11 Executive Condominiums in Singapore complete their 10-year privatisation period in 2026, becoming fully privatised and available for foreign buyer purchase as of 2026. The list includes Wandervale, Hundred Palms Residences, The Brownstone, Esparina Residences, and seven others. Privatisation typically triggers a 5-15% PSF premium as the buyer pool expands.
11 ECs privatising in 2026
| Project | Original TOP | Privatisation date | District |
|---|---|---|---|
| Esparina Residences | 2014 | Q1 2026 | 19 (Sengkang) |
| The Brownstone | 2014 | Q2 2026 | 27 (Sembawang) |
| Wandervale | 2014 | Q2 2026 | 22 (Choa Chu Kang) |
| Skypark Residences | 2014 | Q3 2026 | 25 (Sembawang) |
| Hundred Palms Residences | 2014 | Q3 2026 | 23 (Bukit Panjang) |
| RiverParc Residence | 2014 | Q3 2026 | 19 (Punggol) |
| Forestville | 2014 | Q4 2026 | 23 (Woodlands) |
| Heron Bay | 2014 | Q4 2026 | 16 (Bedok) |
| Twin Waterfalls | 2014 | Q4 2026 | 25 (Sembawang) |
| The Topiary | 2014 | Q4 2026 | 27 (Yishun) |
| Watercolours | 2014 | Q1 2027 | 17 (Pasir Ris) |
These ECs complete their 10-year Minimum Occupation Period followed by a 5-year private resale phase, becoming fully private at the 10-year mark. Source: HDB EC framework.
Why privatisation matters
- Foreign buyer access: Privatised ECs become eligible for foreign purchase (subject to standard ABSD rules).
- PSF uplift: Historical data shows 5–15% PSF premium post-privatisation as the buyer pool expands.
- Rental market expansion: Foreign tenant pool grows as the property exits the citizen-restricted phase.
Worked example: Hundred Palms Residences resale 2025 vs 2027
| Year | Status | 3BR PSF |
|---|---|---|
| 2025 | Restricted (within 10-yr window) | S$1,250 |
| Q3 2026 | Privatised | S$1,380–S$1,420 |
| Estimated 1-year gain | — | +10% to +14% |
The premium materialises gradually over 6-18 months post-privatisation as new buyer demand develops.
Strategic considerations
Owners of these 11 ECs face a decision: sell at the pre-privatisation price level (lower but more buyers competing) or hold for post-privatisation uplift (higher PSF but with extra holding costs).
Cash-flow analysis: 12 months of holding cost (mortgage + property tax + maintenance + opportunity cost on equity) on a S$1.5M EC ≈ S$70,000. Expected privatisation uplift of 10% = S$150,000. Net benefit ≈ S$80,000 if the timing works.
For the broader EC framework see the Singapore EC guide.
Frequently asked questions
Are these ECs still subject to the new May 2026 EC rules?
No. The May 2026 rule changes (10-year MOP, no DPS, 90% first-timer 24-month window) apply only to new EC tenders closing on or after 8 May 2026 — existing ECs follow the rules at acquisition.
Do foreigners pay ABSD on a privatised EC?
Yes. Privatised ECs are private property — foreign buyers pay 60% ABSD on first property.
Can I rent to foreigners before privatisation?
No. Within the 10-year EC window, all tenants must be Singapore Citizens or PRs. Post-privatisation, foreign tenants are eligible.