For the sandwiched class, Executive Condos (ECs) are a potentially excellent store of value. If you play your cards right, there’s a good chance they’ll get a bump in value once the EC turns fully privatised at the 10-year mark.
That means these freshly MOPed ECs have just the right mix of discounted pricing and future capital appreciation. There are also fewer restrictions on purchasing ECs from the resale market, since you no longer have to apply under one of HDB’s schemes.
Today, we’ll cover the seven ECs that have just fulfilled their MOP in 2022, along with
Since we’re talking about freshly MOPed ECs here, you still have to be a Singapore Citizen or Permanent Resident to buy it. But unlike buying an EC from the developer, you can buy the resale EC as a single or family – and there’s no longer a monthly income ceiling.
Here’s a recap of eligibility criteria for new and resale Executive Condos from HDB’s website:
| New EC from Developer | Resale EC (>5 years) | Resale EC (>10 years) | |
| Citizenship | Singapore Citizen (SC) with another SC or Singapore Permanent Resident (SPR) | SC or SPR | Any |
| Family Nucleus | Must qualify under one of HDB’s schemes:
* Public Scheme * Fiancé/Fiancée Scheme * Orphans Scheme * Joint Singles Scheme |
Single or family | Single or family |
| Age | At least 21 years old, or 35 if applying under Joint Singles Scheme | At least 21 years old; no age requirement for corporate bodies | At least 21 years old; no age requirement for corporate bodies |
| Property Ownership | * Applicants and occupiers must not own any property, either locally or overseas
* Must not have sold any private property within the last 30 months before buying the new EC |
* Must have fulfilled MOP for existing HDB flat, if any
* SPR households must sell their HDB flats within 6 months of buying the resale EC |
* Must have fulfilled MOP for existing HDB flat, if any
* SPR households must sell their HDB flats within 6 months of buying the resale EC |
| Income Ceiling | Less than $16,000 in monthly household income | None | None |
Newly MOPed Executive Condos also have the benefit of being classified as private property, so you can purchase other private properties later on if you wish (though you’ll have to keep ABSD in mind). If you’re upgrading from a flat, you just need to make sure you’ve completed the MOP for that flat before you buy the EC.
After Forestville and Twin Fountains (both MOPed last year), Bellewoods marks the 6th EC in District 25. It’s not exactly accessible unless you regularly cross the causeway – the nearest MRT is Admiralty (NS10) at a good 15-min walk (1.2km) away.
On the plus side, residents have easy access to the Woodlands Park Connector, which goes all the way to the walking trails and reservoir at Mandai.
Schools within 1km include Greenwood, Woodlands, and Woodlands Ring Primary School.
Swimming pool, kids’ pool, clubhouse/function room, tennis court, BBQ area
Bellewoods comes in a number of different layouts, with 2, 3, 4, and 5-bedroom configurations ranging from 786 sqft up to 1,679 sqft.
| Unit Type | Unit Size (sqft) | Top Floor Unit Size (Including Strata Void Area) |
| 2 Bedroom | 786 | 1066 (280) |
| 3 Bedroom | 936 | 1216 (280) |
| 3 Bedroom Premium | 1098 | 1345 (247) |
| 3 Bedroom CoSpace | 1249 – 1281 | 1582 (333) |
| 4 Bedroom | 1152 – 1184 | 1442 (290) |
| 4 Bedroom Premium | 1227 – 1259 | 1561 (333) |
| 4 Bedroom CoSpace | 1345 – 1378 | 1679 (333) |
| 5 Bedroom CoSpace | 1528 – 1561 | 1679 (150) |
There are two unique features to take into consideration with Bellewoods:
1. Top Floor Units Come With Extra High Ceilings
Units on the top floor of these 12-storey blocks come with extra high ceilings above the living / dining area and master bedroom. This additional space is the “strata void area,” which counts as extra square footage in the listings.
For example, the 2-bedroom configuration comes in both 786 sqft (73 sqm) or 1,066 sqft (99 sqm), but the actual floor space is identical. It’s just that the latter configuration includes 280 sqft (26 sqm) of strata void area, which gives you the leeway to add in a loft if you wish.
