What an EC is, and the timeline that makes it valuableEC 是什么，以及让它值钱的时间线
An Executive Condominium is a hybrid: built and sold by private developers, with full condo facilities, but sold under HDB eligibility conditions at a meaningful discount to comparable private projects. The trade is time. For every EC launched to date, you must occupy the unit for a 5-year minimum occupation period (MOP) counted from TOP, you may sell only to Singapore Citizens and PRs in years 6–10, and the project becomes fully private, open to foreigners, from year 10 (HDB).执行共管公寓是一种混合产品：由私人发展商建造和销售，拥有完整的公寓设施，但按 HDB 的资格条件出售，价格明显低于同类私宅项目。代价是时间。目前已推出的每一个 EC 项目：必须住满自 TOP 起算的 5 年最低居住年限（MOP）；第 6 至 10 年只能卖给新加坡公民和永久居民；第 10 年起项目完全私有化，外国人也可购买（HDB）。
That timeline just changed for future sites. On 8 May 2026, MND and HDB announced that for EC land tenders closing from that date, the MOP doubles to 10 years, full privatisation moves to year 15, 90% of units at launch are reserved for first-timers for a two-year priority window (up from 70% and one month), and the Deferred Payment Scheme is scrapped (MND, 8 May 2026). Everything already launched or in the current pipeline, including Aurelle of Tampines, stays on the old 5-year rules. The first new-rule projects are still two to three years from launch, so 2026 buyers are effectively choosing between old-rule ECs on the resale market and the last old-rule pipeline launches. Browse what is current on the new launches hub.对未来地段而言，这条时间线刚刚改变。2026 年 5 月 8 日，国家发展部（MND）与 HDB 宣布：自当日起截标的 EC 地段，MOP 翻倍至 10 年，完全私有化推迟到第 15 年，开盘时 90% 的单位保留给首购家庭、优先期长达两年（此前为 70% 和一个月），延期付款计划（DPS）同时取消（MND,08/05/2026）。所有已推出或已在供应管道中的项目，包括淡滨尼 Aurelle，仍沿用旧的 5 年规则。首批新规项目距离开盘还有两三年，所以 2026 年的买家，实际上是在旧规 EC 转售单位与最后几个旧规新盘之间做选择。最新项目可在新盘专页浏览。
The eligibility rules, condition by condition资格条件，逐条讲清
All conditions below come from HDB's EC eligibility page, current as at Aug 2026, and every person listed in the application must meet them.以下条件均出自 HDB 的 EC 资格页面（截至 2026 年 8 月），申请表上的每一个人都必须符合。
- Scheme.申请计划。 You must qualify under the Public Scheme (a family nucleus: spouse, children, or parents), the Fiancé/Fiancée Scheme (marriage certificate submitted after key collection), the Orphans Scheme, or the Joint Singles Scheme (two to four singles, all Singapore Citizens, each at least 35).必须符合其中一个计划：家庭计划（与配偶、子女或父母组成家庭核心）、未婚夫妻计划（领取钥匙后提交结婚证书）、孤儿计划，或联名单身计划（2 至 4 名单身人士，全部为新加坡公民，每人至少 35 岁）。
- Citizenship.公民身份。 The main applicant must be a Singapore Citizen, with at least one other SC or PR in the application. An all-PR household cannot buy a new EC, and unlike a BTO, neither can a citizen applying with a foreigner spouse.主申请人必须是新加坡公民，且申请中至少还有一名公民或永久居民。纯 PR 家庭不能购买新 EC；与预购组屋（BTO）不同，公民与外籍配偶的组合也不行。
- Age.年龄。 At least 21, or at least 35 for joint singles.至少 21 岁；联名单身申请则至少 35 岁。
- Income.收入。 The gross monthly income of everyone listed must not exceed S$16,000, verified through income documents when you book the unit.申请表上所有人的总月入不得超过 S$16,000，订购单位时须提交收入文件核实。
- Property, the 30-month rule.房产，30 个月规则。 Nobody in the application may own or hold an interest in any private residential property, local or overseas, or have disposed of one in the 30 months before applying, counted from the legal completion date. An existing HDB flat must be disposed of within 6 months of completing the EC purchase.申请表上任何人都不得拥有本地或海外私宅权益，申请前 30 个月内（以法律完成日期计）也不得出售过私宅。名下的组屋必须在完成 EC 交易后 6 个月内脱售。
