EC Affordability Calculator (30% MSR, NPS vs DPS)

EC loans are capped by the 30% Mortgage Servicing Ratio: your monthly instalment cannot exceed 30% of gross household income, assessed at a 4% stress-test rate. A $12,000 household can service $3,600 a month, borrowing about $754,000 over 30 years, roughly $1.0 million at 75% LTV. EC bank loans must also pass the 55% Total Debt Servicing Ratio. HDB upgraders on ECs tendered before 8 May 2026 can bridge any shortfall with the Deferred Payment Scheme and a bridging loan against their flat's sale proceeds.

Under the Normal Progressive Payment Scheme, EC buyers pay 5% cash at booking, 15% cash or CPF on exercising the Sale and Purchase Agreement, then the bank disburses 10% at foundation, 10% at reinforced concrete framework, 5% at partition walls, 5% at roofing, 5% at door and window frames, wiring and plumbing, 5% at car park and roads, 25% at TOP and 15% at CSC.

Bounced out units are units returned to the developer after a buyer cancels or fails to exercise. They are resold at prevailing developer prices under standard EC eligibility, and first-timers can still use CPF Housing Grants. To buy one, obtain bank in-principle approval, prepare your income and eligibility documents, and have the 5% cash option fee ready; register on the bounced units tracker to be notified. No HFE letter is needed for an EC.

No. The HDB Flat Eligibility (HFE) letter applies only to HDB BTO and resale flats. For a new EC, the developer collects your eligibility documents and HDB approves the application after booking. You need bank in-principle approval and the 5% cash option fee.

An Executive Condominium is a hybrid of public and private housing in Singapore. It is built and sold by private developers on subsidised land, so buyers get full condo facilities at lower entry prices than comparable private condos. ECs on land tendered before 8 May 2026 can be sold to Singapore Citizens and PRs after a 5-year MOP and are fully privatised after 10 years; EC sites tendered from 8 May 2026 carry a 10-year MOP and 15-year privatisation.

You must form an eligible family nucleus with a Singapore Citizen applicant and at least one Singapore Citizen or PR, be at least 21 years old (35 for singles applying jointly), not own private property and not have disposed of any in the past 30 months, and keep your monthly household income within the ceiling: $16,000 for EC sites awarded before 24 August 2026, or $18,000 for EC projects with tenders closing on or after that date.

It depends on when the EC's land tender closed. ECs on land tendered before 8 May 2026 (every EC launched so far, plus Solano Grand, Wynwood Grand, Woodlands Drive 17 Plot 2, Sembawang Road and Miltonia Close) have a 5-year MOP from TOP and are fully privatised after 10 years. EC sites whose tender closes on or after 8 May 2026, starting with Canberra Drive (tender closed 1 October 2026 at a record $825 psf ppr), have a 10-year MOP and can only be sold to foreigners after 15 years.

Eligible first-timer Singapore Citizen families earning $10,000 or less a month receive up to $30,000. The grant tapers to $20,000 for incomes of $10,001 to $11,000 and $10,000 for $11,001 to $12,000; households earning above $12,000 receive no CPF Housing Grant. SC/PR households receive a lower amount.

Second-timers who previously bought a subsidised flat pay a fixed resale levy based on that flat: $15,000 (2-room), $30,000 (3-room), $40,000 (4-room), $45,000 (5-room), $50,000 (Executive flat), or $55,000 if the previous subsidised home was an EC. The levy is halved if only one spouse is a second-timer. Buying a resale EC on the open market after its MOP incurs no resale levy.

BTO flats are cheaper but have long waiting times and fewer facilities. ECs offer condo facilities and a larger pool of eventual buyers once privatised, but cost more upfront and are financed with bank loans only. If your household income is above the $14,000 BTO ceiling, an EC may be your best subsidised option.