{"id":95750,"date":"2026-05-08T10:11:50","date_gmt":"2026-05-08T02:11:50","guid":{"rendered":"https:\/\/www.99.co\/singapore\/insider\/?p=95750"},"modified":"2026-05-08T15:25:30","modified_gmt":"2026-05-08T07:25:30","slug":"new-executive-condominium-ec-policies-announced-longer-mop-no-more-dps-higher-priority-for-first-timers","status":"publish","type":"post","link":"https:\/\/www.99.co\/singapore\/insider\/new-executive-condominium-ec-policies-announced-longer-mop-no-more-dps-higher-priority-for-first-timers\/","title":{"rendered":"Executive Condominium (EC) policy changes announced: Longer MOP, no more DPS, &#038; higher priority for First-Timers"},"content":{"rendered":"<div id=\"bsf_rt_marker\"><\/div>\r\n<p><span style=\"font-weight: 400;\">The government is set to introduce three major changes to Singapore\u2019s Executive Condominium (EC) market, with the measures <strong>applying to all EC Government Land Sales (GLS) sites with tender closing dates on or after 8 May 2026<\/strong>. This means the changes will affect upcoming EC sites such as the Canberra Drive EC site and the Sembawang Drive EC site under the first-half 2026 GLS programme.<\/span><\/p>\r\n\r\n\r\n\r\n<p><span style=\"font-weight: 400;\">Taken together, the revisions point to a clear policy direction. While ECs were originally created as a housing option for the \u201csandwich class\u201d, households earning too much for BTO flats but unable to comfortably afford private housing, the latest adjustments appear aimed at strengthening the owner-occupier nature of ECs and reducing speculative demand.<\/span><\/p>\r\n\r\n\r\n\r\n<p><span style=\"font-weight: 400;\">At the same time, the measures are likely to reshape who can comfortably enter the EC market going forward.<\/span><\/p>\r\n\r\n\r\n\r\n<div class=\"wp-block-yoast-seo-table-of-contents yoast-table-of-contents\">\r\n<h3>Table of contents<\/h3>\r\n<ul>\r\n<li><a href=\"#h-overview-of-the-new-ec-rule-changes\" data-level=\"2\">Overview of the New EC rule changes<\/a><\/li>\r\n<li><a href=\"#h-ec-minimum-occupation-period-mop-extended-from-5-years-to-10-years\" data-level=\"2\">EC Minimum Occupation Period (MOP) extended from 5 years to 10 years<\/a><\/li>\r\n<li><a href=\"#h-deferred-payment-scheme-dps-to-be-removed\" data-level=\"2\">Deferred Payment Scheme (DPS) to be removed<\/a>\r\n<ul>\r\n<li><a href=\"#h-dps-vs-pps-what-changes\" data-level=\"3\">DPS vs PPS: What changes?<\/a><\/li>\r\n<\/ul>\r\n<\/li>\r\n<li><a href=\"#h-first-timer-quota-increased-from-70-to-90\" data-level=\"2\">First-Timer quota increased from 70% to 90%<\/a><\/li>\r\n<li><a href=\"#h-possible-spillover-effects-on-other-housing-segments\" data-level=\"2\">Possible spillover effects on other housing segments<\/a><\/li>\r\n<\/ul>\r\n<\/div>\r\n\r\n\r\n\r\n<h2 id=\"h-overview-of-the-new-ec-rule-changes\" class=\"wp-block-heading\"><b>Overview of the New EC rule changes<\/b><\/h2>\r\n\r\n\r\n\r\n<p><span style=\"font-weight: 400;\">Below is a quick look at the previous rules versus the revised measures that will take effect from 8 May 2026.<\/span><\/p>\r\n\r\n\r\n\r\n<figure class=\"wp-block-table\">\r\n<table class=\"has-fixed-layout\">\r\n<tbody>\r\n<tr>\r\n<td><b>Policy area<\/b><\/td>\r\n<td><b>Previous policies<\/b><\/td>\r\n<td><b>Updated policies (Effective 8 May 2026)<\/b><\/td>\r\n<\/tr>\r\n<tr>\r\n<td><span style=\"font-weight: 400;\">Minimum Occupation Period (MOP)<\/span><\/td>\r\n<td><span style=\"font-weight: 400;\">5 years before owners can sell on the open market<\/span><\/td>\r\n<td><span style=\"font-weight: 400;\">Extended to 10 years<\/span><\/td>\r\n<\/tr>\r\n<tr>\r\n<td><span style=\"font-weight: 400;\">Full Privatisation<\/span><\/td>\r\n<td><span style=\"font-weight: 400;\">EC becomes fully privatised after 10 