Last updated: 24 September 2026. This guide has been fully refreshed. What changed since our April edition:
- 8 May 2026 EC overhaul: new EC sites now come with a 10-year MOP, 15-year privatisation, no Deferred Payment Scheme and a 90% first-timer quota. All five projects below are exempt.
- Two projects now have names: Senja Close EC is Solano Grand and CDL’s Woodlands Drive 17 EC is Wynwood Grand.
- A fifth grandfathered EC added: Hoi Hup’s Miltonia Close EC in Yishun.
- EC income ceiling raised to $18,000 at National Day Rally 2026 — but it does not apply to any of these five projects (they stay at $16,000).
- Pricing benchmarks updated with the 2026 launches of Coastal Cabana and Rivelle Tampines.
If you have been watching the Singapore property market, you will know the executive condo launch 2026 pipeline has suddenly become the most important one in a decade. On 8 May 2026 the government rewrote the EC rulebook. Every EC site tendered from that date onwards comes with a 10-year Minimum Occupation Period, a 15-year wait before full privatisation, and no Deferred Payment Scheme.
But five EC projects slipped in before the cut-off. Their land tenders closed before 8 May 2026, so they keep the classic EC framework: 5-year MOP, full privatisation at year 10, DPS available, and the 70% first-timer quota that lifts after just one month. Together they add up to roughly 2,000 homes — and once they are sold, that version of the EC is gone for good.
All five sit in the north and north-west of Singapore, with previews expected from December 2026 through mid-2027. This guide covers what changed, who can buy, how much these ECs are likely to cost, and a detailed look at each project.
Old EC Rules vs New EC Rules: Why These 5 Launches Matter
Here is the difference in one table. The left column is what buyers of the five ECs in this article get. The right column is what every future EC launch — starting with Canberra Drive — will come with.
| Rule | The 5 grandfathered ECs (this article) | New EC sites (tender closing on/after 8 May 2026) |
|---|---|---|
| Minimum Occupation Period | 5 years | 10 years |
| Full privatisation (can sell to foreigners) | 10 years after TOP | 15 years after TOP |
| Deferred Payment Scheme (DPS) | Available | Removed — Normal (progressive) Payment Scheme only |
| First-timer priority | 70% of units, for 1 month | 90% of units, for 2 years |
| Household income ceiling | $16,000 | $16,000; rises to $18,000 for sites whose tender closes on/after 24 Aug 2026 |
For second-timer HDB upgraders, the new 90% first-timer quota is the real game-changer: they will be competing for just 10% of units at future launches for the first two years. That is why analysts widely expect heightened demand for these five projects. For a deeper look at the policy, read our breakdown of the big changes to executive condos in 2026.
What Is an Executive Condominium? A Quick Primer
Before we get into the projects, let us make sure we are on the same page about what an EC actually is — because it is a property type unique to Singapore, with its own set of rules.
The Hybrid Nature of the EC
The EC Housing Scheme was introduced in 1999 to bridge the gap between HDB flats and private condominiums. ECs are built and sold by private developers, so they look and feel like private condos — full facilities, landscaped grounds, basement parking and 24-hour security. Because the government sells EC land at a lower price, ECs launch at a meaningful discount to comparable private condos in the same area.
The trade-off is a set of eligibility conditions and ownership restrictions that private condos do not have.
Who Can Buy a New EC?
- Citizenship: At least one applicant must be a Singapore Citizen. An application made up of only Permanent Residents is not eligible.
- Family nucleus: You must form a valid family nucleus — typically a married couple, or parents with children. Singles cannot buy a new EC from the developer under the standard family schemes.
- Income ceiling: Combined household income must not exceed $16,000 a month for all five projects in this guide. The new $18,000 ceiling announced at National Day Rally 2026 only applies to ECs whose land tender closes on or after 24 August 2026 — so it will not help anyone buying into these five launches. We explain the timing in detail in our article on the new HDB and EC income ceilings.
- Private property: No applicant may own private property in Singapore or overseas. If you have disposed of one, you must wait 30 months before applying.
- HDB upgraders: If you currently own an HDB flat, you can book an EC while living in it, but you must sell the flat within six months of collecting the keys to your EC. Second-timers who have previously enjoyed a housing subsidy may also have to pay a resale levy.
MOP and the 10-Year Privatisation Timeline
For the five grandfathered projects in this guide, the familiar timeline still applies:
- A 5-year Minimum Occupation Period, during which you cannot sell the unit or rent out the whole unit.
- After the MOP, you may sell to Singapore Citizens and PRs.
