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Thinking of selling your EC (Executive Condominium) after 5 years?

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Good day! I have some readers who are curious about their EC (Executive Condominium) property after reading my article on HDB BTOs approaching MOP (Minimum Occupancy Period).

Most of the owners are interested to know whether they should sell their EC (Executive Condominium) right after its MOP of 5 years or to wait further.

hdb mop 2020
Related article: Your HDB has reached Minimum Occupation Period (MOP)
property singapore

Table of Contents

Introduction to ECs (Executive Condominium)

ECs (Executive Condominium) were introduced in 1995 as a public-private hybrid housing with the aim of providing private housing at affordable prices, catering to the sandwiched income group.

In today’s context, these are households with incomes up to S$16,000.

Like Condominiums, ECs are designed, constructed and sold by private developers. And comes with a full suite of condominium facilities and are physically indistinguishable from private condominiums in terms of design and physical outlook.

Like HDBs, buyers of ECs are entitled to CPF housing grants; executive condo eligibility checks and ec grants can be found on HDB website.

EC buyers also has to fulfill MOP of five years before the property can be sold in the open market to Singaporeans and PRs. ECs can only be sold to foreigners after 10 years, when the property is considered fully privatized.

In recent years, ECs has no doubt become popular amongst Singaporeans, especially the younger generation.

Recent EC launch in  2020 and 2021 has a considerably high take-up rate on launch day itself.

So if you are currently staying in such a popular housing option and is wondering if you should ‘give-up’ on your EC now or in the near future?

Let’s take a look at how some of the ECs have performed and whether it is worth-while to let go of your home.

Price chart for recent MOP Executive condominium 

waterbay ec

Wow! If you own an EC that is approaching MOP, this is great news for you! You are most likely sitting on a capital gain of S$200K to S$350K right now!

Check Your Home Price Indication

SRX x-value is only one of several ways I help my clients obtain an indicative valuation of their home.

For EC homeowners, do contact me today to find out how you can maximise your home value with our strategies in 2021. Schedule one now

You may sell your EC to fully maximize and secure your capital gain.

What to do after that? Well, you can explore some of these available options thereafter:

1. Sell your EC (Executive Condominium) and Buy another condominium

ECs are typically located outside of central region (OCR) and it may not be as convenient traveling to your workplace or to your kid’s school.

You can take this opportunity to move to another condominium, in a location of your choice.

You may also consider upgrading to a bigger unit and invest in a condominium with higher chances of appreciation.

Let’s do a quick financial calculation – an average 3 bedroom EC at Twin Waterfall (1,109 sqft) that was purchased at $750K, could fetch about $1.05M to $1.2M in today’s market – you can then use the sales proceeds of $250K to $350K towards your next purchase without topping up cash!

new launch or resale condo

2. Sell your EC (Executive Condominium) and buy a HDB

This is worth considering if you are near retirement – you can cash out your sales proceeds to buy a HDB and lower your commitment towards monthly housing loan.

In some cases, owners who have sufficient CPF/cash, can pay for the HDB in full and become essentially loan-free.

This may also be an option for owners who are thinking of lowering their monthly commitment while taking a longer-break from their stressful work environment.

3. Sell your EC (Executive Condominium) and buy 2 private condominiums

If your financials allows, you may consider maximizing your investment returns for the next 5 to 10 years by buying 2 properties – typically husband and wife buying under separate ownership to avoid paying Additional Buyer Stamp Duty (ABSD).

One condo will be your home, while the other will be an investment home to generate passive rental income and for potential capital gains.

However, this will require in-depth financial planning for both owners and when done well, there is a good chance that no cash top-up is needed – sales proceeds may be sufficient from the sale of your EC.

Do also note that by taking this step, much research and homework has to be done as different property and developments has different returns.

It will be helpful to follow up closely with Master Plan announcements, Transport Development and Potential Future Development plans.

Related article: Sell one buy two

4. Part purchase / Decoupling of EC (Executive Condominium) and buy another condominium

This is somewhat similar to point 3 but instead of selling your home and buying 2 properties, this is where either owner buys over the whole share of the property – this is sometimes referred to as Decoupling as well.

In doing so, one party’s name can be freed-up to purchase another property without having to pay ABSD. Again, this will require in-depth financial planning for both owners to gauge the feasibility.