- Housing subsidies.购房补贴记录。 Taken one subsidy before (a new HDB flat, DBSS, EC, or a CPF housing grant)? You are a second-timer and pay a resale levy. Taken two? You are out.曾享受过一次补贴（新组屋、DBSS、EC 或公积金购屋津贴）即属二次购买者，须缴转售抽润；享受过两次，则不再有资格。
Are you likely eligible for a new EC?你有资格买新 EC 吗？
Answer five questions for a first read. This mirrors HDB's published conditions, but HDB and the developer make the final assessment.回答五个问题，先得出一个初步判断。选项依据 HDB 公布的条件，但最终资格由 HDB 与发展商审定。
This is a guide, not a ruling. HDB and the property developer assess final eligibility against the full conditions at booking, and HDB has the final say.此工具仅供参考，并非最终裁定。HDB 与发展商会在订购时按完整条件审核资格，最终决定权在 HDB。
Grants for first-timers, a levy for second-timers首购有津贴，二购缴抽润
First-timer households can receive a CPF Housing Grant of up to S$30,000 on an EC, paid into the buyers' CPF Ordinary Accounts and applied to the purchase (HDB; see also CPF Board on using CPF for a home). The Family Grant is tiered by average gross monthly household income:首购家庭购买 EC 可获得最高 S$30,000 的公积金购屋津贴，津贴发放至买家的公积金普通户头并用于购屋（HDB；公积金购屋详见公积金局）。家庭津贴按平均总月入分级：
| Household income家庭月入 | SC/SC couple公民/公民 | SC/PR couple公民/永久居民 |
|---|---|---|
| ≤ S$10,000 | S$30,000 | S$20,000 |
| S$10,001–S$11,000 | S$20,000 | S$10,000 |
| S$11,001–S$12,000 | S$10,000 | Nil无 |
| S$12,001–S$16,000 | Nil无 | Nil无 |
A couple where only one party is a first-timer gets the Half-Housing Grant (S$15,000, S$10,000, or S$5,000 across the same tiers), and SC/PR couples can claim a S$10,000 Citizen Top-Up later if the PR takes citizenship or the couple has a citizen child (HDB). Second-timers get no grant and instead pay a resale levy on their earlier subsidised flat when buying an EC from a developer: S$15,000 for a 2-room up to S$50,000 for an Executive flat, and S$55,000 if the first property was an EC, for flats sold from 3 Mar 2006 (HDB).夫妻中只有一方是首购者，可获半额津贴（按相同收入级距为 S$15,000、S$10,000 或 S$5,000）；公民/永久居民组合日后若 PR 入籍、或两人育有公民子女，还可申请 S$10,000 的公民补足津贴（HDB）。二次购买者没有津贴，向发展商购买 EC 时还须按此前的补贴房型缴付转售抽润：2 房式 S$15,000，递增至公寓式组屋 S$50,000；若第一套补贴房产就是 EC，则为 S$55,000（适用于 2006 年 3 月 3 日起售出的单位，HDB）。
Financing: bank loan only, and the MSR bites first贷款：只能向银行借，而且 MSR 先卡住你
There is no HDB loan for an EC. You borrow from a bank, capped at a 75% loan-to-value limit with at least 5% in cash, and the loan must pass two tests set by MAS: the Mortgage Servicing Ratio, which caps the monthly instalment at 30% of gross income for EC purchases from developers, and the 55% Total Debt Servicing Ratio, both computed at a medium-term interest rate floor of 4% a year (MAS). At the S$16,000 income ceiling, the MSR caps your instalment at S$4,800 a month, which at the 4% floor over 30 years supports a loan of roughly S$1.0M, our estimate. On a S$1.7M EC that is less than the 75% LTV would allow, so the servicing ratio, not the LTV, usually decides your budget. Run your own numbers in the mortgage calculator, and note that the Deferred Payment Scheme is gone for future new-rule sites.EC 不能使用 HDB 贷款，只能向银行借贷：贷款与价值比率（LTV）上限 75%，至少 5% 须以现金支付，并须通过金管局（MAS）的两项测试：房贷偿还比率（MSR），即向发展商购买 EC 时月供不得超过总收入的 30%；以及 55% 的总偿债比率（TDSR），两者都以每年 4% 的中期利率下限计算（MAS）。在 S$16,000 的收入顶限下，MSR 把月供限制在 S$4,800；按 4% 利率、30 年期估算，大约只能支持 S$100 万的贷款（我们的估算）。对一套 S$170 万的 EC 来说，这比 75% LTV 所允许的更低，所以真正决定预算的通常是偿还比率，而不是 LTV。可用房贷计算器算一算自己的数字；另外注意，未来新规地段已不再提供延期付款计划。