- 10 years after TOP, the EC becomes fully privatised and can be sold to anyone, including foreigners (subject to ABSD), just like any other private condo.
This 5-and-10 journey is exactly what the new rules stretched to 10-and-15. It is the main reason these five projects are expected to draw strong demand.
CPF Housing Grant
Eligible first-timer families can apply for the CPF Housing Grant for ECs, which is tiered by household income and credited to your CPF Ordinary Account. The first 5% of the purchase price must be paid in cash at booking; the grant can then go towards the rest of the downpayment after you sign the Sale and Purchase Agreement. Check HDB’s website for the current grant tiers before you plan your numbers.
Payment Schemes: NPS vs DPS
Under the Normal Payment Scheme (NPS), you pay progressively as construction milestones are reached. Under the Deferred Payment Scheme (DPS), you pay 20% upfront and defer the remaining 80% until TOP — very useful if you are still living in and servicing a loan on your HDB flat. DPS prices are usually a little higher; at Rivelle Tampines, for example, DPS buyers paid an additional 3%.
DPS has been scrapped for all new EC sites, but it remains available at all five projects below — which is a major reason upgraders are paying close attention to them.
How Much Will the 2026/27 ECs Cost? Recent Price Benchmarks
EC prices have climbed steadily. According to URA caveat data cited by PropNex, new ECs averaged about $1,787 psf in early 2026, roughly 21% below new 99-year private condos in the Outside Central Region (about $2,274 psf). Here are the most recent EC launches — the benchmarks every developer in this article will be pricing against:
| Recent EC launch | Location | Launched | Average price | Result |
|---|---|---|---|---|
| Aurelle of Tampines | Tampines St 62 | Mar 2025 | ~$1,766 psf | ~90% sold on launch weekend; fully sold within a month |
| Coastal Cabana | Pasir Ris | Jan 2026 | ~$1,734 psf | 498 of 748 units sold on opening weekend |
| Rivelle Tampines | Tampines St 95 | Mar 2026 | ~$1,893 psf (record) | 92.5% sold on launch weekend; fully sold within a month |
Rivelle Tampines was widely described as the last EC launch of 2026, which means the five projects below are effectively the next wave of EC supply — after a gap of more than eight months with almost nothing new on the market.
The 5 Upcoming Executive Condo Launches (2026–2027)
Here is a detailed look at the five grandfathered EC projects, in order of their expected launch. None of them are affected by the 8 May 2026 EC cooling measures.
#1 — Solano Grand (Senja Close, District 23, Bukit Panjang)
| Detail | Info |
|---|---|
| Project name | Solano Grand |
| Location | Senja Close, District 23 — Bukit Panjang |
| Developer | City Developments Limited (CDL) |
| Units | ~302 |
| Tenure | 99-year leasehold |
| Land bid | $252.9 million (~$771 psf ppr) |
| Rules | Grandfathered — 5-year MOP, DPS available |
| Target timeline | E-applications Dec 2026; booking launch Jan 2027 |
Why Solano Grand Stands Out
Solano Grand is the first EC in Bukit Panjang since Blossom Residences in 2011 — a gap of about 15 years. That is a long stretch of pent-up demand from HDB upgraders in Bukit Panjang and Choa Chu Kang who want to upgrade without leaving the neighbourhood.
At about 302 units, it is also compact for an EC, which means fewer competing units when owners eventually look to sell after the MOP. CDL has a strong EC track record, and that matters: the developer, not HDB, is responsible for defects during the Defects Liability Period.
Location and Connectivity
The site sits in a quiet residential pocket along Senja Close, just off the Kranji Expressway (KJE), with the greenery towards Mandai across the highway. Jelapang and Senja LRT stations are roughly an 8–10 minute walk away, and Bukit Panjang MRT on the Downtown Line is two LRT stops from there. From Bukit Panjang, the DTL runs through Hillview and Botanic Gardens into Bugis and the CBD.
The LRT-to-MRT transfer does add a step compared with an EC right next to an MRT station, so factor that into your commute planning. Drivers get quick access to the KJE and BKE.
Amenities and Schools
Senja Hawker Centre and Greenridge Shopping Centre cover daily needs, while Hillion Mall and Bukit Panjang Plaza are a short ride away. An on-site childcare centre is planned within the development. For primary schools, West View Primary is the closest and likely within 1 km, with West Spring Primary and Greenridge Primary also nearby.
One thing to note: a place of worship is planned on the adjacent plot. It will be worth seeing how the site plan handles unit placement and buffering when it is released.