Other options include additional side windows in the master bedroom, master bathroom, and a Private Enclosed Space (PES) instead of an open balcony. Make sure to check the unit you intend to purchase has the features you’re looking for.
Example of 2 Bedroom with / without high ceilings:
2. CoSpace Layouts
The 3, 4 and 5-bedroom units have what the developers call “CoSpace layouts.” Left as is, you’ll have a small study and utility room for extra storage. However, these rooms also feature non-structural walls that you can hack to create a larger home office, walk-in wardrobe, or baby room.
District: 25
# of Past Transactions: 46 in the first half of 2022
Price Range: $916 – $1,196 psf
Average Price: $1,078 psf
Private condominiums of a similar age in District 25 transacted at an average sale price of $905 – $1,143 psf in the last 6 months.
Sengkang and Punggol aren’t just known for affordable flats for younger couples. With the slew of ECs in the area, it’s also ripe for HDB upgraders. In this year alone, there are three ECs hitting their MOPs – The Vales is the first of these.
The biggest plus point of The Vales is the convenience, so it’s no wonder that it’s the second most popular EC on this list (67 recorded sales for the first half of 2022 alone).
It’s located next to Cheng Lim LRT (2-min walk out the side gate) and opposite Sengkang General Hospital, where you’ll find a food court along with smaller eateries. Sengkang MRT (NE16) is an 8-min walk away, and there’s plenty to do nearby with Sengkang Riverside Park and Sengkang Sculpture Park.
Nan Chiau, Anchor Green, Compassvale, Punggol Green, Seng Kang and Springdale Primary Schools are all within 1km.
Swimming pool, kids’ pool, indoor gym, clubhouse/function room, tennis court, BBQ area
Units at The Vales come in a number of different layouts, with 2, 3, 4, and 5-bedroom configurations ranging from 764 sqft up to 1,712 sqft.
| Unit Type | Unit Size (sqft) |
| 2 Bedroom | 753 – 775 |
| 3 Bedroom | 904 – 1055 |
| 3 Bedroom w/ Basement and Private Car Park | 1647 – 1722 |
| 4 Bedroom | 1270 – 1410 |
| 5 Bedroom | 1593 – 1690 |
One of the unique features of The Vales is the ground-floor 3-bedroom units. These come with a basement level designed as an entertainment room with an attached powder room. A private parking lot with direct access to the basement counts as part of the square footage:
Example of 3 Bedroom w/ Basement and Private Parking Lot
District: 19
# of Past Transactions: 67 in the first half of 2022
Price Range: $1,023 – $1,363 psf
Average Price: $1,184 psf
Private condominiums of a similar age in District 19 transacted at an average sale price of $940 – $1,559 psf in the last 6 months.
With 73 recorded sales in the first half of 2022, Bellewaters is the most popular EC on this list.
It’s a little farther from public transport than The Vales (Farmway and Cheng Lim are a 9- and 7-min walk respectively) but closer to Sengkang Riverside Park and its breeziness. Besides the condo’s many water amenities, you’ll find Sengkang Sports Centre and Swimming Complex about a 10-min walk away.
Schools within 1km include Anchor Green, Compassvale, Nan Chiau, Punggol Green and Springdale Primary.
Swimming pool, kids’ pool, clubhouse/function room, tennis court, BBQ area
Bellewaters is similar to Bellewoods in that it comes with Premium and CoSpace layouts as well as top floor units (16th storey) that have extra high ceilings. Bellewaters comes in a number of different layouts, with 3, 4, and 5-bedroom configurations ranging from 926 sqft up to 1,679 sqft.
| Unit Type | Unit Size (sqft) | Top Floor Unit Size (Including Strata Void Area) |
| 3 Bedroom | 926 – 1023 | 1216 – 1345 (258 – 323) |
| 3 Bedroom Premium | 1066 – 1087 | 1389 – 1410 (258 – 323) |
| 3 Bedroom CoSpace | 1238 – 1270 | 1604 (333) |
| 4 Bedroom | 1130 – 1195 | 1453 – 1528 (290 – 333) |
| 4 Bedroom Premium | 1249 – 1302 | 1593 – 1636 (333 – 344) |
| 4 Bedroom CoSpace | 1335 – 1367 | 1711 (344) |
| 5 Bedroom CoSpace | 1496 – 1528 | 1679 (150) |
The top-floor units come at a premium, though these may be well worth it if you’re looking to catch views of Sengkang Riverside Park from your loft.