years<\/span><\/td>\r\n<td><span style=\"font-weight: 400;\">Extended to 15 years<\/span><\/td>\r\n<\/tr>\r\n<tr>\r\n<td><span style=\"font-weight: 400;\">Deferred Payment Scheme (DPS)<\/span><\/td>\r\n<td><span style=\"font-weight: 400;\">Available for eligible EC launches<\/span><\/td>\r\n<td><span style=\"font-weight: 400;\">DPS to be removed<\/span><\/td>\r\n<\/tr>\r\n<tr>\r\n<td><span style=\"font-weight: 400;\">First-Timer Quota<\/span><\/td>\r\n<td><span style=\"font-weight: 400;\">70% quota during launch period<\/span><\/td>\r\n<td><span style=\"font-weight: 400;\">Increased to 90%<\/span><\/td>\r\n<\/tr>\r\n<tr>\r\n<td><span style=\"font-weight: 400;\">Priority Period for First-Timers<\/span><\/td>\r\n<td><span style=\"font-weight: 400;\">1 month before open booking<\/span><\/td>\r\n<td><span style=\"font-weight: 400;\">Extended to 2 years<\/span><\/td>\r\n<\/tr>\r\n<\/tbody>\r\n<\/table>\r\n<\/figure>\r\n\r\n\r\n\r\n<h2 id=\"h-ec-minimum-occupation-period-mop-extended-from-5-years-to-10-years\" class=\"wp-block-heading\"><b>EC Minimum Occupation Period (MOP) extended from 5 years to 10 years<\/b><\/h2>\r\n\r\n\r\n\r\n<p><span style=\"font-weight: 400;\">One of the biggest changes announced is the extension of the EC Minimum Occupation Period (MOP) from five years to 10 years.<\/span><\/p>\r\n\r\n\r\n\r\n<p><span style=\"font-weight: 400;\">Previously, EC owners could sell their units on the open market after fulfilling the five-year MOP, which is calculated from the date the Temporary Occupation Permit (TOP) is obtained. During this five-year period, owners were not allowed to rent out the entire unit. However, after the MOP was met, owners could purchase private residential property as well.<\/span><\/p>\r\n\r\n\r\n\r\n<p><span style=\"font-weight: 400;\">Under the revised rules, EC owners will now need to hold their units for 10 years before they can sell them on the open market. In addition, full privatisation of ECs will only happen after 15 years instead of the current 10 years.<\/span><\/p>\r\n\r\n\r\n\r\n<p><span style=\"font-weight: 400;\">According to Mr. Luqman Hakim, Chief Data &amp; Analytics Officer at 99.co, the move brings ECs closer to the framework used for Prime and Plus HDB flats, which also come with a 10-year MOP. However, unlike Prime and Plus flats, ECs do not come with subsidy clawbacks because the level of subsidy support is lower.<\/span><\/p>\r\n\r\n\r\n\r\n<p><span style=\"font-weight: 400;\">Mr. Luqman noted that the longer holding period is likely intended to reinforce genuine owner-occupation. As a result, the profile of EC buyers may gradually shift towards households planning to stay for the longer term, while buyers viewing ECs as a medium-term stepping stone to more expensive private residences may become less active in the segment.\u00a0<\/span><\/p>\r\n\r\n\r\n\r\n<h2 id=\"h-deferred-payment-scheme-dps-to-be-removed\" class=\"wp-block-heading\"><b>Deferred Payment Scheme (DPS) to be removed<\/b><\/h2>\r\n\r\n\r\n\r\n<p><span style=\"font-weight: 400;\">Another major shift is the removal of the Deferred Payment Scheme (DPS), which has long been one of the more attractive features of EC purchases, especially for second-time homeowners.<\/span><\/p>\r\n\r\n\r\n\r\n<p><span style=\"font-weight: 400;\">Under the DPS model, buyers only needed to pay the booking fee and downpayment upfront, while the remaining balance was deferred until TOP or Certificate of Statutory Completion (CSC). This meant buyers did not need to service the full mortgage during the construction period.<\/span><\/p>\r\n\r\n\r\n\r\n<p><span style=\"font-weight: 400;\">In contrast, the Progressive Payment Scheme (PPS) requires buyers to make staged payments throughout construction as the project progresses.