BUY AND SELL A SINGAPORE PROPERTY FROM THE COMFORT OF YOUR HOUSE

Singapore is introducing major changes to the executive condominium (EC) scheme in a bid to improve affordability and give first-time home buyers a better chance of securing a unit. The Ministry of National Development (MND) announced on Friday that the minimum occupation period (MOP) for new ECs will be doubled from five years to 10 years, while the timeline for full privatisation will be extended from 10 years to 15 years. Under the new rules, buyers of new ECs must occupy their unit for 10 years before they can rent out the entire property, purchase another residential property, or sell the unit on the open market to Singaporeans and permanent residents. Only after 15 years will the EC become fully privatised and eligible for sale to any buyer, including foreigners and corporate entities. What's changing Minimum Occupation Period (MOP) doubles to 10 years Owners must live in the EC for 10 years before selling, renting out the whole unit, or buying another residential property. Full privatisation moves to year 15 ECs can be sold to foreigners and corporate entities only after 15 years, instead of 10. First-timer quota rises to 90% Developers must reserve 90% of units for first-time buyer families, up from 70%. Priority period extends to two years The first-timer reservation window is extended from one month to two years. Deferred Payment Scheme (DPS) removed All buyers must use the Normal Payment Scheme with progressive payments tied to construction milestones. First-Time Buyers Get Greater Priority Another key change is the increase in the quota reserved for first-time buyers. Currently, developers must set aside 70 per cent of EC units for first-timer families during the first month after launch. Going forward, 90 per cent of units must be reserved for first-timer families, and this priority period will be extended to two years. After the two-year period, any remaining units can be sold to all eligible buyers, including second-timers. "This will provide greater support for young married couples and families looking to buy their first home," MND said. Deferred Payment Scheme Scrapped The government is also removing the Deferred Payment Scheme (DPS), a financing option that allowed buyers to pay 20 per cent upfront and the remaining 80 per cent upon completion of the project. Buyers who used DPS typically paid a 2 to 3 per cent premium on the purchase price. All EC buyers will now have to use the Normal Payment Scheme, under which payments are made progressively according to construction milestones. The measures will apply to all EC Government Land Sales (GLS) sites with tender closing dates on or after May 8. Why the Government Is Acting Share of first-time EC buyers has fallen ~50% in 2020. That share dropped to roughly 30–40% in 2024–2025. Speaking at the National University of Singapore IREUS Urban Housing Symposium, Minister for National Development Chee Hong Tat said the changes are intended to refocus ECs on owner-occupation rather than investment or upgrading opportunities. He noted that first-time buyers now make up a smaller share of EC purchasers. In 2020, about half of EC buyers were first-timers. By 2024 and 2025, that proportion had fallen to between 30 and 40 per cent, as second-time buyers increasingly dominated the market. At the same time, resale activity has accelerated. From 2021 to 2025, about 75 per cent of EC units sold on the open market were transacted within five years after meeting their MOP, compared with 45 per cent in the preceding five-year period. "We also hope this will result in developers reducing their bids and the prices for their ECs," Mr Chee said. Rising EC Prices Have Become a Concern The policy review comes amid sharp price increases in the EC market. Median new EC price (per sq ft) S$782 S$1,843 2016 Jan–Apr 2026 A 1,000 sq ft EC at the 2026 median price would cost nearly S$1.85 million. Recent launches have underscored the strong demand. Rivelle Tampines sold more than 92 per cent of its 572 units on launch day at an average price of S$1,893 psf, while Coastal Cabana in Pasir Ris sold about 67 per cent of its 748 units during its launch weekend at an average price of S$1,734 psf. Existing Projects Exempt Five upcoming EC projects will not be subject to the new rules because their land tenders closed before the policy change. They are located at Senja Close, Sembawang Road, Miltonia Close, and two sites at Woodlands Drive 17. What This Means for EC Buyers ECs were introduced in 1995 to offer a path into private-style housing for higher-income Singaporeans who exceed HDB income limits but may find private condominiums less affordable. ECs typically cost 20 to 30 per cent less than comparable private condos because of their ownership restrictions and eligibility criteria. Property analysts say the new measures will primarily affect second-time buyers and investors, while improving access for first-time families. "First-time buyers will have a good chance of applying for ECs of their choice," said JT Chia, Managing Director of PropertyForSale. Mr Chia added that the 10-years MOP will deter speculators and help keep ECs focused on owner occupation and family needs. Second-timers will be deprived of another opportunity for EC windfall. The bottom line for EC Cooling Measure The changes mark one of the most significant overhauls of Singapore's EC scheme in years. By extending the occupation period, delaying full privatisation, expanding first-timer quotas, and removing deferred payment financing, the government is signalling that ECs should function primarily as homes for owner-occupiers rather than short-to-medium-term investment assets.

