROM 2015 | 2019 | - | - | - | - | - | - | |
INZ RESIDENCE | 99 Yrs FROM 2015 | 2019 | - | - | - | 3.5 | 3.5 | 3.6 | |
HUNDRED PALMS RESIDENCES | 99 Yrs FROM 2016 | 2019 | - | - | - | 4.2 | 4.2 | 4.2 | |
RIVERCOVE RESIDENCES | 99 Yrs FROM 2016 | 2020 | - | - | - | 4.0 | 4.2 | 4.5 | |
PIERMONT GRAND | 99 Yrs FROM 2018 | 2023 | 1,351 | 1,351 | 1,351 | - | - | - | |
PARC CANBERRA | 99 Yrs FROM 2018 | 2023 | 1,283 | 1,332 | 1,394 | - | - | - | |
OLA | 99 Yrs FROM 2018 | Uncompleted | - | - | - | - | - | - | |
PARC CENTRAL RESIDENCES | 99 years leasehold | Uncompleted | - | - | - | - | - | - | |
PROVENCE RESIDENCE | 99 years leasehold | Uncompleted | 1,459 | 1,475 | 1,490 | - | - | - | |
PARC GREENWICH | 99 years leasehold | Uncompleted | 1,279 | 1,306 | 1,333 | - | - | - | |
COPEN GRAND | 99 years leasehold | Uncompleted | 1,478 | 1,478 | 1,478 | - | - | - | |
TENET | 99 years leasehold | Uncompleted | 1,342 | 1,428 | 1,494 | - | - | - | |
ALTURA | 99 years leasehold | Uncompleted | 1,325 | 1,474 | 1,585 | - | - | - |