<\/span><\/p>\r\n\r\n\r\n\r\n<h3 id=\"h-dps-vs-pps-what-changes\" class=\"wp-block-heading\"><b>DPS vs PPS: What changes?<\/b><\/h3>\r\n\r\n\r\n\r\n<figure class=\"wp-block-table\">\r\n<table class=\"has-fixed-layout\">\r\n<tbody>\r\n<tr>\r\n<td><b>Stage<\/b><\/td>\r\n<td><b>Deferred Payment Scheme<\/b><\/td>\r\n<td><b>Progressive Payment Scheme\u00a0<\/b><\/td>\r\n<\/tr>\r\n<tr>\r\n<td><span style=\"font-weight: 400;\">Booking Fee<\/span><\/td>\r\n<td><span style=\"font-weight: 400;\">5% cash<\/span><\/td>\r\n<td><span style=\"font-weight: 400;\">5% cash<\/span><\/td>\r\n<\/tr>\r\n<tr>\r\n<td><span style=\"font-weight: 400;\">Downpayment<\/span><\/td>\r\n<td><span style=\"font-weight: 400;\">15% cash or CPF within 8 weeks<\/span><\/td>\r\n<td><span style=\"font-weight: 400;\">15% cash or CPF within 8 weeks<\/span><\/td>\r\n<\/tr>\r\n<tr>\r\n<td><span style=\"font-weight: 400;\">During Construction<\/span><\/td>\r\n<td><span style=\"font-weight: 400;\">No payments required<\/span><\/td>\r\n<td><span style=\"font-weight: 400;\">Progressive instalment payments required<\/span><\/td>\r\n<\/tr>\r\n<tr>\r\n<td><span style=\"font-weight: 400;\">TOP\/CSC<\/span><\/td>\r\n<td><span style=\"font-weight: 400;\">Remaining 80% payable upon completion<\/span><\/td>\r\n<td><span style=\"font-weight: 400;\">Remaining balance payable progressively<\/span><\/td>\r\n<\/tr>\r\n<tr>\r\n<td><span style=\"font-weight: 400;\">Mortgage Repayments<\/span><\/td>\r\n<td><span style=\"font-weight: 400;\">Begin after TOP\/CSC<\/span><\/td>\r\n<td><span style=\"font-weight: 400;\">Begin progressively during construction<\/span><\/td>\r\n<\/tr>\r\n<\/tbody>\r\n<\/table>\r\n<\/figure>\r\n\r\n\r\n\r\n<p><span style=\"font-weight: 400;\">Before PPS became widely adopted in Singapore\u2019s property market, DPS had been more common. However, DPS was eventually phased out in much of the private housing market because it was seen as contributing to excessive speculation and rapid price growth.<\/span><\/p>\r\n\r\n\r\n\r\n<p><span style=\"font-weight: 400;\">Mr. Luqman estimates that around 60% of EC financing currently uses DPS, particularly among second-time homeowners. He added that removing DPS appears intended to create a more level playing field for first-time buyers, many of whom do not already own a home.<\/span><\/p>\r\n\r\n\r\n\r\n<p><span style=\"font-weight: 400;\">Previously, one major advantage of ECs over private condominiums was the availability of DPS, since private launches generally cannot offer the scheme. Without DPS, buyers will need much stronger cash reserves. Mr. Hakim believes this could significantly affect affordability for second-time homeowners. \u201cFor many upgraders, they now have to service the loan for the new EC while still paying for their existing home mortgage or temporary accommodation,\u201d he explained.<\/span><\/p>\r\n\r\n\r\n\r\n<p><span style=\"font-weight: 400;\">As a result, demand for future EC launches may soften, especially among prospective buyers who previously relied heavily on DPS to manage their cash flow during construction.<\/span><\/p>\r\n<p><iframe loading=\"lazy\" style=\"border: none; width: 350px !important; box-shadow: 0px 2px 12px rgb(11 17 52 \/ 15%); border-radius: 16px;\" src=\"https:\/\/www.99.co\/property-value-widget?contentSource=insider-blog&amp;contentId=new-executive-condominium-ec-policies-announced-longer-mop-no-more-dps-higher-priority-for-first-timers\" width=\"350\" height=\"370\" scrolling=\"no\"><span data-mce-type=\"bookmark\" style=\"display: inline-block; width: 0px; overflow: hidden; line-height: 0;\" class=\"mce_SELRES_start\">\ufeff<\/span><span data-mce-type=\"bookmark\" style=\"display: inline-block; width: 0px; overflow: hidden; line-height: 0;\" class=\"mce_SELRES_start\"><\/span><span data-mce-type=\"bookmark\" style=\"display: