Who Is Eligible to Buy an Executive Condominium (EC) in Singapore?
Introduction
Executive Condominiums (“EC”) offer the most affordable path to private-style condo living in Singapore, typically pricing 20 to 30 percent below comparable private condominiums. However, not everyone qualifies to buy them. EC eligibility rules are strict, covering citizenship status, income limits, property ownership history, and family composition. Missing even one requirement disqualifies you entirely, regardless of your ability to afford the property.
This guide explains exactly who can buy an Executive Condominium, what documents you need, which restrictions apply, and what happens if you become ineligible after purchase. Understanding these rules before viewing showflats prevents wasting time on properties you cannot legally buy.
Before considering any Executive Condominium, it is important to understand whether you meet these eligibility conditions and whether you can remain eligible throughout the required ownership period. This page explains the key criteria that apply when buying a new EC from a developer, based on prevailing policies and standard EC eligibility requirements.
What Is an Executive Condominium?
An Executive Condominium is a strata-titled residential development built and sold by private developers, but subject to public-housing-style eligibility rules at the point of purchase. Buyers must meet citizenship, income, and ownership conditions, and must occupy the EC for a minimum period before it can be sold or fully privatised.
Although ECs eventually become private property, eligibility rules apply strictly at the time of application and throughout the Minimum Occupation Period (MOP).
Citizenship Requirements
At least one applicant must be a Singapore Citizen. The family nucleus must include at least two Singapore Citizens, or one Singapore Citizen and one Permanent Resident. Two Permanent Residents cannot jointly purchase an EC under any circumstances.
This means if you’re a PR married to another PR, you’re ineligible for ECs. You must either wait until one spouse obtains citizenship, or purchase a private condominium instead. Single PRs also cannot purchase ECs alone—citizenship is mandatory for at least one buyer.
Foreigners are not eligible to purchase EC units directly from developers.
Citizenship requirements must be met at the time of application and maintained throughout the ownership period.
Age Requirement
All buyers must be at least 21 years old at the time of application. This applies regardless of marital status or family composition.
If you’re purchasing under the Fiancé/Fiancée Scheme and one party is 18 to 20 years old, that person can only be listed as an occupier, not as a buyer. Both fiancés must be 21+ to be listed as joint buyers. If one fiancé is under 21, parental or legal guardian consent is required in writing.
For joint applications under specific schemes such as the Joint Singles Scheme, both applicants must be 35 years old and above at time of application.
Family Nucleus Criteria
EC purchases must be made by an eligible family nucleus, not by individuals alone (except under specific schemes). Understanding which family structures qualify is essential.
Public Scheme (Most Common)
The Public Scheme covers standard family applications and includes:
Married couples with or without children. This is the most straightforward application type. Husband and wife apply together as joint buyers. Children can be listed as occupiers if desired but aren’t required for eligibility.
Singles with both parents. Unmarried individuals can apply with both parents listed as occupiers. Siblings can also be included as occupiers. However, if your parents are divorced, deceased, or separated, this structure doesn’t work—you cannot apply with only one parent under the Public Scheme.
Widowed or divorced persons with children under legal custody. If you’re widowed or divorced and have children under your legal custody, care, and control, you can apply with those children listed in the application. You must provide divorce documents showing custody arrangements or death certificates for deceased spouses.
Fiancé/Fiancée Scheme
Engaged couples who haven’t yet married can apply together under this scheme, but strict conditions apply:
Both parties must be unmarried, widowed, or divorced at the time of application. If either party is going through divorce proceedings, they must wait until the divorce is finalized (Certificate of Making Decree Nisi Absolute or Syariah Court Certificate of Divorce obtained) before applying.
You must produce your marriage certificate within three months after collecting keys at TOP. This deadline is absolute. If you break off the engagement, decide not to marry, or cannot produce the marriage certificate within three months, you become ineligible to continue with the EC purchase. The developer will terminate the Sale and Purchase Agreement and forfeit 5 percent of the purchase price.
If you received a CPF Housing Grant, you must return the full grant amount plus accrued interest to the government. If you cannot return the full amount, the outstanding balance becomes a debt owed to the government, and you’re barred from renting, buying, or inheriting any HDB flat or EC until the debt is fully repaid.
Orphans Scheme
Orphaned siblings can jointly apply if all parents are deceased. At least one deceased parent must have been a Singapore Citizen or PR. All applicants must be single (unmarried) and at least 21 years old. All single siblings must be included in the same application—you cannot leave out siblings to reduce the family size. Furthermore, at least one of your late parents must have
been a Singapore citizen or a Singapore permanent resident.
Two unrelated orphans who are both Singapore Citizens aged 35+ can also apply jointly. This provides orphaned individuals without siblings a pathway to EC ownership.
Joint Singles Scheme
Two unrelated single persons, both Singapore Citizens aged 35 or above, can jointly apply for an EC. However, they’re not eligible for the CPF Housing Grant,.
This scheme suits long-term friends or relatives (like cousins or extended family) who want to co-own property but don’t form traditional family nuclei. Both must remain single throughout the application and five-year occupation period. If either party marries, they become ineligible and the purchase must be terminated.
Household Income Ceiling
The average gross monthly household income for all persons listed in the application cannot exceed $16,000. This includes all income earners in the application—buyers, occupiers, and their spouses if married.
Income calculation looks at the average over the most recent 12 months, ending two months before application. Bonuses are excluded but certain allowances are included. Check with us to understand more about what is included and excluded in the calculation of the household income.
For employed persons with CPF contributions, income is verified through IRAS Notice of Assessment and CPF contribution statements. For self-employed individuals, income is assessed via Notice of Assessment and business documentation.
