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Singapore Introduces Stricter EC Measures with 10-Year MOP, Removal of DPS and Increased First-Timer Allocation

8 May 2026 · PropTeam Research

Singapore has announced sweeping changes to the Executive Condominium (EC) market aimed at improving affordability and prioritising first-time homebuyers. The new framework, which includes a longer 10-year MOP and removal of the Deferred Payment Scheme, is expected to reshape future EC demand and developer strategies.

On May 8, 2026, Singapore unveiled a series of major policy changes to the Executive Condominium (EC) market, aimed at enhancing affordability and reinforcing the sector’s focus on genuine owner-occupiers, especially first-time buyers. The revised measures, which will apply to future EC sites launched from May 8 onwards, are expected to significantly influence both buyer sentiment and developer strategies in the evolving residential landscape.

Increment in Minimum Occupation Period (MOP) for ECs

One of the most impactful changes is the extension of the Minimum Occupation Period (MOP) from the current five years to ten years. Under the revised framework, EC owners will need to occupy their units for at least a decade before being allowed to sell on the open market, rent out the entire unit, or purchase another residential property. Full privatisation of ECs will also only occur after 15 years instead of 10 years previously. The move signals the government’s intention to reinforce the original purpose of ECs as a housing option for long-term owner-occupiers rather than short-term investors or speculative buyers.

Removal of Deferred Payment Scheme (DPS)

Another key change is the removal of the Deferred Payment Scheme (DPS) for future EC projects. Previously, the DPS allowed buyers to defer a significant portion of their payments until project completion, lowering the upfront financial burden and attracting many HDB upgraders and leveraged buyers. With its removal, buyers will now follow the standard progressive payment structure, resulting in stricter financial discipline and potentially reducing aggressive demand during launches.

To further support first-time buyers, the allocation quota for first-timers at EC launches will be increased from 70% to 90%. In addition, the priority booking window reserved for first-timers will be extended substantially, giving them a stronger opportunity to secure units before second-time applicants enter the market. This comes amid growing concerns over rising EC prices and the increasingly competitive landscape faced by younger Singaporean households.

The latest measures reflect a broader effort by the government to recalibrate the EC market after years of rapid price growth. Industry observers believe the tighter rules could moderate speculative demand, temper future land bids by developers, and encourage a more sustainable pricing environment over the longer term.

Recently Awarded EC Sites & Upcoming Sites for Tender

“Developers are likely to factor in the new policies and bid lower for the upcoming EC tenders at Canberra Drive and Sembawang Drive,” says Mark Yip, CEO of Huttons Asia. "Bid prices may be up to 10% lower than previous bids.”