inline-block; width: 0px; overflow: hidden; line-height: 0;\" class=\"mce_SELRES_start\"><\/span><span data-mce-type=\"bookmark\" style=\"display: inline-block; width: 0px; overflow: hidden; line-height: 0;\" class=\"mce_SELRES_start\"><\/span><span data-mce-type=\"bookmark\" style=\"display: inline-block; width: 0px; overflow: hidden; line-height: 0;\" class=\"mce_SELRES_start\"><\/span><span data-mce-type=\"bookmark\" style=\"display: inline-block; width: 0px; overflow: hidden; line-height: 0;\" class=\"mce_SELRES_start\"><\/span><span data-mce-type=\"bookmark\" style=\"display: inline-block; width: 0px; overflow: hidden; line-height: 0;\" class=\"mce_SELRES_start\"><\/span><span data-mce-type=\"bookmark\" style=\"display: inline-block; width: 0px; overflow: hidden; line-height: 0;\" class=\"mce_SELRES_start\"><\/span><span data-mce-type=\"bookmark\" style=\"display: inline-block; width: 0px; overflow: hidden; line-height: 0;\" class=\"mce_SELRES_start\"><\/span><span data-mce-type=\"bookmark\" style=\"display: inline-block; width: 0px; overflow: hidden; line-height: 0;\" class=\"mce_SELRES_start\"><\/span><span data-mce-type=\"bookmark\" style=\"display: inline-block; width: 0px; overflow: hidden; line-height: 0;\" class=\"mce_SELRES_start\"><\/span><span data-mce-type=\"bookmark\" style=\"display: inline-block; width: 0px; overflow: hidden; line-height: 0;\" class=\"mce_SELRES_start\"><\/span><span data-mce-type=\"bookmark\" style=\"display: inline-block; width: 0px; overflow: hidden; line-height: 0;\" class=\"mce_SELRES_start\"><\/span><span data-mce-type=\"bookmark\" style=\"display: inline-block; width: 0px; overflow: hidden; line-height: 0;\" class=\"mce_SELRES_start\"><\/span><span data-mce-type=\"bookmark\" style=\"display: inline-block; width: 0px; overflow: hidden; line-height: 0;\" class=\"mce_SELRES_start\"><\/span><span data-mce-type=\"bookmark\" style=\"display: inline-block; width: 0px; overflow: hidden; line-height: 0;\" class=\"mce_SELRES_start\"><\/span><span data-mce-type=\"bookmark\" style=\"display: inline-block; width: 0px; overflow: hidden; line-height: 0;\" class=\"mce_SELRES_start\"><\/span><span data-mce-type=\"bookmark\" style=\"display: inline-block; width: 0px; overflow: hidden; line-height: 0;\" class=\"mce_SELRES_start\"><\/span><span data-mce-type=\"bookmark\" style=\"display: inline-block; width: 0px; overflow: hidden; line-height: 0;\" class=\"mce_SELRES_start\"><\/span><span data-mce-type=\"bookmark\" style=\"display: inline-block; width: 0px; overflow: hidden; line-height: 0;\" class=\"mce_SELRES_start\"><\/span><span data-mce-type=\"bookmark\" style=\"display: inline-block; width: 0px; overflow: hidden; line-height: 0;\" class=\"mce_SELRES_start\"><span data-mce-type=\"bookmark\" style=\"display: inline-block; width: 0px; overflow: hidden; line-height: 0;\" class=\"mce_SELRES_start\"><\/span><\/span><\/iframe><\/p>\r\n\r\n\r\n\r\n<h2 id=\"h-first-timer-quota-increased-from-70-to-90\" class=\"wp-block-heading\"><b>First-Timer quota increased from 70% to 90%<\/b><\/h2>\r\n\r\n\r\n\r\n<p><span style=\"font-weight: 400;\">The government is also revising the allocation quota for first-time buyers. Previously, 70% of EC units were set aside for first-timers during the launch phase, before bookings gradually opened up to second-time applicants.\u00a0<\/span><\/p>\r\n\r\n\r\n\r\n<p><span style=\"font-weight: 400;\">Under the new framework, the first-timer quota will increase to 90%, and this priority arrangement will now last for two years instead of just one month before open booking. Effectively, this means ECs will function much more heavily as a first-timer-focused housing option during the most critical part of the sales cycle.