🔴 POLICY CHANGED 8 MAY 2026 — Only 5 EC projects in Singapore remain under the old 5-year MOP rules. Once these launch and sell, this window is permanently closed.
Grandfathered Under Pre-May 2026 Rules
The Last 5 ECs in Singapore With a 5-Year MOP
Singapore’s EC rules changed forever on 8 May 2026. Every EC from here onward carries a 10-year MOP and no DPS. These 5 projects were awarded before the cutoff — and they are the only ones that will ever launch under the original rules.
The Ministry of National Development announced Singapore’s most significant EC policy overhaul since 2013. The Minimum Occupation Period doubles from 5 to 10 years. The Deferred Payment Scheme is permanently removed. First-timer priority extends to 2 full years. These changes apply to ALL new EC GLS sites with tender closing dates on or after 8 May 2026. The 5 projects below are the only exceptions — their tenders closed before the cutoff.
🔴 MOP: 5 yrs → 10 yrs🔴 Privatisation: 10 yrs → 15 yrs🔴 DPS: Available → Removed Permanently✅ Income Ceiling: Still S$16,000/mth✅ CPF Housing Grants: Still Available
Old Rules vs New Rules — Side by Side
These 5 projects launch under the left column. Every future EC in Singapore falls under the right.
OLD RULES (5 Projects Only)
Senja Close · Woodlands D17 ×2 · Sembawang Rd · Miltonia Close
NEW RULES (All Future ECs)
Applies from 8 May 2026 onwards
MOP (Sell to SC/PR)
✅ 5 Years
❌ 10 Years
Privatisation (Open Market)
✅ 10 Years
❌ 15 Years
Deferred Payment Scheme
✅ Available
❌ Removed
First-Timer Priority Window
1 Month
2 Full Years
First-Timer Unit Allocation
70%
90%
Income Ceiling
S$16,000/mth
S$16,000/mth
CPF Housing Grant
Up to S$30,000
Up to S$30,000
Flexibility to Upgrade
✅ After 5 Years
⏳ After 10 Years
Exit Strategy
✅ More Flexible
❌ Restricted
⚠️ Once these 5 projects are fully subscribed, Singapore will never have another EC with a 5-year MOP or DPS. This is a permanent structural policy change, not a temporary cooling measure.
The 5 Grandfathered EC Projects
All launching Q4 2026 – 2027. All governed by the original 5-year MOP rules.
✅ GLS tender closed before 8 May 2026 — Old rules preserved for all 5 projects
01
D23
OLD RULES
Senja Close EC
City Developments Limited (CDL)
📍 Bukit Panjang · Jelapang LRT + Bukit Panjang MRT (DT1 Downtown Line)
🏗 ~295 Units · 2 towers, 26–27 storeys · 2BR to 5BR
🏆 First new EC in D23 since Blossom Residences 2011 — 15-year supply gap
Est. ~$1,500–$1,700 psfEst. Q4 2026
CDL bid: $771 psf ppr · GLS tender closed Aug 2025 · Exempt from new rules
02
D25
OLD RULES
Woodlands Drive 17 EC
City Developments Limited (CDL)
📍 Woodlands South · Walk to Woodlands South MRT (TEL)
🏗 ~420 Units · Near Woodlands Healing Garden & Park Connector
🚆 RTS Link to JB (2027) · Woodlands Regional Centre growth
Est. ~$1,750–$1,850 psfEst. Q4 2026 / Q1 2027
CDL bid: $782 psf ppr (record at time) · GLS tender closed Aug 2025
03
D25
OLD RULES
Woodlands Drive 17 EC
Sim Lian Group
📍 Woodlands South · Short walk to Woodlands South MRT (TEL)
🏗 ~560 Units · Largest of the 5 grandfathered ECs
🌿 Adjacent green corridors · Woodlands Regional Centre precinct
Est. ~$1,800–$1,900 psfEst. 2027
Sim Lian bid: $794 psf ppr (highest of the 5) · GLS tender closed Jan 2026
04
D27
OLD RULES
Sembawang Road EC
Oriental Pacific Holdings
📍 Sembawang · Established HDB upgrader heartland
🏗 ~265 Units · Smallest of the 5 — more exclusive feel
🌿 Quiet enclave · Near parks and community amenities
The numbers tell the story. This isn’t marketing urgency — this is policy reality.
🏆
EC Profits Under Old Rules Were Extraordinary
Between 2021–2025, average EC resale gains surged from S$287,538 to S$659,366 — a 129% increase in just 4 years. In 2025 alone, 162 EC sellers pocketed over S$1 million in profit after their 5-year MOP. The new 10-year MOP fundamentally changes this exit dynamic for all future buyers.
⏰
The Deferred Payment Scheme Is Gone Forever
The DPS let EC buyers pay 20% upfront and defer the remaining 80% until TOP — a cashflow advantage that was exclusive to ECs and unavailable on private condos. It is permanently removed for all future EC sites. These 5 projects may still offer DPS. Once they're subscribed, DPS on ECs will never return.
📊
Grandfathered Projects Carry a Structural Edge
With DPS removed and MOP doubled, analysts expect new EC land bids and launch prices to moderate over time. The 5 grandfathered projects retain the flexibility and exit optionality that drove record profits from 2021–2025. Their comparative advantage over future ECs is structurally embedded in policy.
S$659,366 — Avg EC resale gain in 2025162 — Million-dollar profit cases in 20255 — Projects with 5-yr MOP remaining. After these: zero. Forever.
Register now for direct developer pricing, floor plans, and VVIP preview invitations.
🔴 POLICY CHANGED 8 MAY 2026 — These are the ONLY remaining ECs with a 5-year MOP. Register now.
Register Your Interest
Select the EC project(s) you’d like to know more about. Eunice will respond within 24 hours with floor plans, indicative pricing and VVIP preview information.
I specialise in helping first-time buyers and HDB upgraders make confident EC decisions — including navigating the biggest policy shift since 2013. If you’re considering one of these 5 grandfathered projects, let’s talk through what’s right for your situation, budget and timeline.
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