The Ministry of National Development (MND) recently announced several major revisions to Singapore’s Executive Condominium (EC) scheme, with one of the most impactful changes being the removal of the Deferred Payment Scheme (DPS) for all future EC sites launched under the 1H2026 Government Land Sales (GLS) programme onwards.
The move is expected to significantly affect buying behaviour, particularly among second-timers, as DPS has long been one of the key financing options in the EC market. According to Mr. Luqman Hakim, Chief Data & Analytics Officer at 99.co, around 60% of EC buyers currently rely on the scheme.
This scheme allows purchasers to pay only the booking fee and down payment upfront while deferring the bulk of the loan payments until the project obtains its Temporary Occupation Permit (TOP) or Certificate of Statutory Completion (CSC).
With DPS set to disappear for future launches, more attention is now shifting towards the final batch of EC projects that remain exempt from the new rules. These developments are expected to see heightened interest from buyers hoping to secure an EC under the more flexible financing structure before the policy changes fully take effect.
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ECs still available under the Deferred Payment Scheme
Following the full sell-out of Rivelle Tampines within just a month, Coastal Cabana in Pasir Ris now stands as the only EC project on the market with a sizeable remaining inventory. Around 150 units remain unsold since its launch in December, although market watchers expect demand to accelerate after the latest EC policy revisions.
Beyond existing projects, five upcoming EC developments will also remain exempt from the tighter rules as their land parcels were awarded before the policy announcement.
Among the upcoming projects, City Developments Ltd (CDL) is preparing two EC launches after securing the Senja Close and Woodlands sites in August 2025. Meanwhile, Sim Lian picked up another Woodlands parcel in January this year at a record land rate of S$794 psf ppr.
More up north, JBE Holdings secured the Sembawang Road site, while Hoi Hup Realty acquired the Miltonia Close parcel last month. Collectively, these five projects are expected to deliver around 1,970 new EC units, with launches likely to take place progressively from the second half of 2026 through 2027.
| EC Site | Developer | Land Rate | No of Units |
| Woodlands Drive 17 | CDL | S$782 psf ppr | 429 |
| Sembawang Road | JBE Holdings | S$692 psf ppr | 265 |
| Senja Close | CDL | S$771 psf ppr | 295 |
| Woodlands Drive 17 (2H2025) | Sim Lian | S$794 psf ppr | 560 |
| Miltonia Close | Hoi Hup Realty | S$732 psf ppr | 430 |
What to expect from these upcoming ECs?
Woodlands Drive 17 EC (D25)
This upcoming EC in Woodlands by CDL will sit within walking distance of Woodlands South MRT station on the Thomson-East Coast Line (TEL). The project also forms part of the broader Wellness District planned by URA and HDB, an emerging precinct centred around healthier living, greenery, and community-focused spaces.
Residents are expected to benefit from direct access to the upcoming Woodlands Healing Garden, a therapeutic park designed by NParks, alongside seamless connectivity to the wider Woodlands Park Connector Network. An Early Childhood Development Centre is also planned within the development, which could further enhance its appeal among young families.
Primary schools expected within a 1km radius:
- Innova Primary School
- Woodgrove Primary School
- Woodlands Ring Primary School
Senja Close (D23)
Also by CDL, the upcoming Senja Close EC will mark Bukit Panjang’s first new EC launch in over a decade. The site is located within walking distance of Jelapang LRT station, giving residents convenient access to Bukit Panjang MRT interchange and the Downtown Line (DTL).
The future development will sit beside Senja Woods, a neighbourhood park known for its elevated children’s playground and family-friendly environment. The inclusion of a childcare centre within the upcoming EC also reinforces its family-oriented positioning. Daily conveniences are close at hand, with the Senja Hawker Centre and a Sheng Siong supermarket located directly across the road.
One notable aspect of the site is the proposed Chinese temple on the adjacent plot under the latest URA Master Plan. As such, the eventual EC design is likely to incorporate landscaping buffers to enhance privacy and create better separation between the two developments.
Primary schools expected within a 1km radius:
- Greenridge Primary School
- West Spring Primary School
- West View Primary School
Sembawang Road (D27)
The upcoming project is set to be the final EC launch in Sembawang before the revised rules come into effect, with additional EC sites already lined up along Sembawang Drive and Canberra Drive under the 1H2026 GLS programme.
One of the key draws of the Sembawang Road EC lies in its peaceful waterfront setting. Surrounded by a landed housing enclave, the project could potentially become Singapore’s first low-rise EC, offering a more exclusive and less dense living environment compared to typical EC developments. However, residents will likely depend more on feeder bus services for connectivity to nearby MRT stations.
Notably, the site was awarded at a land rate of S$692 psf ppr, making it the first EC GLS parcel since September 2022 to receive a top bid below the S$700 psf ppr threshold. This lower land cost could eventually give the developer greater flexibility in pricing, potentially translating into a more attractive entry price for buyers.
Primary schools expected within a 1km radius:
- Ahmad Ibrahim Primary School
- Sembawang Primary School
- Yishun Primary School
Woodlands Drive 17 – 2H2025 (D25)
The second upcoming EC launch in Woodlands will also sit next to the Woodlands Health Campus, giving it many of the same location advantages as the earlier CDL project. However, this development is expected to be larger in scale, while also including an ECDC within the compound.
One of its standout features is the proposed sheltered walkway linking residents directly to Exit 5 of Woodlands South MRT station. This will provide seamless and weather-protected access to the Thomson–East Coast Line, a feature that could significantly improve daily convenience for commuters.
That said, buyers should also note that the site was acquired at a record-breaking land rate for an EC parcel after Sim Lian secured it for S$484 million in January. Given the higher development cost, analysts expect starting prices to cross the S$1,800 psf mark when the project is introduced to the market sometime next year.
Despite the higher expected pricing, demand is still likely to remain resilient as the project will be among the final batch of EC launches still eligible for purchase under the Deferred Payment Scheme.
Primary schools expected within a 1km radius:
- Innova Primary School
- Woodgrove Primary School
- Woodlands Ring Primary School
Miltonia Close (D27)
Slated for launch in 2027, the upcoming Miltonia Close EC in Yishun will be located beside Orchid Country Club, a site that has been earmarked for future residential use under the URA Master Plan 2025.
As one of the first residential developments positioned next to this upcoming housing precinct, the project could enjoy a first-mover advantage as new infrastructure, amenities, and community spaces gradually emerge in the surrounding area.
The development is also expected to stand out for its tranquil environment and expansive views towards Lower Seletar Reservoir and the surrounding greenery, making it particularly appealing to buyers who prioritise nature and a more open living setting. The quieter location, however, comes with a trade-off in connectivity. Future residents will likely rely on bus services for daily commuting, with the Khatib MRT station situated around six bus stops away.
Primary schools expected within a 1km radius:
- Huamin Primary School
- Naval Base Primary School
- North View Primary School
- Northland Primary School
Curious if you could afford to upgrade to an EC? Book a FREE consultation with 99 Advisors now.
About Ananda Bayu
Ananda has been wrangling Singapore's complex real estate trends into readable bites since 2020. She writes like she's explaining it to a friend over kopi — because who has time for jargon? When off the clock, she’s probably doom-scrolling through cat memes on X, convincing herself it's the highest tier of "creative inspiration".
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