EC or Condo: Which is the Better Buy in 2026?

If saving $300,000 to $400,000 upfront is high on your priority list, an EC is probably the most obvious choice. But if the idea of a now 10-year Minimum Occupation Period (MOP) (previously 5 years), a non-mature estate, or an income ceiling isn’t something that fits your situation, a condo may be the more suitable move for you, even if it costs about 20% to 30% more.

And honestly, with the new EC rule changes that took effect on 8 May 2026, including a doubled MOP, the removal of Deferred Payment Scheme (DPS) , and full privatisation now pushed to 15 years, that 20% to 30% price advantage of ECs? Well, it’s still worth noting, but it’s no longer enough to make the decision for you on its own.

So which one actually makes sense for you? Here’s everything you need to know to figure that out.

Table of Contents:

• Comparing New Launch vs Resale Condo
• Executive Condos Are Gaining Ground
• EC vs Condo: Comparison and Pros and Cons
• Executive Condo: Best for 'Sandwich Class', Eventually Becomes Private
• Condo: The 'Ideal' Option, But Only If You Can Realistically Afford It
• Which Condos Have Actually Grown in Value?
• New Launch vs Resale vs EC: How Much Can You Afford?
• Strategies for Homeowners

Comparing New Launch vs Resale Condo

New condos these days are priced from $2,400 to over $3,000 per square foot (psf). Prime areas like Orchard or Newton can even cross $3,100 psf.

In comparison, resale condos are much more affordable: about $2,334.86 psf in the same Core Central Region and even cheaper further out. That means you could be paying up to 25% more just for a new unit, which often comes with a smaller layout.

You are paying for brand-new facilities, a modern design, and sometimes a more prime location. But the higher cost also means higher upfront cash.

This high barrier to entry is where ECs enter the picture, offering a hybrid option for Singaporeans. But what is an executive condo?

Executive Condos Are Gaining Ground

ECs used to be a more affordable alternative to a new launch and resale condo. However, prices are shifting fast. Today, some ECs are selling for over $3 million. For example, a unit at Hundred Palms Residences was sold for $3.058 million ($2,001 psf).

Still, ECs are often launched at a lower price. For example, The Visionaire was launched at $811 psf and later resold at $1,300 psf. That is a 60% price jump.

These days, EC sellers make an average of approximately $314,000 in profit, with bigger units crossing $470,000. If you are looking for value and future upside, ECs in Singapore are definitely worth a look.

Here’s how exactly ECs stack up against a regular condo, such as a new launch or resale.

EC vs Condo: Comparison and Pros and Cons

Executive Condo

New or Resale Condo

Price

From ~$1,400 to $1,800 psf (new launch)

From ~$1,300 psf (resale) to $2,400 psf and above (new launch)

Lease

99 years

99 years or freehold

Public or Private

Private after 15 years

Private

Minimum Occupancy Period (MOP)

10 years

None

Income Ceiling

$16,000

None

CPF Housing Grants

Eligible for first-timers

Not eligible

Mortgage

Bank loan only
MSR & TDSR apply

Bank loan only
TDSR applies

Eligibility

– Must be eligible for HDB’s EC schemes: Public Scheme, Fiancé/Fiancée Scheme, or Orphans Scheme
– At least 21 years old (widowed or orphaned) or 35 (unmarried or divorced)
– Does not own other properties locally or overseas and hasn’t disposed of any within the last 30 months
– Have not previously bought a new HDB/DBSS flat OR received any CPF Housing Grants OR have only bought one of those properties and received only one CPF Housing Grant previously

Anyone

There are a few hoops for you to jump through when buying EC, just from the eligibility criteria alone. With a condo, there are fewer barriers to entry, but they are more costly. Which one should you get, then?

Executive Condo: Best for ‘Sandwich Class’, Eventually Becomes Private

Pros

Cons

20% to 30% cheaper than private condos

Income ceiling of $16,000

Eligible for CPF housing grants

Must qualify under one of the HDB eligibility schemes

Has a similar design and facilities to a private condo

Not eligible for an HDB loan; pay at least a 25% down payment in cash/CPF

Considered private after 10 years

A 10-year MOP applies (as per the 8 May 2026 update)

ECs Are More Affordable, But Less Central

One key factor is that ECs are up to 30% cheaper than condos, but they’re usually in the more ‘ulu’ parts of Singapore. So you need to decide on what you’re willing to compromise: price (which can affect your affordability) or location (which can affect your connectivity to schools, office, and other amenities).

Your Best Option to Get a New Home

If your combined household income ranges from $14,001 to $15,999, the only way you can get your hands on a newly built home is to get an EC. New launch condos will be more expensive, and so will resale condos.

The income ceiling for BTO flats is currently $14,000 and $16,000 for an EC.

Of course, you still have resale HDB flats as an option. But some 4- and 5-room HDB resale flats, especially those in prime areas, can get pricey, too. Compared to condos, an EC is usually priced lower, and it comes with the usual facilities you can expect, such as swimming pools and gyms.