Example of 4 Bedroom with / without high ceilings:
As with Bellewoods, 4- and 5-bedroom units at Bellwaters have CoSpace layouts that come with a small study. Many owners here have converted the space into either a walk-in wardrobe or an extension of the 4th bedroom.
District: 19
# of Past Transactions: 73 in the first half of 2022
Price Range: $1,014 – $1,291 psf
Average Price: $1,163 psf
Private condominiums of a similar age in District 19 transacted at an average sale price of $940 – $1,559 psf in the last 6 months.
The final District 19 EC on this list is The Terrace. The nature trails are the biggest draw here: Promenade Nature Walk and Coney Island are just a short bike ride away, and Punggol Waterway (along with the PCN) is literally at your back gate.
Watch out for the planes though. Long-term residents of The Terrace report hearing the occasional fighter jet from Paya Lebar Air Base whooshing over their location, so this may not be the best home if you startle easily. Still, there are folks who don’t mind trading a bit of quiet for that slice of nature, which may be why this is the fourth most transacted EC on this list.
Punggol MRT is a good 25 minutes away (1.9km), but Kadaloor LRT is nearby (5-min walk, or 350m). There are also three supermarkets within a 10-min walk.
Edgefield, Greendale, Horizon, Oasis, and Waterway Primary Schools are within 1km.
Swimming pool, kids’ pool, indoor gym, clubhouse/function room, BBQ area
The Terrace comes in 3, 4 and 5-bedroom layouts, with the 5-bedroom being a penthouse unit. All units come with either a balcony or a semi-outdoor area (Private Enclosed Space).
| Unit Type | Unit Size (sqft) |
| 3 Bedroom | 1001 |
| 3 Bedroom Premium | 1076 – 1173 |
| 4 Bedroom | 1313 |
| 4 Bedroom Premium | 1442 |
| 5 Bedroom Penthouse | 1711 |
The 3-bedroom and 4-bedroom units come with 3 bathrooms, and the 4-bedroom premium and 5-bedroom units come with 4 bathrooms.
Do note, however, that both the 4-bedroom premium and 5-bedroom penthouse units have one bathroom shared between bedrooms 2 and 3. Those who want a true ensuite arrangement will have to do some minor renovations.
Example of 4-Bedroom Premium layout with a dual entrance bathroom:
All units come with a Household Shelter attached to the service yard behind the kitchen.
District: 19
# of Past Transactions: 42 in the first half of 2022
Price Range: $1,079 – $1,285 psf
Average Price: $1,176 psf
Private condominiums of a similar age in District 19 transacted at an average sale price of $940 – $1,559 psf in the last 6 months.
Next to Saraca Breeze (featured in our 2022 list of newly-MOPed flats under 600k) is Signature @ Yishun, a 525-unit Executive Condo that overlooks Orchid Country Club and Lower Seletar Reservoir.
The good about this place? You’ll save on electricity bills from the bright, breezy layouts. The bad? At a 22-min walk (1.8km) to Khatib MRT, you’d best have a car – or at least a bike – if you live here. Rockridge Park to the west and SAFRA Yishun to the north are the main hangout places nearby. Other than that, there’s also The Wisteria about a 10-min walk away if you cut through the park.
Naval Base and Northland Primary School are within 1km.
Swimming pool, kids’ pool, indoor gym, clubhouse/function room, tennis court, BBQ area
Signature @ Yishun comes in 2, 3, and 4-bedroom layouts with premium options for both 3 and 4-bedroom units. The 3-bedroom premium units have some definite perks over the standard 3-bedroom units: they’re larger and come with a service yard, utility room / maid’s room, and an additional bathroom connected to the service yard.
However, between the 4-bedroom and 4-bedroom premium units, the standard 4-bedroom unit seems like a more efficient layout. The 4-bedroom premium puts a lot of extra space in the entrance hallway.