A 5 room HDB flat at 138B Yuan Ching Road was just sold for a record high price of $958,888 ($825 psf). The lease of the 108 sqm flat started in 2014, leaving it with a remaining lease of 87 years. The flat is located on the 16th to 18th storey range. This floor area is equivalent to 1,163-sq ft. The recent transaction surpassed the previous record high for 5 room flats in Jurong West. In November 2024, a 5 room at 138D Yuan Ching Road was sold for $952,888 ($820 psf). That flat also measures 1,163 sq ft and is located on the 13th to 15th storeys. Both flats started their lease in 2014.  These two transactions surpassed 2024's record high of $920,000 ($791 psf), which was set by a flat that is located at 138C Yuan Ching Rd. That unit was sold in June 2024. The flat measures 1,163 sq ft. It is located on the 13th to 15th storeys. A private property transaction was recently recorded nearby, an apartment at The Lakegarden Residences along Yuan Ching Road was sold for 2.73 million. You can check all the resale transactions (and more) for 5 room flats in Jurong West using our property research tools. The HDB flat should appeal to parents with school-going children, as they are within walking distance of several schools, including Lakeside Primary School, Boon Lay Garden Primary School, Yuhua Primary School, Yuan Ching Secondary School, Jurong Secondary School and Crest Secondary School. Nearby MRT stations include Chinese Garden, Lakeside and Jurong East. Grocery shopping can be done in places like Sheng Siong Supermarket, FairPrice Taman Jurong Shopping Centre and FairPrice.

A 5 room HDB flat at 96A Henderson Road was just sold for a record high price of $1.73 million ($1,421 psf). The lease of the 113 sqm flat started in 2019, leaving it with a remaining lease of 92 years. The flat is located on the 46th to 48th storey range. This floor area is equivalent to 1,216-sq ft. The recent transaction surpassed the previous record high for 5 room flats in Bukit Merah. In March 2026, a 5 room at 9A Boon Tiong Road was sold for $1.65 million ($1,368 psf). That flat measures 1,206 sq ft and is located on the 25th to 27th storeys. However, the flat at Block 9A has a shorter lease of 88 years, as its lease started in 2016. These two transactions surpassed 2024's record high of $1.59 million ($1,317 psf), which was set by a flat that is located at 9B Boon Tiong Road. That unit was sold in June 2024. The flat measures 1,206 sq ft. It is located on the 34th to 36th storeys and it has a remaining lease of 90 years. Three private property transactions were recently recorded nearby, a condominium at The Crest along Prince Charles Crescent was sold for 2.55 million, an apartment at Artra along Alexandra View was sold for 2.75 million and a condominium at Central Green Condominium along Jalan Membina was sold for 2.21 million. You can check all the resale transactions (and more) for 5 room flats in Bukit Merah using our property research tools. The HDB flat should appeal to parents with school-going children, as they are within walking distance of several schools, including Gan Eng Seng Primary School, Radin Mas Primary School, Queenstown Primary School, Queensway Secondary School, CHIJ St Theresa's Convent and Queenstown Secondary School. Nearby MRT stations include Havelock, Great World and Tiong Bahru. Grocery shopping can be done in places like FairPrice Bukit Ho Swee, Giant Express - Jalan Membina and Sheng Siong Supermarket.