Lets Look at case study example

Jane and John is a married couple and had bought an EC five years back. Upon MOP, John buys over Jane’s share of their EC and is now the sole-owner of their EC home.

Jane can then proceed to use her name, to purchase an investment home without paying ABSD.

Both of them can continue to stay in their current EC home while their investment home generates passive rental income and future capital gain.

ec prices


Should I wait for my EC to be fully privatized (10 years) before selling?

Let’s take a look at the time chart of the following EC:

La Casa EC

The main difference between 5 years and 10 years is the group of potential buyers – 5 years for locals and PRs while 10 years for foreigners.

At present, foreigners have to fork out a hefty 20% ABSD for purchasing a home in Singapore. This point alone may hinder their interest in buying an EC while for those who can afford such luxury may well be looking at prime district or within Central areas.

So, ECs are generally more welcomed by locals and PRs – hence, there is no need to specifically wait till its 10-year mark before selling your EC.

ec executive condo price list
Buyers Profile For EC

How do you determine if you should Hold or Sell your current property?

Follow YouHome.sg’s decision making matrix to determine your best option.

Questions to ask yourself

Are you familiar with the latest marketing trends?

Have you worked out the pros and cons of keeping your EC?

Do you have a step by step action plan?

Will you be interested to upgrade or down-size if no cash is needed?


Property investment decision making is a team effort. I highly recommend that you assemble yourself a team – consisting of Property Investment Realtor, Mortgage Specialist and Lawyer, for professional advise and elimination of blind spots on the best investment property available to you, in the market today.

No matter what your final decision is, it is crucial that your decision is an informed one.

There is never one-strategy that fits all considering everyone’s needs and priorities are distinct – detailed financial calculations and timeline planning is of utmost importance for your individual strategy to work.

Bonus for my readers


My readers can request a 1-time free 30 min Dynamic Property consultation. Schedule one now


Property agent review - What my clients say about me

Mr Ang
Mr Ang
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As a investor interested in taking advantage of the booming property market in Singapore, I needed a realtor with in-depth knowledge of the local market. Using his understanding of the various sectors of the market, Rick generated a investment progression report and we decided to buy a condominium in a choice area with huge potential for multiple returns in the future. Thanks Rick, I will definitely be doing business with you for a long time!
Ms Claire
Ms Claire
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I am writing in to compliment Rick Huang for his invaluable service, for the sale of my Esparina Residences. The process was complicated but he was able to empathize with my situation and also provide brilliant advices that ensue the smooth transaction. In all, I am appreciative with his professionalism and human touch in this journey. Thank you!
Ms Ho
Ms Ho
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I was sceptical about engaging a friend to sell our house. However, Rick has put himself out on so many levels just to ensure everything went smoothly, promptly and correctly at every stage. I trust Rick and would surely recommend him to anybody seeking to buy or sell a home! I do not usually post reviews but this is worth investing my time. Thanks once again..
Ms Malar
Ms Malar
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His service is beyond my expectations. Always going the extra miles to serve his clients.
Ms Jo
Ms Jo
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My husband and I started our home-search by ourselves but was met with issues soon enough as we were unsure of the important things and areas to look out for and we were also not experienced in the negotiation process with the seller’s representing agent. Soon after hearing our problems, I was introduced to Rick by a friend. The entire buying process quickly became swift and smooth; Rick understands our needs, puts our personal interest first, seals us a good deal and educated us along the way about the important things and areas to pay attention to. Thumbs up to Rick and we will recommend him to anyone for their home-search
Mr Eddie
Mr Eddie
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"In short, Rick did an amazing job. He sold our house at a higher than initially discussed price and got us a good deal for our purchase. Both my wife and I are impressed with his professional yet friendly approach. We will definitely work with him again and recommend him to anyone."
Mr Liew
Mr Liew
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Rick is a very down to earth person. No hard sell or pushy technique. He helped us in planning for upgrade and showing us how to invest in property with in depth property analysis report.
Miss Chong
Miss Chong
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His service is superb. With his property mkt analysis skill, I managed to purchase my first property in Singapore. He is always patient and helpful whenever I have any query about property purchase procedure, especially the computation part of the downpayment. In nutshell, I am really grateful and appreciate for his support.
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Rick is an agent who has displayed his potential in his services. He provided us a very personalised guidance when we first approached him with an intention of purchasing a resale flat. With his knowledge and years of experience has made the entire purchasing process seamless. Thank you Rick for being a great friend and a fantastic agent!
Mr Mark
Mr Mark
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Rick service has a very personal touch. He was extremely patient and professional and does not rush us into making any decisions he provided us with sound advice whenever we have questions and was always ready to provide help with regards to any matter. What impress us the most was the extra step he went by assisting us with the purchase of our new home, even though this was in no way his responsibility to do so. Thank you for the hassle free experience Rick. Highly recommended
Mr Shawn
Mr Shawn
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"It was a pleasure working with Rick throughout my selling and upgrading journey. His recommendations and knowledge of financial calculations and preparations are impressive - even factoring in risk management specific to us, for the next 5 to 8 years. He has shown his expertise in real estate and guided us step by step all the way, making transactions effortless for us. Well done Rick!
Ms Shufen
Ms Shufen
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Rick has been our go-to agent for our past few property transactions He actually patiently brought us to many various property viewings (I think it was more than 10!) before we finally settled on the Cairnhill unit. Rick also helped us iron out all the issues encountered along the way and we are very thankful for his service. Hence, we will continue to engage Rick for all our property related matters. We have encountered many agents throughout the years but Rick is the one that has the most profound display of professionalism, knowledge and dedication in his job. Please keep up the good work!"
Ms Meena
Ms Meena
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Rick's guidance really helps us to sell our unit at a good rate. He did a excellent job giving us professional assistance from step by step till the keys are handed over to the new owner.
Mr Kingsley
Mr Kingsley
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We have worked with a few property agents. We find the interests of the agent are not well aligned with either the buyers or sellers as volume of transactions matter more. With Rick, you can be assured that your interests are well protected at all times. It is reassuring that he shares his opnion objectively to allow home buyers or home seekers to evaluate the decisions for themselves. Overall a smooth experience. Thanks Rick!
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Self Introduction


