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

  • Eligibility criteria
  • Location
  • Notable layouts and design features
  • Past transaction data
  • The average sale price of the ECs vs those of other private condos in the district

 

Eligibility for Executive Condo

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.

 

Newly MOPed Executive Condominiums in 2022

1. Bellewoods (Woodlands)

Bellewoods EC Woodlands

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.

Key Facilities

Swimming pool, kids’ pool, clubhouse/function room, tennis court, BBQ area

Layout & Design

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:

Bellewoods EC Layout

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.

Pricing

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.

 

2. The Vales (Sengkang)

The Vales EC Singapore

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.

Key Facilities

Swimming pool, kids’ pool, indoor gym, clubhouse/function room, tennis court, BBQ area

Layout & Design

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

The Vales EC layout

Pricing

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.

 

3. Bellewaters (Sengkang)

The Bellewaters EC Singapore

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.

Key Facilities

Swimming pool, kids’ pool, clubhouse/function room, tennis court, BBQ area

Layout & Design

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:

Bellewaters EC Layout

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.

Pricing

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.

 

4. The Terrace (Punggol)

The Terrace EC Singapore

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.

Key Facilities

Swimming pool, kids’ pool, indoor gym, clubhouse/function room, BBQ area

Layout & Design

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:

The Terrace EC Layout

All units come with a Household Shelter attached to the service yard behind the kitchen.

 

Pricing

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.

 

5. Signature @ Yishun (Yishun)

The Signature EC Singapore

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.

Key Facilities

Swimming pool, kids’ pool, indoor gym, clubhouse/function room, tennis court, BBQ area

Layout & Design

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)

Signature at Yishun Layout

Unit Type Unit Size (sqft)
2 Bedroom 764 – 775
3 Bedroom 947
3 Bedroom Premium 1076 – 1098
4 Bedroom  1184
4 Bedroom Premium 1302

Pricing

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.

 

6. Westwood Residences (Jurong West)

Westwood Residences Jurong West EC

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.

Key Facilities

Swimming pool, kids’ pool, indoor gym, clubhouse/function room, tennis court, BBQ area

Layout & Design

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. 

Westwood EC 5 Bedroom Layout

Pricing

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.

 

7. The Brownstone (Canberra)

The Brownstone Canberra EC

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. 

Key Facilities

Swimming pool, kids’ pool, indoor gym, clubhouse/function room, tennis court, basketball court, BBQ area

Layout & Design

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:

The Brownstone EC Layout

Pricing

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.

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