Every upcoming EC launch confirmed for the 2026-2027 window sits in the north or north-west: Senja Close in Bukit Panjang, two parcels off Woodlands Drive 17, and a low-rise site on Sembawang Road. Together they add roughly 1,550 new executive condominium units to a market that ran dry of fresh launches for most of 2025. There is one detail buyers keep getting wrong. The headline-grabbing 8 May 2026 rule reset that doubled the EC minimum occupation period to 10 years applies only to land tendered from that date. Every project below was tendered earlier, so each still carries the old 5-year MOP. That gap is the single biggest reason to understand the timing before you queue at a showflat.
An executive condominium is the hybrid tier between an HDB flat and a private condo: built and sold by private developers, priced below comparable private launches, but wrapped in HDB eligibility rules for the first decade of ownership. New supply comes only through Government Land Sales, so the pipeline is finite and easy to track. For a refresher on how the tenure works, our EC glossary entry covers the basics.
Two ECs already launched and sold in the first half of 2026, which is why the second-half projects matter so much for anyone still waiting. Coastal Cabana in Pasir Ris (748 units, Qingjian Realty) moved 498 units, about 66.5%, at an average of $1,734 psf over its January preview weekend. Rivelle Tampines (Sim Lian Group) cleared the bulk of its launch stock at roughly $1,893 psf, the highest average an EC has ever opened at. Both confirm that demand for new ECs has not cooled despite the price ceiling pushing toward $2,000 psf.
The genuinely upcoming launches, none of which had previewed as of June 2026, are the four GLS sites in the table below. All were awarded to developers before the May rule change, which is the thread that runs through the rest of this guide.
Figures for land cost and unit count come from the developers' winning tenders and the URA award announcements. Expected launch prices are estimates from the land cost plus typical construction and margin, framed as ranges because no developer had set a price as of June 2026. Treat any psf figure as a planning estimate, not a quote.
| Project / site | Location | Units | Developer | Land cost (psf ppr) | Expected preview | Est. launch psf |
|---|---|---|---|---|---|---|
| Senja Close | Bukit Panjang (D23) | ~302 | City Developments (CDL) | $771 | Q4 2026 / Q1 2027 | $1,500-1,650 |
| Woodlands Drive 17 (parcel A) | Woodlands (D25) | ~430 | City Developments (CDL) | $782 | Q4 2026 / Q1 2027 | $1,550-1,700 |
| Woodlands Drive 17 / Ave 12 (parcel B) | Woodlands (D25) | ~560 | Sim Lian Group | $794 | Q2 2027 | $1,550-1,700 |
| Sembawang Road | Sembawang (D27) | ~265 | Oriental Pacific Holdings | $692 | Q4 2026 / Q1 2027 | $1,400-1,550 |
CDL paid $252.9 million ($771 psf ppr) for this 302-unit site, the first EC in Bukit Panjang since Blossom Residences in 2011. The trade-off is transport: the site leans on the Jelapang LRT rather than direct MRT, with Bukit Panjang town centre a couple of LRT stops away. The low land cost relative to Woodlands should keep the eventual quantum among the more accessible of the four.
Woodlands is the standout cluster. CDL's parcel (~430 units, $782 psf ppr) and Sim Lian's adjacent parcel off Woodlands Avenue 12 (~560 units, $484 million at a record $794 psf ppr) together form the first new EC supply in Woodlands since Northwave in 2016. Both sit within walking distance of Woodlands South MRT on the Thomson-East Coast Line, and both stand to benefit from the Johor Bahru-Singapore RTS Link opening, which feeds cross-border demand into the area.
Oriental Pacific Holdings took the 265-unit Sembawang site for $197.8 million ($692 psf ppr), the cheapest land of the four. Flanked by the Sembawang Springs landed enclave and a waterway, height controls point to what could be Singapore's first genuinely low-rise EC. Canberra MRT is roughly a 10-minute walk. The lower land cost gives the developer room to price under the Woodlands projects.
On 8 May 2026 the government overhauled the EC scheme for new GLS sites. The minimum occupation period doubled from 5 to 10 years, the Deferred Payment Scheme was scrapped, the first-timer quota rose from 70% to 90%, and that first-timer priority window stretched from one month to two years. The full path to selling on the open market, once construction is counted, now runs to roughly 13 years.
Here is the part that gets misreported. The 10-year MOP applies only to GLS sites whose tender closing date falls on or after 8 May 2026. Senja Close, both Woodlands parcels and the Sembawang site were all tendered and awarded before that date. Every one of them still runs on the old framework: 5-year MOP, 70% first-timer quota, and the Deferred Payment Scheme where the developer offered it. Buyers who want the shorter lock-in are effectively shopping a closing window, because the next wave of GLS sites will carry the heavier rules.
If you are weighing the lock-in against a resale flat or a private unit, our HDB versus condo comparison lays out the wider trade-offs, and the MOP glossary entry explains exactly what the occupation period restricts.
EC eligibility is stricter than private condo but looser than a BTO. You apply as a family nucleus of Singapore citizens and permanent residents, with at least one citizen, and the household monthly income ceiling is $16,000. You must not own or have disposed of any private property in the 30 months before application, and the standard resale levy rules apply if you previously took a subsidised HDB flat.
First-timer households buying from a developer can claim the CPF Housing Grant of up to $30,000, tiered by income. The Enhanced CPF Housing Grant does not apply to new EC purchases, so do not budget for it. The grant amounts and income bands are set out in our housing grant glossary entry.
The real constraint on a new EC is not the income ceiling, it is the Mortgage Servicing Ratio. ECs bought directly from the developer fall under MSR, which caps your monthly home loan repayment at 30% of gross monthly income, on top of the wider TDSR limit. At the $16,000 ceiling that means about $4,800 a month toward the mortgage.
Run that through the 4% floor rate banks must stress-test against over a 25-year tenure and it supports a loan of only around $900,000 to $920,000. For a four-bedroom EC priced near $1.6 million, the maths forces an effective down payment closer to 40% rather than the headline 25%. Work your own numbers with the mortgage calculator and check the stamp duty bill separately with the stamp duty calculator before you fall for a showflat quantum.
The Deferred Payment Scheme softened this for buyers of the current crop, since it let you pay 20% upfront and defer the rest to completion. That option dies with the rule reset, so it is another reason the timing of these launches matters.
Four confirmed GLS sites are in the upcoming pipeline: Senja Close in Bukit Panjang, two parcels off Woodlands Drive 17, and a low-rise site on Sembawang Road. Together they add roughly 1,550 units. Two earlier 2026 ECs, Coastal Cabana and Rivelle Tampines, have already launched and largely sold.
No. The 10-year minimum occupation period applies only to GLS sites tendered on or after 8 May 2026. All four upcoming launches were awarded before that date, so each keeps the old 5-year MOP, the 70% first-timer quota, and the Deferred Payment Scheme where it was offered.
No developer had set a price as of June 2026, but land costs of $692 to $794 psf per plot ratio point to estimated launch prices around $1,400 to $1,700 psf, with Sembawang likely cheapest and Woodlands dearest. Recent ECs opened between $1,734 and $1,893 psf, so treat these as planning estimates.
You apply as a family nucleus with at least one Singapore citizen, a household income ceiling of $16,000 a month, and no private property owned or sold in the previous 30 months. First-timer households can claim a CPF Housing Grant of up to $30,000, though the Enhanced CPF Housing Grant does not apply to new EC purchases.
This is general financial information for Singapore, not personal financial advice. Figures change — verify current rates against the official sources above before acting. See our full disclaimer.