Your comprehensive guide to understanding EC eligibility, housing grants, income ceilings, and everything you need to know before purchasing an Executive Condominium in Singapore.
⚡ Quick Eligibility Check
You must meet the eligibility conditions to buy an Executive Condominium (EC) unit from a property developer. Find out if you must pay a resale levy and the conditions that apply after you buy an EC unit.
💡 Quick Tip If you only have a minute, take our quick assessment for EC eligibility pre-screening.
🏘️ What is an Executive Condominium?
An Executive Condominium (EC) is a unique housing type in Singapore that bridges public and private housing. ECs are developed and sold by private developers but subsidized by the government, making them significantly more affordable than private condominiums while offering similar facilities and quality.
📋 Eligibility Schemes & Requirements
🧑🤝🧑 Public Scheme
- You and your spouse, and children (if any)
- Married occupiers must include their spouse
- You (single) with both parents and siblings (if any)
- You (widowed/divorced) with children under your legal custody
❤️ Fiancé/Fiancée Scheme
- Form family nucleus with your spouse-to-be
- Both must be unmarried, widowed, or divorced
- Without CPF Grant: Submit marriage cert within 3 months after possession
- With CPF Grant: Submit before possession
🫂 Orphans Scheme
- Must be Singapore Citizen and single
- At least 21 years old at application
- All single siblings must be listed together
- At least one late parent was SC or SPR
- Two unrelated orphans (both SC, 21+) can apply jointly
👫 Joint Singles Scheme
- You and unrelated person, both single
- All applicants must be Singapore Citizens
- At least 35 years old at application
- Not eligible for Singles Grant
* Singles buying with up to 3 others: Must be first-timers to be eligible.
🏡 Already Own an HDB Flat?
✨ Good News for HDB Owners!
You can still purchase an EC even if you currently own an HDB flat. You must dispose of your HDB flat within 6 months after the EC is completed (upon handover).
This means you can continue living in your current HDB while your EC is being built, then move into your new EC and sell your HDB within 6 months. EC is the perfect stepping stone from HDB to private property without ABSD!
⏱️ First-Timer vs Second-Timer
If you’ve ever owned a subsidized housing unit, you’re considered a second-timer. Taking 2 housing subsidies makes you ineligible for EC applications.
Subsidized housing includes:
- BTO flat bought from HDB
- Resale flat with CPF housing grant (excluding Proximity Housing Grant)
- DBSS flat from property developer
- EC unit from property developer
- Other subsidies (SERS, HUDC privatization, etc.)
🌟 Advantages of Being a First-Timer
1️⃣ Higher Priority on Launch Day
Second-timers are capped at 30% quota during launch. Once reached, sales to second-timers stop, but first-timers can continue. Much higher chance of securing preferred units!
💡 Second-timer quota reopens ~1 month after launch.
2️⃣ No Resale Levy
As a first-timer, you don’t pay any resale levy. Second-timers who previously enjoyed CPF Housing Grants must pay resale levy based on bedroom type.
👥 Owners vs Occupiers
| Aspect | Owners | Occupiers |
|---|---|---|
| Legal Rights | ✅ Yes | ❌ No |
| Income/CPF for Mortgage | ✅ Yes | ❌ No |
| 5-Year MOP | ✅ Subject to MOP | ✅ Subject to MOP |
| ABSD After MOP | ✅ Subject to ABSD | ❌ Not subject |
👨👩👧👦 Understanding Essential Occupiers
An essential occupier refers to a family member who forms a family nucleus with the owner and qualifies under an HDB scheme. This is different from being an owner or co-owner. An essential occupier does not have any legal right or share in the apartment.
A proper family nucleus can include:
- If married: you, your spouse, and your children
- If single: you and your parents
- If widowed, divorced, or separated: you and your children under your custody
- Orphaned siblings
- Fiancé and fiancée
🔄 Can I Change from Owner to Occupier?
According to HDB, it’s possible but not easy. An HDB flat owner may change the flat ownership to immediate family members (spouse, parents, children, or siblings) if due to reasons acceptable by HDB.
However, citing reasons like “to purchase another private property” will highly likely fail to get approval. Plan this carefully at the beginning before purchase.
⚠️ Important Notes:
- Living in an HDB flat does NOT make you an essential occupier
- If listed as an essential occupier, you must continue to live in the HDB flat until the minimum occupation period is up
- The biggest risk for occupiers: if the relationship doesn’t work out (e.g., divorce), there’s no legal right protection for the occupier
✨ EC Special Advantage: Decoupling After 5 Years!
Unlike HDB flats, ECs can be decoupled after 5-year MOP since they become partially privatized. Decoupling allows one party to take over full ownership while the other becomes free from property ownership, avoiding ABSD on their next purchase!
How it works: Party A takes over Party B’s share, becoming 100% owner. Party B can now purchase another property without ABSD. Legal fees ~$5,500, process takes 2-3 days (allow 3 months for CPF refunds).
💡 Our Recommendation
Buy under Tenancy in Common: 99% (Party A) and 1% (Party B). This allows both parties’ income and CPF to finance the mortgage, while making future decoupling cost-effective.
📞 Contact us for free financial calculations!💰 CPF Housing Grant
Receive up to $30,000 in housing subsidies when purchasing an EC from a developer.
First-Timer Households
| Monthly Household Income | SC/SC | SC/SPR |
|---|---|---|
| ≤ $10,000 | $30,000 | $20,000 |
| $10,001 – $11,000 | $20,000 | $10,000 |
| $11,001 – $12,000 | $10,000 | Nil |
| $12,001 – $16,000 | Nil | Nil |
First & Second-Timer Couples
| Monthly Household Income | SC/SC Grant |
|---|---|
| ≤ $10,000 | $15,000 |
| $10,001 – $11,000 | $10,000 |
| $11,001 – $12,000 | $5,000 |
| $12,001 – $16,000 | Nil |
🎯 Citizen Top-Up (SC/SPR)
SC/SPR households may apply for $10,000 Citizen Top-Up when a member obtains Singapore citizenship. Apply within 6 months of eligibility.