<\/span><\/p>\r\n\r\n\r\n\r\n<p><span style=\"font-weight: 400;\">According to Mr. Luqman, second-time homeowners may only see wider access closer to TOP, which could be months or a\u00a0 year away depending on project timelines.\u00a0<\/span><\/p>\r\n\r\n\r\n\r\n<p><span style=\"font-weight: 400;\">Both the higher quota and the removal of DPS appear to point in the same direction \u2013 prioritising first-time homeowners over existing property owners with stronger financial positions.<\/span><\/p>\r\n\r\n\r\n\r\n<p><span style=\"font-weight: 400;\">Second-time homeowners are generally more cash and CPF-rich because they may have accumulated savings and housing equity from previous homes. By limiting them to a smaller share of available units, the government may also be reducing a layer of demand that has historically supported stronger EC price growth.<\/span><\/p>\r\n\r\n\r\n\r\n<p><span style=\"font-weight: 400;\">As a result, developers may become more cautious when bidding for future EC GLS sites, which could eventually contribute to slower EC price appreciation.<\/span><\/p>\r\n\r\n\r\n\r\n<h2 id=\"h-possible-spillover-effects-on-other-housing-segments\" class=\"wp-block-heading\"><b>Possible spillover effects on other housing segments<\/b><\/h2>\r\n\r\n\r\n\r\n<p><span style=\"font-weight: 400;\">According to Mr. Luqman, the latest EC changes may also create ripple effects across the wider housing market.<\/span><\/p>\r\n\r\n\r\n\r\n<p><span style=\"font-weight: 400;\">With second-time homeowners facing tighter access to new EC launches and no longer benefiting from DPS, some demand could shift towards resale ECs, Outside Central Region (OCR) resale condominiums, or even high-end HDB flats.<\/span><\/p>\r\n\r\n\r\n\r\n<p><span style=\"font-weight: 400;\">This redirected demand may help support prices in those segments, particularly in areas where upgrader demand has traditionally been strong.<\/span><\/p>\r\n\r\n\r\n\r\n<p><span style=\"font-weight: 400;\">At the same time, the EC market itself may become more stable and owner-occupier driven over the longer term, although affordability pressures for some buyers could still remain a challenge.<\/span><\/p>\r\n\r\n\r\n\r\n<p>&nbsp;<\/p>\r\n","protected":false},"excerpt":{"rendered":"<p>The government is set to introduce three major changes to Singapore\u2019s Executive Condominium (EC) market, with the measures applying to all EC Government Land Sales (GLS) sites with tender closing dates on or after 8 May 2026. This means the changes will affect upcoming EC sites such as the Canberra Drive EC site and the&hellip;<\/p>\n","protected":false},"author":141,"featured_media":95752,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"_acf_changed":false,"_relevanssi_hide_post":"","_relevanssi_hide_content":"","_relevanssi_pin_for_all":"","_relevanssi_pin_keywords":"","_relevanssi_unpin_keywords":"","_relevanssi_related_keywords":"","_relevanssi_related_include_ids":"","_relevanssi_related_exclude_ids":"","_relevanssi_related_no_append":"","_relevanssi_related_not_related":"","_relevanssi_related_posts":"","_relevanssi_noindex_reason":"","_lmt_disableupdate":"no","_lmt_disable":"no","_genesis_hide_title":false,"_genesis_hide_breadcrumbs":false,"_genesis_hide_singular_image":false,"_genesis_hide_footer_widgets":false,"_genesis_custom_body_class":"","_genesis_custom_post_class":"","_genesis_layout":"","footnotes":""},"categories":[53982,53593,53631,57131],"tags":[57556,59716,54005,56476,59593],"persona":[57125],"class_list":{"2":"type-post","17":"entry","18":"has-post-thumbnail"},"acf":[],"yoast_head":"<!-- This site is optimized with the Yoast SEO Premium plugin v25.7.1 (Yoast SEO v25.7) - https:\/\/yoast.com\/wordpress\/plugins\/seo\/ -->\n<title>Executive Condominium (EC) policy changes announced: Longer MOP, no more DPS, &amp; 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