Property Ownership Restrictions
You, your spouse, any occupiers listed in the application, and their spouses cannot own or have any interest in private residential property anywhere in the world. This restriction applies both at the time of application and throughout the ownership period until five years after TOP.
“Private property” is broadly defined and includes:
- Private condominiums and apartments in Singapore
- Landed properties (houses, bungalows, terrace houses)
- Commercial properties with residential components
- Overseas properties of any type
- Properties held through nominees or trusts (even if you’re not the beneficial owner)
- Properties inherited or received as gifts
- Executive Condominiums (if you already own one)
The 30-month disposal rule is critical. If you previously owned private property and sold it, you must wait 30 months from the date of sale before applying for an EC. This prevents property owners from quickly flipping between private property and subsidized housing.
Example: You sold your private condo in March 2024. You can only apply for an EC from September 2026 onwards (30 months later). Applications submitted before this date will be rejected automatically.
Current HDB Ownership
If you currently own an HDB flat (including DBSS flats), you can still apply for an EC, but you must dispose of the HDB flat within six months after collecting keys to the EC. This allows you to continue living in your HDB during EC construction (which takes 3-4 years), then sell it just before moving into the EC.
However, you must have fulfilled the HDB Minimum Occupation Period before applying for an EC. The MOP for most HDB flats is five years from key collection. During this five years, you cannot have rented out the entire flat—only the MOP period when you physically occupied the flat counts.
Example: You bought a BTO flat and collected keys in January 2020. You rented out the entire flat from January 2021 to December 2022 (two years). Even though it’s now January 2026 (six years after key collection), you’ve only physically occupied for four years. You must wait one more year before you can apply for an EC.
If you previously sold an HDB flat or DBSS flat, similar waiting periods apply based on when you sold and whether you received CPF Housing Grants for that flat.
Executive Condominium Ownership
If you currently own or previously owned an EC, specific rules apply:
- Current EC owners can apply for another EC only after fulfilling the five-year MOP of their existing EC and selling it
- Ex-EC owners who terminated their Sale and Purchase Agreement after taking possession must wait 30 months from termination date before applying for another EC
CPF Housing Grant Eligibility
First-timer EC buyers can receive CPF Housing Grants ranging from $10,000 to $30,000, significantly reducing the effective purchase price. However, grant eligibility has specific requirements beyond EC purchase eligibility.
Grant Amounts by Income and Citizenship
The grant amount depends on your household income and citizenship composition:
SC/SC Households (both spouses are Singapore Citizens):
- Income up to $10,000: $30,000 grant
- Income $10,001 to $11,000: $20,000 grant
- Income $11,001 to $12,000: $10,000 grant
- Income above $12,000: $0 grant
SC/SPR Households (one citizen, one PR):
- Income up to $10,000: $20,000 grant
- Income $10,001 to $11,000: $10,000 grant
- Income above $11,000: $0 grant
Half-Housing Grant (applies if spouse previously took housing subsidy):
- Income up to $10,000: $15,000
- Income $10,001 to $11,000: $10,000
- Income $11,001 to $12,000: $5,000
First-Timer Definition
To qualify as a first-timer and receive the grant, you and all core occupiers (and their spouses) must never have:
- Owned a flat bought from HDB
- Sold a flat bought from HDB
- Received CPF Housing Grant for HDB resale, DBSS, or previous EC purchase
- Transferred a subsidized flat bought under CPF Housing Grant
- Taken other housing subsidies like SERS rehousing benefits or HUDC privatization benefits
Even if you meet all these conditions, you still don’t qualify if your household income exceeds $12,000 monthly. The grant is targeted at lower to middle-income first-timers, not all first-time buyers.
Citizen Top-Up Grant
SC/SPR households initially receive $10,000 less than SC/SC households. However, if your PR spouse obtains Singapore Citizenship, or if you have a citizen child born after applying, you can claim an additional $10,000 Citizen Top-Up grant within six months of becoming an SC/SC household.
This applies both before and after TOP. If it occurs before TOP, approach the developer to update your household status. If after TOP, apply to HDB directly within six months of the qualifying event.
Applicants must submit grant applications and supporting documents at the point of booking, and failure to do so may affect grant eligibility.Financing Rules for EC Buyers
HDB housing loans are not available for EC purchases. Buyers must obtain financing from banks or financial institutions regulated by the Monetary Authority of Singapore. CPF savings may be used for downpayment and instalments, subject to CPF usage limits.
Buyers are strongly advised to check loan eligibility before committing to an EC purchase.
Maintaining Eligibility After Purchase
Eligibility does not end at booking. Buyers must remain eligible throughout the ownership period, including during the construction phase and after taking possession. Changes in family nucleus, ownership status, or financial standing may require reassessment and can affect eligibility.
Failure to maintain eligibility may result in cancellation of the Sale and Purchase Agreement or financial forfeiture.
Minimum Occupation Period (MOP)
EC buyers must physically occupy the unit for a minimum of five years from the date of Temporary Occupation Permit (TOP). During this period, owners are not allowed to sell, rent out the entire unit or invest in private residential property.
After five years, the EC may be sold to Singapore Citizens or Permanent Residents. Only after ten years does the EC become fully private and open to foreign buyers.
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Not Sure If You’re Eligible to Buy an EC?
EC eligibility rules can be detailed, and they apply differently depending on your household structure and past housing history. If you’re considering an Executive Condominium and want to confirm whether you qualify, you can speak to us before making any commitments.
No pressure, no commitments — just strategic guidance to help you achieve your first dream home.