Who Solano Grand Suits
HDB upgraders from Bukit Panjang and Choa Chu Kang who have been waiting for a local EC, and families who value DTL access and the nature corridors of the Bukit Timah and Mandai area.
Full project details, factsheet and VVIP preview registration: Solano Grand EC.
#2 — Wynwood Grand (Woodlands Drive 17, District 25, Woodlands)
| Detail | Info |
|---|---|
| Project name | Wynwood Grand |
| Location | Woodlands Drive 17, District 25 — Woodlands |
| Developer | CDL (CDL Divine Pte Ltd) |
| Architect / Builder | ADDP Architects / Woh Hup |
| Units | 430 (14 blocks × 8 storeys) |
| Unit mix | 3, 4 and 5 bedrooms only |
| Land bid | $360.9 million (~$782 psf ppr) |
| Rules | Grandfathered — 5-year MOP, DPS available |
| Target timeline | E-applications early Dec 2026; launch mid-Jan 2027 |
Why Wynwood Grand Stands Out
CDL won this site in August 2025 with a then-record EC land price of $782 psf ppr, beating the runner-up by just 0.17%. What makes the project unusual is its low plot ratio of 1.7: instead of 25-storey towers, Wynwood Grand is planned as 14 low-rise blocks of eight storeys each, spread across a large 25,207 sqm site.
The unit mix is limited to 3-, 4- and 5-bedroom homes, so expect a community made up almost entirely of owner-occupier families. There is also an on-site childcare centre and a full basement carpark, leaving the ground level car-free.
The Woodlands Growth Story
Woodlands has not seen a new EC launch since Northwave in 2016. Meanwhile, more than 2,700 four- and five-room HDB flats in the surrounding towns reach their MOP in 2026 and 2027 — a large pool of potential upgraders.
The bigger picture is the Woodlands Regional Centre transformation, the Woodlands Health Campus right next door, and the Johor Bahru–Singapore RTS Link, which LTA says is on track to begin operations by the end of 2026. The RTS terminus at Woodlands North will offer a roughly five-minute ride to Bukit Chagar in JB. The first-mover advantage here is pretty clear.
Connectivity and Schools
Woodlands South MRT (Thomson-East Coast Line) gives direct, no-transfer rides to Orchard and the CBD, and Woodlands MRT interchange with Causeway Point is one stop away. Nearby schools include Innova Primary and Woodgrove Primary, with Singapore Sports School and Republic Polytechnic also in Woodlands.
Who Wynwood Grand Suits
Families who want a low-density, resort-style EC with larger layouts, and buyers with a long-term view on Woodlands — healthcare jobs, the RTS Link and the Regional Centre.
Full project details, site plan info and VVIP preview registration: Wynwood Grand EC.
#3 — Sembawang Road EC (District 27, Sembawang)
| Detail | Info |
|---|---|
| Project name | To be announced |
| Location | Sembawang Road (off Jalan Cherpen), District 27 |
| Developer | Oriental Pacific Holdings (founded by Jane Lam, formerly of JBE Holdings) |
| Units | ~265 (HDB estimate; to be confirmed) |
| Plot ratio | 1.4 (low-rise) |
| Land bid | $197.8 million (~$692 psf ppr) |
| Rules | Grandfathered — 5-year MOP, DPS available |
| Estimated launch | Dec 2026 – Q1 2027 |
Why Sembawang Road EC Stands Out
This is set to be Singapore’s first low-rise EC. With a plot ratio of just 1.4, the site sits beside a landed housing enclave and along a waterway, giving it a low-density outlook that is rare for an EC. It is also the smallest of the five projects at around 265 units.
It has the lowest land cost of the group at $692 psf ppr — the first EC land rate below $700 psf ppr since September 2022. A lower land cost gives the developer more room on pricing, which is worth watching when the price list comes out.
Location and Connectivity
EdgeProp’s analysis puts the site roughly 500m from Canberra MRT on the North-South Line, which would place it among fewer than 10 ECs within 500m of an MRT station. Other reviews describe it as more reliant on buses, so walk the route yourself before deciding. Canberra Plaza, Sun Plaza and Sembawang Shopping Centre are nearby, and Sembawang Hot Spring Park adds a uniquely local leisure option.
Longer term, the former Sembawang Shipyard is slated for redevelopment in the 2030s, and the North-South Corridor will improve bus and road connections into the city.
Schools Nearby
Ahmad Ibrahim Primary and Yishun Primary are within 1 km, according to ERA, with Xishan Primary also potentially in range. Confirm distances with the SLA OneMap tool before balloting.