You Will be Eligible for CPF Housing Grants, Too

Another key factor is that ECs are considered HDB flats in their first 15 years, which means all of the benefits of getting a flat come with it, too. Therefore, you will be eligible for CPF housing grants, assuming your income hits the Executive Condo eligibility criteria that allow you to afford it.

If you’re a Singapore citizen buying EC for the first time with your spouse, and your combined income falls below $12,000, you can get between $10,000 and $30,000 worth of CPF Housing Grants.

The Reselling Rules Change When ECs Become Private After 15 Years

From their 10th year onwards, ECs are sold like regular resale flats, which means only Singaporeans and Permanent Residents (PRs) can buy them. That said, they will not qualify for CPF Housing Grants, as only ‘direct’ buyers purchasing from HDB can get grants.

In the 15th year, ECs go fully private, so they can be sold to foreigners and companies, which greatly expands a seller’s range of prospective buyers.

But You’ll Have to Arrange for Your Own Bank Loan

Whether it’s better to take out an HDB loan or a bank loan is debatable, especially if you actually care about how much interest you’ll pay. However, there is no such option with ECs.

The thing about bank loans is that, while you might enjoy lower initial interest rates, you have to fork out more for the down payment and/or cash/CPF portion, since you can only borrow a maximum of 75%, as opposed to 90% for HDB loans.

So, aside from an above-average income, you really do need to have quite a bit of cash/CPF savings to cough up the down payment.

Note that 75% is the theoretical maximum, but if you already have other loans like car loans, you might not even be allowed to borrow that much due to the Total Debt Servicing Ratio (TSDR).

Don’t Forget About the 10-year MOP

Do note that ECs are subject to a new and longer MOP of 10 years (as per the 8 May 2026 update). Although you are allowed to rent out one or two rooms of your EC, you are not allowed to rent or sell the entire property for the first 10 years.

Condo: The ‘Ideal’ Option, But Only If You Can Realistically Afford It

Pros

Cons

No income ceiling

More expensive than an EC

No 10-year MOP; rent and sell at any time

Not eligible for CPF Housing Grants

Anyone can buy; no restrictions on owning multiple properties

Not eligible for an HDB loan; pay at least a 25% down payment in cash/CPF

No MOP and No Restrictions on Owning Multiple Properties

To buy condo, all you really need is money: Unlike ECs, condos are not subject to the 10-year MOP; you won’t have to sell your other existing properties to buy it, either. More details on homeownership restrictions for ECs

You Have More Options for Location and Lease Tenure

There are two main differences between ECs and condos.

First, condos can have a 99-year or 999-year lease, or freehold, while ECs have a 99-year lease. With a longer lease, you can live in your condo long-term or pass it down to your children when they have their own family.

Second, ECs are usually located at remote locations not near any MRT stations or bus stops. Condos, on the other hand, can be located anywhere. Naturally, the price will be higher if it is located in a more mature location, like the central area. The more prime the location, the higher the price tag.

However, You Can Only Get a Bank Loan

As condos are not developed and sold by HDB, you cannot use an HDB loan to finance its purchase.

The LTV is 25% cash/CPF and 75% loan, and you have to pay at least 5% in cash. That’s a huge sum considering condos these days often cost above $1 million.

Banks are also known to be a lot less lenient than HDB, so don’t expect any mercy if you run into any unexpected financial issues and have problems with repayment.

No CPF Housing Grants Available When You Buy Condo

As expected, private housing purchases are not eligible for any housing subsidies. So, you really need to plan your finances carefully and know how much you can afford for your next home before you decide on whether to buy: an EC or a condo.

Which Condos Have Actually Grown in Value?

While location often takes the spotlight, it is not the only factor that drives property value. Other key elements that contribute to long-term value include:

• Connectivity: Proximity to MRT stations, malls, and schools
• Facilities: Pools, gyms, BBQ pits, tennis courts, and increasingly, wellness spaces and smart home technology
• Community & Design: Iconic architecture, landscaping, and family-friendly layouts

Here is a closer look at how appreciation varies across projects:

Project

Location (District, Region)

Launch $ psf

Resale $ psf

Growth

Why It Matters

The Interlace

Bukit Merah (D4, RCR)

~$850

~$1,200

~41%

– Iconic architecture
– Massive land area
– Lush landscaping
– Near Labrador Park and VivoCity.

Parc Botannia

Sengkang (D28, OCR)

~$1,270

~$1,450

~14%

– Close to The Seletar Mall
– Smaller unit sizes and limited project land compared to peers

High Park Residences

Fernvale (D28, OCR)

~$988

~$1,300

~32%

– Near The Seletar Mall and LRT
– Over 100 facilities, including 3 pools, tennis courts, and a boxing ring

The Visionaire (EC)

Canberra (D27, OCR)

~$811

~$1,300

~60%

– First smart EC
– Opposite Canberra MRT and Canberra Plaza
– Near Bukit Canberra sports hub.