📈 Income Ceiling
Maximum Income: $16,000
The total income of all persons listed in the EC application must not exceed $16,000 per month.
⏳ Wait-Out Periods
🏠 Private Property
- Must not own any local/overseas private property
- Must not have disposed of private property in last 30 months
- Can own up to 1 non-residential property
📋 HDB Booking Cancellation
Wait 1 year from cancellation date before applying for EC.
❌ EC Agreement Termination
If terminated EC purchase with CPF Grant, wait 5 years before applying for another EC.
🔄 Previous EC Ownership
Wait 30 months from EC disposal date before applying for another EC.
🚨 Bankruptcy Status
As a Buyer: Must obtain prior consent from Official Assignee (OA) or private trustee.
As an Occupier: No prior consent needed from OA or private trustee.
💸 Resale Levy
What is Resale Levy?
The resale levy reduces housing subsidy on your second subsidized flat, ensuring fairer allocation. All second-timer core applicants and occupiers must pay their resale levies when buying an EC.
✅ When You Pay Resale Levy
- You dispose of subsidized flat and buy second subsidized flat from HDB
- You dispose of subsidized flat and buy EC from developer
❌ When You Don’t Pay
- Buying DBSS flat from developer
- Buying HDB resale flat
- Buying private residential property
Flat Sold On/After 3 March 2006
| First Subsidized Housing | Households | Singles |
|---|---|---|
| 2-room / 2-room Flexi | $15,000 | $7,500 |
| 3-room | $30,000 | $15,000 |
| 4-room | $40,000 | $20,000 |
| 5-room | $45,000 | $22,500 |
| 3Gen | $45,000 | N/A |
| Executive | $50,000 | $25,000 |
| EC | $55,000 | N/A |
Flat Sold Before 3 March 2006
Percentage-graded resale levy applies (based on resale price or 90% market valuation). 5% interest per annum if deferred.
| First Subsidized Housing | Households (%) | Singles (%) |
|---|---|---|
| 2-room | 10%* or 15% | 5%* or 7.50% |
| 3-room | 20% | 10% |
| 4-room | 22.50% | 11.25% |
| 5-room & Executive | 25% | 12.50% |
* Only for 2-room sellers buying larger flat
🎁 Singles Grant Recipients
If you received a Singles Grant, you only pay half the resale levy amount when you subsequently form a family and buy a second subsidized flat.
💡 Payment Methods
If first flat sold after EC key collection:
Resale levy deducted from net sale proceeds. Any shortfall paid in cash.
If first flat sold before EC key collection:
Resale levy paid in cash upon EC key collection.
🧮 Resale Levy Calculator
Find Out Your Resale Levy Amount
Who Needs to Pay Resale Levy?
✅ You need to pay if:
- You dispose of your subsidized flat and buy a second subsidized flat from HDB
- You dispose of your subsidized flat and buy an EC from a developer
❌ You don’t need to pay if buying:
- Design, Build and Sell Scheme (DBSS) flat from a developer
- HDB resale flat
- Private residential property
When to Pay?
If you already sold your first subsidized flat:
Resale levy paid in cash upon signing EC Sales & Purchase Agreement. Payment via Developer/HDB Branch.
If you haven’t sold yet:
Resale levy will be deducted from the sale proceeds upon the sale of the first subsidized flat.
For flats sold before 3 March 2006:
Resale levy + 5% interest paid in cash upon signing EC Sales & Purchase Agreement. However, if you and spouse are aged 55+, interest is waived (T&C apply).
💡 Quick Calculation Examples
Example 1: First-timer household, sold 4-room HDB in 2020
Resale Levy: $40,000
Example 2: Singles grant recipient, sold 3-room HDB in 2022
Resale Levy: $15,000 (50% of $30,000)
Example 3: Household sold 5-room HDB before 2006 at $400,000
Resale Levy: $100,000 (25% of $400,000) + 5% interest per annum (if deferred)
💲 Resale Levy Calculator
⚠️ Disclaimer:
The calculator and information provided here are for general guidance only. All information has been prepared based on the Resale Levy Policy set out by HDB. Developers and/or marketing agents are not liable for any inaccuracies. For clarifications, please contact us or refer to the official HDB e-Feedback form.
🤝 Need Help with Your EC Purchase?
Buying an EC involves many considerations: eligibility, loan restrictions, income ceilings, and more. It can be confusing, especially for first-time buyers.
Our team specializes in EC purchases and can help you navigate the entire process!
✨ We are direct developer representatives for ECs in the market
💰 Get the best prices and discounts
🎯 No agent fees required
📞 Free consultation and financial calculations
📝 Key Takeaways
✅ EC Benefits
- More affordable than private condos
- Government subsidies available
- Can keep HDB until EC completion
- Decoupling possible after 5 years
📊 Income Limits
- Maximum $16,000/month household income
- CPF grants up to $30,000
- Citizen Top-Up: $10,000
⏰ Wait-Out Periods
- Private property: 30 months
- HDB cancellation: 1 year
- EC termination with grant: 5 years
💸 Resale Levy
- Only for second-timers
- Ranges from $15,000 to $55,000
- Singles grant: 50% reduction
Ready to Start Your EC Journey?
Our experienced team is here to guide you through every step of the EC purchase process.
📧 Contact us today for personalized advice and exclusive developer rates!