Rick Huang, Associate Deputy Group Director of OrangeTee & Tie, has been in the Real Estate industry for a decade.

He is driven, committed and is enthusiastic about real estate investments.

Today, he leads Team Youhome.sg, and together, he aims to provide his clients with the best experience in their property journey.

The team focuses on understanding the client’s finances and needs and is determined about delivering the best solutions and results for them.

Amidst the hustle and bustle, Rick enjoys quiet time and indulge himself in the intricate art of tea-brewing and teapot appreciation.

He would also take this chance to energize himself and reflect on his personal development and areas of improvement.

He is also a proud fur daddy to 2 rescue kitties and loves spending his free time with his wife and furbabies.

Related Articles:

Ever wonder if you are suitable for Sell one buy two investment concept? – Read more (Sell one buy two)

Is buying new launch or resale condo have better returns? – Read more (New Launch vs Resale condo)

Looking to upgrade from Hdb to condo? – Read more (Sell Hdb buy condo)

What to take note when selling Hdb resale flat? – Read more (Hdb Resale Process)

Buying another Hdb flat, and using the fund from current home? – Read more (Hdb contra)

Why do some Hdb flat price depreciate so much? – Read more (Hdb depreciation curve)

What is one of the most common reason for property negative sales? – Read more (Cpf accrued interest)

Financial calculation for selling a Hdb flat? – Read more (Hdb resale calculator)

Buying EC before selling your HDB? – Read more (Upgrade to EC before selling your HDB)

Should you sell your EC after 5 years? – Read more (Selling EC)

This Post Has 4 Comments

  1. Chan

    With the current situation. Whats your take on moving forward. My unit is going MOP soon. Have not decided if i should sell

    1. Rick Huang

      Hi Mr Chan. thanks for reading our article. I would suggest assessing your current situation/life stage. Understand your priority in moving forward. We would work out the financial calculation with you and see the options available.

  2. Jenny Teo

    Thank you for the information. For option 2 – sell EC buy resale HDB – am I able to buy a resale hdb first then sell my EC? What is the time frame?

    1. Rick Huang

      Hi Jenny,

      Yes you can purchase a resale Hdb 1st. Time frame is 6month to sell after completion of the Hdb.

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