While long-term growth is a key factor, the most immediate hurdle for any buyer is the upfront cost. The next section breaks down the real numbers you would need to have in cash and CPF.

New Launch vs Resale vs EC: How Much Can You Afford?

In 2023, median profits for those who sold their private homes within five years (the previous MOP) hit $247,000. Here is how far that gets you:

New Launch Condo: The Orie

• Purchase Price: $2,299,000
  Based on an 850 sq ft unit at an average price of $2,704 psf
  • 25% Downpayment: $574,750
  • 5% Cash: $114,950
  • 20% CPF/Cash: $459,800​
• Buyer’s Stamp Duty: Approx. $86,650
• Legal + Renovation Buffer: Approx. $20,000–$40,000​
• Total Upfront Costs: Approx. $681,400–$701,400​
  The $247,000 profit would cover about 36% of the total upfront costs.

Resale Condo: Eastpoint Green

• Purchase Price: $1,318,888
  • 25% Downpayment: $329,722
  • 5% Cash: $65,944
  • 20% CPF/Cash: $263,778
• Buyer’s Stamp Duty: Approx. $37,300
• Legal + Renovation Buffer: Approx. $20,000–$30,000
• Total Upfront Costs: Approx. $387,000–$397,000​
  The $247,000 profit would cover about 64% of the total upfront costs.​

EC: Aurelle of Tampines

• Purchase Price: $1,417,000
  Based on a 3-bedroom unit at an indicative price of $1,687 psf
  • 25% Downpayment: $354,250
  • 5% Cash: $70,850
  • 20% CPF/Cash: $283,400
• Buyer’s Stamp Duty: Approx. $40,000
• Legal + Renovation Buffer: Approx. $10,000–$25,000
• Total Upfront Costs: Approx. $405,530–$420,530
  The $247,000 profit would cover about 61% of the total upfront cost.

Strategies for Homeowners

With rising condo prices across all segments, choosing between a new launch, a resale condo, or an EC is not just about preference, but about strategy. Each option has its pros and cons, and the right one for you depends on your budget, timeline, and long-term goals.

• New launches may have long-term gains, but the cost is steep.
• Resale condos offer value for money, especially if space and timelines matter.
• ECs are the sweet spot as they offer an accessible price, good appreciation potential, and full condo benefits after 15 years.

To help you decide which path is right for you, here are some clear strategies to consider.

• Consider Your Priorities: If modern amenities and a prime location are top of your list, a new launch condo in the Singapore property market may be worth the premium. If value is your primary concern, resale condos could be the better choice.
  
  
• Leverage Market Conditions: If you own an HDB flat, now might be the right time to sell, given the rise in prices. When upgrading, consider the overall costs, including stamp duties, renovations, and mortgage options.
  
  
• Know the Data: Stay up-to-date on current property data to make a well-informed decision. Property reports and expert advice are invaluable when considering buying or selling in the Singapore property market.

Should You Even Sell Your Home Now?

Everyone’s situation is different, so the answer to this varies. To find out whether it is a good time for you to start a property journey, drop us a message on WhatsApp to reach any of our Super Agents.

Meanwhile, to get an idea of your potential selling price, you can check how much your home is valued with HomerAI. You’ll also be able to find your estimated cash proceeds and affordability for your next home.

Lastly, find your dream home, without the hassle. Let Ohmyhome’s smart data-matching technology MATCH you with the right home, according to your specific needs.

Submit your preferences to us and our algorithm will filter all our available listings based on those. We’ll WhatsApp them to you once we find a match, and even send you relevant content that you can use for your research to inform your home-buying decision, so you no longer have to spend hours searching online for the information that you need.

Frequently Asked Questions

1. Is it worth waiting for EC prices to drop before buying?

Probably not. EC prices have been on a steady upward trend for the past decade, and upcoming 2026 launches like Rivelle Tampines and Coastal Cabana are already expected to push past $1,700 psf. The government’s ongoing EC policy review could also bring new restrictions that narrow your eligibility window. If you qualify now and the numbers work, waiting rarely plays out the way buyers hope.

2. Can I buy an EC if I already own an HDB flat?

Yes, but with conditions. If you currently own an HDB flat, you need to dispose of it within 6 months of your EC’s TOP or collection of keys, whichever is earlier. So you can apply for a new launch EC while still owning your HDB, but you cannot hold on to both long-term. It is worth planning the timing carefully, especially if you are still within your HDB’s MOP.

3. Do ECs appreciate faster than condos?

Historically, new launch ECs have shown strong appreciation, partly because of the privatisation unlock at year 15 (previously 10), which opens the buyer pool to foreigners and corporations. That structural event tends to drive a price jump that condos do not have. That said, a well-located condo in the right district can absolutely outperform an EC over the same period. It is less about which type appreciates faster and more about the specific project, location, and how long you hold.