The cost math: EC vs private, same town, same year成本对比：同一个市镇、同一年，EC 对私宅
Tampines in 2025 offered a rare clean comparison. Aurelle of Tampines, an EC, sold 90% of its 760 units on launch day at an average of S$1,766 psf (reported by EdgeProp, 8 Mar 2025). Two weeks earlier, the private Parktown Residence a few streets away sold 87% of 1,193 units at about S$2,360 psf (CapitaLand). On an illustrative 1,000 sqft three-bedder, and these are estimates, not quotes: roughly S$1.77M for the EC against S$2.36M for the private condo, a gap of about S$590,000, or 25%, before stamp duty. Buyer's Stamp Duty, tiered at 1%–6% (IRAS), comes to roughly S$58,100 versus S$87,600 on those prices, our estimates, widening the gap further. The EC buyer accepts the MOP and the eligibility gate; the private buyer pays about a third more for freedom to sell, rent, or decouple from day one. If anyone in your household would owe ABSD, read the ABSD guide before doing any of this math.2025 年的淡滨尼提供了一次难得的干净对比。EC 项目Aurelle of Tampines 开盘当天卖出 760 个单位中的 90%，均价 S$1,766 每平方英尺（EdgeProp 报道，08/03/2025）。两周前，几条街之外的私宅项目 Parktown Residence 卖出 1,193 个单位中的约 87%，均价约 S$2,360 每平方英尺（凯德集团）。以一套 1,000 平方英尺的三房单位举例（以下是估算，不是报价）:EC 约 S$177 万，私宅约 S$236 万，差距约 S$59 万，即 25%，还没算印花税。买方印花税按 1%–6% 分级计算（IRAS），按上述价格分别约为 S$58,100 和 S$87,600（我们的估算），差距进一步拉大。EC 买家接受 MOP 和资格门槛；私宅买家多付约三分之一，换来从第一天起自由出售、出租或除名的权利。如果家庭中有人涉及 ABSD，请先读ABSD 指南再做这笔算术。
Who is the EC actually for? The classic case is the household earning between S$14,000 and S$16,000, above the BTO ceiling but priced out of a comparable private launch, and any family comfortable holding one home for a decade. If you clear the eligibility gate and can genuinely stay put, the discount is real and, on old-rule projects, the years 6–10 resale window to citizens and PRs has historically been where the value showed up. What the 8 May 2026 changes signal is that the government wants that discount landing with owner-occupiers, not flippers, so the eligibility rules above are likely to be enforced, not relaxed.EC 到底适合谁？最典型的是月入介于 S$14,000 至 S$16,000 的家庭：超过了 BTO 顶限，又难以负担同级私宅新盘；以及任何能安心持有一套房子十年的家庭。如果你能通过资格门槛，也确实住得住，这个折扣是真实的；在旧规项目上，第 6 至 10 年面向公民与永久居民的转售窗口，历来正是价值兑现的地方。而 2026 年 5 月 8 日的改革传递的信号很清楚：政府希望这份折扣落在自住者、而不是短炒者手上，所以上述资格规则只会从严执行，不会放松。
The question I get most is not about the income ceiling, it is the 30-month rule. People sell an overseas condo, wait a year, and assume they are clear. They are not: HDB counts 30 months from the legal completion date of the disposal, and it applies to everyone listed in the application, not just the main applicant. The other one that catches buyers is the fiancé route: the scheme is real and the grant is real, but if the marriage does not happen on schedule, the unit is at risk. Check your dates before you fall in love with a showflat. The paperwork is unforgiving, and that is exactly why the discount exists.我最常被问到的不是收入顶限，而是 30 个月规则。有人卖掉海外公寓，等了一年，就以为自己没问题了。其实不然：HDB 从脱售的法律完成日期起算 30 个月，而且适用于申请表上的每一个人，不只是主申请人。另一个常让买家中招的是未婚夫妻路线：这个计划是真的，津贴也是真的，但如果婚期没有如期落实，单位就有风险。在爱上样板房之前，先核对自己的日期。这套手续不讲情面，而这正是折扣存在的原因。