Both 4-bedder configurations have only the master bedroom as an ensuite. The standard 4-bedroom layout has a noticeably smaller 4th bedroom that cannot reasonably accommodate a queen or king bed.
Example of 4-Bedroom and 4-Bedroom Premium (left and right respectively)
| Unit Type | Unit Size (sqft) |
| 2 Bedroom | 764 – 775 |
| 3 Bedroom | 947 |
| 3 Bedroom Premium | 1076 – 1098 |
| 4 Bedroom | 1184 |
| 4 Bedroom Premium | 1302 |
District: 27
# of Past Transactions: 4 in the first half of 2022
Price Range: $911 – $1,019 psf
Average Price: $977 psf
Private condominiums of a similar age in District 27 transacted at an average sale price of $956 – $1,708 psf in the last 6 months.
There aren’t many ECs in the West: Westwood Residences marks the 5th in District 22. Again, this isn’t a place for those who want easy access to public transport, since the nearest station (Pioneer MRT) is 2.3km to the south.
That’s likely why the developers marketed Westwood as a “bike-themed condominium.” You’re going to need wheels of some sort if you live here. Then again, how many condos can boast a secured covered bike garage and bike trails within the compound?
Boon Lay Garden, Lakeside, Rulang, and Shuqun Primary School are within 1km.
Swimming pool, kids’ pool, indoor gym, clubhouse/function room, tennis court, BBQ area
Westwood Residences has some of the smaller units on this list. Unit layouts come in 2, 3 and 4 bedrooms with a premium option for 3-bedroom units.
| Unit Type | Unit Size (sqft) |
| 2 Bedroom | 689 |
| 3 Bedroom | 948 |
| 3 Bedroom Premium | 1034 |
| 4 Bedroom | 1152 |
| 4 Bedroom Premium aka ‘5 Bedroom’ | 1238 |
You might notice on their website the floor plans for a ‘5-bedroom unit,’ but we were unable to locate the 5th bedroom. It’s probably best to think of this as a 4-bedroom premium.
District: 22
# of Past Transactions: 3 in the first half of 2022
Price Range: $934 – $1,045 psf
Average Price: $995 psf
Private condominiums of a similar age in District 22 transacted at an average sale price of $1,041 – $1,900 psf in the last 6 months.
There are nine ECs in District 27, where The Brownstone is located. Three of the ECs – Skypark Residences, Parc Canberra, and Provence Residence – are practically next door.
Canberra MRT was built a couple of years ago and is just 350m away (4-min walk). Other than that, residents have access to Sembawang Shopping Centre a little past Jalan Sendudok Park. There are also smaller malls and eateries when they cross Canberra Link.
Sembawang and Wellington Primary School are within 1km.
Swimming pool, kids’ pool, indoor gym, clubhouse/function room, tennis court, basketball court, BBQ area
The Brownstone comes in 2, 3, 4 and 5-bedroom layouts, with a premium option in the 3-bedroom configuration. Of all the ECs featured here, The Brownstone comes with the largest variety of 3-bedroom layouts: 17 in total.
| Unit Type | Unit Size (sqft) | Top-Floor Unit Size (Including Strata Void Area) |
| 2 Bedroom | 732 – 753 | 850 (97) |
| 3 Bedroom | 883- 990 | 1055 – 1130 (172) |
| 3 Bedroom Premium | 958 – 990 | 1130 (172) |
| 4 Bedroom | 1066 – 1184 | 1270 – 1356 (161) |
| 5 Bedroom | 1668 – 1711 | NA |
Like Bellewoods and Bellwaters, The Brownstone has extra high ceilings on their top-floor units (level 10). These tack another 97 – 172 sqft onto the listed unit sizes and give you the option of building a loft above the living and dining space.
Example of 3-bedroom layout with void area above living / dining area:
District: 27
# of Past Transactions: 2 in the first half of 2022
Price Range: $1,073 – $1,127 psf
Average Price: $1,100 psf
Private condominiums of a similar age in District 27 transacted at an average sale price of $956 – $1,708 psf in the last 6 months.
