The Executive Condominium (EC) scheme is getting a fairly substantial makeover. On 8th May 2026, Minister for National Development Chee Hong Tat announced a major overhaul of the EC scheme, the biggest overhaul since 2013, and the centrepiece is a Minimum Occupation Period (MOP) that’s doubling from 5 years to 10 years for new projects.
The changes apply only to Government Land Sales (GLS) EC sites with tender closing dates from 8th May 2026 onwards. Current launches, as well as any EC sites where land has already been awarded, won’t be affected.
Here’s a closer look at the changes introduced:
| Rule | Current rules | New rules from 8th May 2026 |
| MOP | 5 years | 10 years |
| Full privatisation | 10 years | 15 years |
| First-timer quota | 70% | 90% |
| First-timer priority period | 1 month | 2 years |
| Deferred Payment Scheme (DPS) | Available | Scrapped |
MOP extended from 5 years to 10 years
Image credit: Frasers Property
The biggest headline change to the EC scheme revolves around the Minimum Occupation Period (MOP), which has now been significantly extended. Under the new framework, future EC projects will have a much longer 10-year MOP, and full privatisation will occur only after 15 years.
Under the previous rules, EC owners only needed to fulfil a 5-year MOP from the date of Temporary Occupation Permit (TOP) before they could sell their unit on the resale market to Singaporeans and PRs, while full privatisation kicked in after 10 years.
During the new 10-year MOP, owners will be locked in pretty tightly. You won’t be able to sell the unit on the open market, rent out the entire flat, or buy another residential property until that decade is up. From year 16 onwards, the development is fully privatised, and units can be sold to anyone, including foreigners and corporate buyers.
The reasoning behind the longer MOP is to bring ECs in line with how HDB Prime and Plus flats already work, both of which carry a 10-year MOP. The aim is to nudge the EC scheme back towards its original purpose as a long-term home for the sandwich-class household, rather than as a quick stop on a property-flipping ladder.
Deferred Payment Scheme (DPS) removed
Another major change is the removal of the Deferred Payment Scheme (DPS), a long-time feature that made ECs especially attractive to HDB upgraders.
Under DPS, buyers pay a 20% down payment upfront and defer the remaining 80% until the project obtains its Temporary Occupation Permit (TOP). The convenience comes at a cost: buyers who use DPS typically pay 2–3% more than the unit’s purchase price.
From 8th May 2026 onwards, DPS will no longer be available for new EC launches. With DPS removed, all EC buyers must use the Normal Payment Scheme, similar to private condos, making progressive payments based on construction milestones.
In practical terms, this means future EC buyers will likely need stronger cash flow and may need to sell their existing HDB flat earlier to manage the transition.
First-timer quota raised from 70% to 90%, with a 2-year priority window
While the 10-year MOP and DPS removal may make ECs less attractive for some buyers, the changes include meaningful improvements for first-time buyers. Previously, only 70% of units at launch were reserved for first-timers, while second-timers could begin snapping up remaining units after just 1 month.
Under the new rules, 90% of EC units will now be set aside for first-timers, with the priority window extended significantly to 2 years, giving first-time buyers a far better shot at securing a unit.
The move comes after the proportion of first-time EC buyers steadily declined in recent years, as many second-timers entered the market with larger proceeds from their previous homes and stronger purchasing power. Tightening access for second-timers could help level the playing field and make ECs more accessible again for genuine first-time buyers.
Which EC projects are affected, and which ones aren’t
The first projects subjected to the new EC rules will be the upcoming Canberra Drive and Sembawang Drive sites, which are expected to go on sale to developers in May and June 2026 respectively.
In the meantime, 5 upcoming EC projects with land parcels that have already been awarded, including those at Senja Close, Woodlands Drive 17, Sembawang Road, and Miltonia Close, will still follow the current framework. Unsurprisingly, these launches are expected to attract particularly strong demand from HDB upgraders and second-timers who would rather avoid being locked in for a full decade.
For more property news:
- Toa Payoh West BTO confirmed for October 2026: 1,600 units next to Caldecott MRT
- 5-room HDB flat at City Vue @ Henderson sells for $1.728M
- Why Bedok South Horizon is an estate to watch in 2026
Cover image adapted from: Altura EC, Uchify
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