Who Sembawang Road EC Suits
Families who want a quiet, low-rise setting with a more exclusive feel, and upgraders already living in Sembawang, Canberra or Yishun who want to stay in a familiar neighbourhood.
#4 — Woodlands Drive 17 / Woodlands Avenue 12 EC by Sim Lian (District 25)
| Detail | Info |
|---|---|
| Project name | To be announced |
| Location | Woodlands Drive 17 / Woodlands Avenue 12, District 25 |
| Developer | Sim Lian Group |
| Units | ~560 |
| Land bid | $484 million (~$794 psf ppr) — current EC land record |
| Rules | Grandfathered — 5-year MOP, DPS available |
| Estimated launch | Q2 2027 |
Why This EC Stands Out
This is the largest of the five launches at about 560 units, and Sim Lian’s $794 psf ppr bid in January 2026 set a new record for EC land, edging past CDL’s $782 psf ppr for the neighbouring Wynwood Grand site. Sim Lian beat the second bidder by only 0.5%, which tells you how much confidence developers have in this corner of Woodlands.
Sim Lian is one of the most experienced EC developers in Singapore. Its most recent EC, Rivelle Tampines, sold out within a month of launching in March 2026 at a record average of about $1,893 psf — so expect a confident launch here too.
Location and Connectivity
The site shares the same growth story as Wynwood Grand next door: Woodlands South MRT on the TEL, the Woodlands Health Campus, the Woodlands Regional Centre, and the RTS Link to Johor Bahru. Having two ECs side by side means buyers can compare two developers’ layouts and pricing for essentially the same location — and Sim Lian will be launching a few months after CDL, with Wynwood Grand’s price list as a reference point.
Who This EC Suits
Upgraders from Woodlands, Admiralty and Marsiling, and buyers from further afield who are bullish on Woodlands. The larger size should mean a wider choice of unit types and stacks.
#5 — Miltonia Close EC (District 27, Yishun) — New Addition
| Detail | Info |
|---|---|
| Project name | To be announced |
| Location | Miltonia Close, Yishun (beside Orchid Country Club, near Lower Seletar Reservoir) |
| Developer | Hoi Hup Realty |
| Units | ~430–450 (blocks of about 18–20 storeys) |
| Land bid | $340.85 million (~$732 psf ppr) |
| Awarded | 21 April 2026 — just before the 8 May cut-off |
| Rules | Grandfathered — 5-year MOP, DPS available |
| Estimated launch | Mid-2027 |
Why Miltonia Close EC Stands Out
Miltonia Close is the last EC under the old rules — its tender closed on 14 April 2026, only weeks before the policy change. It is also the first EC site offered in Yishun in five years. The previous Yishun EC, North Gaia, sold out in 2025, and buyers who missed it are likely to turn their attention here.
Hoi Hup’s $732 psf ppr bid was at the upper end of analysts’ expectations, but still about 8% below the Woodlands record, which could translate into more competitive pricing than the two Woodlands projects.
Location and Lifestyle
This is a nature-first location: next to Orchid Country Club and close to Lower Seletar Reservoir. The trade-off is transport — the site is roughly 2 km from Khatib MRT, so most residents will rely on buses or a car. Northpoint City and Yishun’s town amenities are a short drive away.
Who Miltonia Close EC Suits
Yishun and Sembawang upgraders who missed out on North Gaia, and families who prioritise greenery and waterfront living over doorstep MRT access. Because it launches last, it also suits buyers who want more time to prepare their finances while still securing a 5-year-MOP EC.
At a Glance: Comparing the 5 Executive Condo Launches
| Project | Location | Developer | Units | Land (psf ppr) | Est. launch | Nearest rail |
|---|---|---|---|---|---|---|
| Solano Grand | D23 Bukit Panjang | CDL | ~302 | ~$771 | Dec 2026 / Jan 2027 | Jelapang / Senja LRT |
| Wynwood Grand | D25 Woodlands | CDL | 430 | ~$782 | Dec 2026 / Jan 2027 | Woodlands South (TEL) |
| Sembawang Road EC | D27 Sembawang | Oriental Pacific | ~265 | ~$692 | Dec 2026 – Q1 2027 | Canberra (NSL) |
| Woodlands Ave 12 EC | D25 Woodlands | Sim Lian | ~560 | ~$794 | Q2 2027 | Woodlands South (TEL) |
| Miltonia Close EC | D27 Yishun | Hoi Hup | ~430–450 | ~$732 | Mid-2027 | Khatib (NSL), ~2 km |
What prices should you expect? No official prices have been released yet. For reference, analysts quoted after the second Woodlands tender expected both Woodlands Drive 17 projects to launch at around $1,750–$1,850 psf, with some forecasting averages closer to $1,900–$2,000 psf. Estimates for Sembawang Road and Miltonia Close have generally been above $1,700 psf. Treat all of these as indicative until the developers release their price lists.
