2026 EC Master Launch Comparison: Every Upcoming Project Compared
Published on June 14, 2026 by Jeffery Ng
If you are looking for the best Executive Condominium to buy in 2026, the answer depends on whether you value flexibility or location. For maximum flexibility, target one of the five remaining old-framework projects with 5-year MOP and Deferred Payment Scheme availability. For East-side convenience, Rivelle Tampines and Coastal Cabana are the only options available before 2028.
The 2026–2027 EC Launch Lineup at a Glance
The Singapore EC pipeline has never been more crowded — or more consequential. With the May 2026 policy reset permanently closing the 5-year MOP window, every project launching this year and next carries structural weight. Below is the complete side-by-side comparison of all confirmed upcoming EC launches, including those already selling and the final five old-framework sites that will never be replicated.
| Project | Location | Developer | Units | Est. PSF | Land Rate | Nearest MRT | Schools Within 1km | Framework | Status |
|---|---|---|---|---|---|---|---|---|---|
| Coastal Cabana | Pasir Ris (D18) | Qingjian / Forsea / ZACD | 748 | ~S$1,790 | S$729 ppr | Pasir Ris (CRL) | White Sands, Loyang View | Old | Launched Jan 2026 |
| Rivelle Tampines | Tampines St 95 (D18) | Sim Lian | 572 | ~S$1,893 | S$768 ppr | Tampines North (CRL) | Poi Ching, Gongshang, St. Hilda's | Old | Launched Mar 2026 |
| Senja Close | Bukit Panjang (D23) | CDL | ~295 | >S$1,800 | S$771 ppr | Bukit Panjang (DTL) | West View, Zhenghua | Old | Q4 2026 |
| Woodlands Dr 17 (Plot 1) | Woodlands (D25) | CDL | ~429 | >S$1,850 | S$782 ppr | Woodlands South (TEL) | Woodgrove, Innova | Old | Q4 2026 |
| Woodlands Dr 17 (Plot 2) | Woodlands (D25) | Sim Lian | ~560 | >S$1,900 | S$794 ppr | Woodlands South (TEL) | Woodgrove, Innova | Old | 2027 |
| Sembawang Road | Sembawang (D27) | JBE Holdings | ~265 | >S$1,700 | S$692 ppr | Yishun / Canberra (bus) | Naval Base, Northland | Old | Q4 2026 |
| Miltonia Close | Yishun (D27) | Hoi Hup | ~430 | >S$1,800 | TBA | Khatib (bus) | Naval Base, Northland, Chung Cheng | Old | 2027 |
| Canberra Drive | Sembawang (D27) | TBA | ~185 | ~S$1,750 | TBA | Canberra MRT | TBA | New | 2027 |
| Sembawang Drive | Sembawang (D27) | TBA | ~450 | ~S$1,750 | TBA | Sembawang MRT | 4 schools within 1km | New | 2028 |
| Jurong East Ave 1 | Jurong (D22) | TBA | ~735 | ~S$1,800 | TBA | Toh Guan (future) | TBA | New | 2028 |
Regional Analysis: North vs East vs West
Choosing an EC is as much about geography as it is about price. The three main regions offer distinct lifestyle profiles, price points, and future growth trajectories. Here is how they stack up in 2026.
East Region
Projects: Coastal Cabana, Rivelle Tampines
Price Range: S$1,790–S$1,893 psf
Key Advantage: Mature estates with established malls, schools, and Cross Island Line connectivity.
No new EC supply confirmed after 2026 until 2028–2029.
North Region
Projects: Woodlands (×2), Sembawang Road, Miltonia Close, Canberra Drive, Sembawang Drive
Price Range: S$1,700–S$1,900+ psf
Key Advantage: Highest supply concentration; Woodlands Regional Centre and TEL growth story.
60% of 2026–2027 supply lands here.
West Region
Projects: Senja Close, Jurong East Ave 1
Price Range: S$1,700–S$1,800+ psf
Key Advantage: Mature Bukit Panjang estate and Jurong Innovation District employment corridor.
Lowest supply; Senja Close is the only old-framework west option.
Old Framework vs New Framework: The 5 Remaining Old-Framework Projects
On 8 May 2026, the government announced that all new EC land sales from that date forward would operate under a new framework: 10-year MOP, 15-year privatisation, no DPS, and 90% first-timer quota. However, five sites that had already been awarded to developers before that date continue under the old rules. These five projects are now a finite, non-replicable asset class.
Under the old framework, buyers enjoy three critical advantages. First, the Minimum Occupation Period is five years instead of ten, meaning you can sell or rent the entire unit after half a decade. Second, the Deferred Payment Scheme is available, allowing you to defer 80% of the purchase price until TOP — a massive cash-flow relief for HDB upgraders. Third, second-timers receive 30% of units at launch, rather than the 10% allocation (after a two-year wait) under the new framework.
The Old Framework is Finite
Once Senja Close, Woodlands Drive 17 (both plots), Sembawang Road, and Miltonia Close sell out, there will never be another new EC with 5-year MOP or DPS availability. This structural scarcity is expected to drive faster sell-outs and potential scarcity premiums.
Which EC Should You Buy? A Decision Guide
With nearly ten projects on the table, the choice can feel overwhelming. The right project depends on your budget profile, your location preference, and your timeline flexibility. Use the framework below to narrow your search.
If Your Priority is Maximum Flexibility
Target the five old-framework projects: Senja Close, Woodlands Drive 17 (Plot 1 or 2), Sembawang Road, or Miltonia Close. These are the only launches where you can exit after 5 years, use DPS to preserve cash flow, and face no second-timer lockout. Be prepared for stiff competition — second-timer demand is converging on these five projects simultaneously.
If Your Priority is East-Side Location
Coastal Cabana and Rivelle Tampines are your only options before 2028. Rivelle is essentially sold out, but bounced units do appear. Coastal Cabana still has select units available, particularly larger layouts. Both projects are within walking distance of future Cross Island Line stations and offer established Tampines or Pasir Ris amenities.
If Your Priority is Lowest Entry Price
Sembawang Road EC, with a land rate of S$692 psf ppr — the lowest among upcoming launches — is projected to price from around S$1,700 psf. That represents a meaningful discount compared to Woodlands Drive 17 (S$1,850+) and Rivelle Tampines (S$1,893). The trade-off is a more tranquil, less central location with bus connections to the nearest MRT.
If Your Priority is Long-Term Appreciation
Woodlands Drive 17 (Plot 1 and 2) sit beside the Thomson-East Coast Line and the future Johor-Singapore Rapid Transit System. Woodlands is being positioned as Singapore's northern regional centre, and the infrastructure tailwinds here are substantial. These projects will test the S$1,900 psf ceiling, but for a 10-year hold, the growth corridor is compelling.
Quick Decision Matrix
| Buyer Profile | Best Project | Why |
|---|---|---|
| Second-timer HDB upgrader | Woodlands Dr 17 (Plot 1) or Senja Close | Old framework + 30% second-timer quota |
| First-timer, young family | Coastal Cabana or Miltonia Close | Good school proximity + family amenities |
| Budget-conscious buyer | Sembawang Road EC | Lowest land rate = lowest estimated psf |
| Long-term appreciation seeker | Woodlands Dr 17 (Plot 2) | Regional centre growth + TEL connectivity |
Ultimately, every EC in 2026 offers the same core proposition: private condominium facilities at a subsidised entry price. The differences lie in location, timeline, and framework. If you are unsure which project aligns with your finances, speak with a qualified property consultant before committing. The window for old-framework projects is narrowing, and the wrong choice today could cost you flexibility for a decade.