Singapore’s newest housing estate has recorded a major milestone, with almost all units at Tengah’s first private condominium snapped up during its launch weekend. Tengah Garden Residences, the first mixed-use private development in Tengah, sold 853 out of 863 units by 3pm on Sunday (Apr 26), achieving an impressive take-up rate of almost 99 per cent. The project transacted at an average price of S$2,120 per square foot (psf), making it the strongest private residential launch in Singapore so far in 2026. Developed jointly by Hong Leong Holdings, GuocoLand and CSC Land Group, the 99-year leasehold development attracted strong interest from homebuyers and investors alike, with Singaporeans accounting for 90 per cent of purchasers. Strong Demand Across Buyer Segments According to Hong Leong Holdings, prices ranged between S$1,779 psf and S$2,340 psf. The only remaining units were the largest four-bedroom premium apartments with yard spaces. The development offers a range of one- to four-bedroom units sized between 485 sq ft and 1,260 sq ft. Starting prices began from S$980,000 for one-bedroom units, S$1.11 million for two-bedroom units, S$1.588 million for three-bedroom units and S$2.288 million for four-bedroom units. Tengah’s Growth Story Continues to Gain Momentum Property analysts attributed the exceptional sales performance to Tengah’s strong growth prospects, attractive entry pricing and the project’s first-mover advantage as the town’s inaugural private condominium. Demand was particularly strong among upgraders and right-sizers from nearby western estates including Bukit Batok, Choa Chu Kang, Jurong East, Jurong West and Bukit Panjang. Positioned near the upcoming Jurong Region Line’s Hong Kah MRT station, Tengah Garden Residences enjoys strong future connectivity to the wider western region. Residents will also benefit from proximity to major retail hubs such as JEM, Westgate and IMM. The development is also located near several educational institutions, including the upcoming Anglo-Chinese School (Primary), Princess Elizabeth Primary School, Swiss Cottage Secondary School and Nanyang Technological University. Tengah Garden Residences is considered a mixed-use development, there are retail and commercial shops on the first storey. But it is not a fully integrated development in the same category as projects like Parktown Residence. The project is expected to obtain its Temporary Occupation Permit (TOP) in 2029. Pricing Analysis for Tengah Garden Residences The Government Land Sales (GLS) site for Tengah Garden Residences was sold for approximately S$675 million, which worked out to about S$821 per square foot per plot ratio (psf ppr). Property developers needed to sell at around S$1,800–S$1,950 psf on average to make a reasonable profit. At S$2,120 psf average, the project is likely profitable with healthy margins, especially given strong early sales (low holding cost risk). Another Strong Launch in 2026’s Property Market Tengah Garden Residences joins a growing list of highly successful launches this year. It is now the fourth project in 2026 to achieve a launch weekend take-up rate exceeding 90 per cent. Earlier this year, River Modern sold 90 per cent of its units at an average of S$3,266 psf, while Rivelle Tampines achieved approximately 93 per cent sales at S$1,893 psf. Meanwhile, Pinery Residences moved 92.5 per cent of its units at an average price of S$2,546 psf. The strong momentum across recent launches suggests that despite higher interest rates and cautious global economic conditions, demand for well-located and competitively priced homes in Singapore remains resilient — particularly in emerging growth districts such as Tengah.

A 4 room HDB flat at 154B Bedok South Road was just sold for a record high price of $1.17 million ($1,169 psf). The lease of the 93 sqm flat started in 2022, leaving it with a remaining lease of 94 years. The flat is located on the 16th to 18th storey range. This floor area is equivalent to 1,001-sq ft. The recent transaction surpassed the previous record high for 4 room flats in Bedok. In April 2026, a 4 room at 154B Bedok South Road was sold for $1.12 million ($1,119 psf). That flat also measures 1,001 sq ft and is located on the 16th to 18th storeys. Both flats started their lease in 2022. These two transactions surpassed last year’s record high of $980,000 ($939 psf), which was set by a flat that is located at 219B Bedok Central. That unit was sold in August 2025. The flat measures 1,044 sq ft. It is located on the 7th to 9th storeys and it has a remaining lease of 83 years. Three private property transactions were recently recorded nearby, a condominium at Eco along Bedok South Avenue 3 was sold for 1.81 million, a condominium at Grandeur Park Residences along Bedok South Avenue 3 was sold for 1.87 million. You can check all the resale transactions (and more) for 4 room flats in Bedok using our property research tools. The HDB flat should appeal to parents with school-going children, as they are within walking distance of several schools, including Bedok Green Primary School, Fengshan Primary School, Yu Neng Primary School, Anglican High School, Saint Anthony's Canossian Secondary School (SACSS) and Tampines Secondary School. Nearby MRT stations include Bayshore, Tanah Merah and Bedok. Grocery shopping can be done in places like FairPrice New Upper Changi Rd, Sheng Siong Supermarket and Giant Supermarket - Bedok Market Place.