Which Executive Condo Launch Should You Watch?
There is no single right answer — it depends on where you live now, how you commute, and how you balance lifestyle today against resale potential later.
- Upgrading within Bukit Panjang or Choa Chu Kang? Solano Grand is the obvious first choice.
- Bullish on Woodlands and the RTS Link? Compare Wynwood Grand (low-rise, family-only layouts, launches first) with Sim Lian’s larger site next door (launches a few months later). See also our District 25 new launches.
- Want quiet, low-density living near an MRT? Sembawang Road EC’s low-rise format and waterway setting are unique among ECs.
- Prefer greenery and need more time? Miltonia Close launches last and has the most nature-focused setting.
- Second-timer HDB upgrader? These five projects are your last chance at a new EC with a 30% second-timer allocation and DPS. Future launches reserve 90% of units for first-timers for two years.
A practical tip: get your finances ready before the first launch in December. That means an In-Principle Approval (IPA) from your bank, a clear view of your HDB sale proceeds, and a decision on NPS versus DPS. With five launches spread over roughly six months, being prepared early lets you ballot confidently at the project that suits you best — rather than scrambling.
What Comes After These 5 ECs?
Every EC after these five falls under the new rules. Here is what is next in the pipeline:
- Canberra Drive (~185 units): the first EC site under the new rules. Its tender closes on 1 October 2026 and will be closely watched as a gauge of developer appetite.
- Sembawang Drive / Admiralty Walk (~450 units): launched for tender in June 2026, beside Northoaks Primary School.
- Jurong East Avenue 1 (~735 units): the only EC site on the 2H2026 Confirmed List, slated for tender in December 2026. It would be the first new EC in Jurong East in about 30 years, and one of the first to use the higher $18,000 income ceiling.
Realistically, none of these will launch for sale before late 2027 or 2028 — which is another reason the five grandfathered projects are expected to see strong demand.
Frequently Asked Questions
Which executive condos are launching in 2026 and 2027?
Five ECs are expected to launch between December 2026 and mid-2027: Solano Grand (Senja Close), Wynwood Grand (Woodlands Drive 17), Sembawang Road EC, Sim Lian’s Woodlands Avenue 12 EC, and Miltonia Close EC in Yishun.
Are these ECs affected by the 8 May 2026 EC rules?
No. All five had land tenders that closed before 8 May 2026, so they keep the 5-year MOP, 10-year privatisation, the Deferred Payment Scheme and the 70% first-timer quota for one month.
Does the new $18,000 EC income ceiling apply to these launches?
No. The $18,000 ceiling only applies to ECs whose land tender closes on or after 24 August 2026. All five projects in this guide use the $16,000 household income ceiling.
Can second-timer HDB upgraders buy these ECs?
Yes. Under the old framework, 70% of units are reserved for first-timers for the first month, and up to 30% can go to second-timers. After the first month, all eligible buyers can purchase remaining units. A resale levy may apply to second-timers.
Do HDB upgraders pay ABSD when buying an EC?
Eligible Singaporean households upgrading from an HDB flat to a new EC do not pay ABSD upfront, but they must sell their HDB flat within six months of collecting the keys to the EC.
When is the RTS Link opening, and why does it matter for Woodlands ECs?
LTA has said the Johor Bahru–Singapore RTS Link is on track to begin operations by the end of 2026, offering a roughly five-minute ride from Woodlands North to Bukit Chagar. It strengthens the long-term growth story for Wynwood Grand and Sim Lian’s neighbouring EC.
Get Help With Your EC Purchase
With five launches in about six months, and each one likely to be competitive, preparation is everything. We can walk you through your eligibility, your cash and CPF requirements, NPS versus DPS, and which of the five projects fits your family best — with no obligation. Please get in touch, and we will make sure you receive e-brochures, floor plans and preview dates as soon as they are released.
Disclaimer: All information, including unit counts, launch timelines and price estimates, is based on publicly available sources as of 24 September 2026 and is subject to change. Price estimates are analyst forecasts, not developer prices. Always verify details with the developer’s official documents or your appointed agent before making any purchase decision.
