Introduction
We’ve always been strong advocates of investing in new launch Executive Condominiums (ECs), it is one of the most effective ways to build your first pot of gold from real estate.
From personal investing experience and working closely with our readers, ECs have consistently proven to be a low-risk, high-return investment strategy. Among EC types, new launch ECs stand out. They tend to deliver the highest capital appreciation, though you’ll need to accept a longer wait of at least 8 years. 3 years for the development to be constructed and 5 years for you to clear the mandatory minimum occupation period.
If you’ve landed on this article, chances are on the active lookout for a viable new launch EC project to invest in.
We are Decoupling Expertise
We are a team of specialist realtors that specialises in helping our readers work their way towards owning 2 properties in Singapores. Helping our readers decouple their property to purchase a 2nd investment property is our core business.
But lately, we realise the importance of getting our readers to own the optimal 1st property before even having the opportunity to decouple and purchase a 2nd one.
So we have extended our content and services to assist our readers in procuring their 1st new EC or resale EC. We believe this will set the stage for further opportunities to own a 2nd property.
Feel free to drop us a whatsapp text to clarify any doubt, or to find solutions to challenges you are facing in real estate investing.
Latest List of Upcoming EC Launches (May 2025 Onwards)
As an overview, here’s the complete list of all new ECs scheduled to launch from May 2025 onwards.
| EC Development | Launch Date | Location | No of Units | Developer |
| Otto Place (Plantation Close GLS) | Jul 2025 | Tengah Plantation Close Plot 2, Tengah | 600 | Hoi Hup Realty and Sunway Developments (same developers as Novo Place) |
| Jalan Loyang Besar EC (Pasir Ris) | Dec 2025 | Jalan Loyang Besar, Pasir Ris | 700 | Qing Jian Realty |
| Tampines St 95 EC | Mar 2026 | Tampines St 95 | 560 | Sim Lian Group |
| Senja Close EC (Bukit Panjang) | Dec 2026 | Senja Close, Bukit Panjang | 300 | TBC |
| Sembawang Road EC | Dec 2026 | Sembawang Road | 265 | TBC |
| Woodlands Dr 17 EC | Jan 2027 | Woodlands Dr 17 | 435 | TBC |
To help you make a more well-informed decision, we’ll dive deeper into each EC project and highlight the key points that matter from an investment perspective.
But before that, let’s align on the criteria that matters when evaluating a new EC launch.
Evaluation Criteria for New EC launches
Evaluating New EC launches requires a different set of evaluation criteria, different from that of evaluating a new launch condo. ECs being launched at a subsidised price, supported by the government, thrives in areas where there is limited EC competition and in areas saturated by higher priced private condos.
Consider Bishan Loft EC as an example, Bishan Loft EC is a EC that was launched in 2000. It is the only EC launched in a mature estate with private condos that are highly priced. This resulted in owners making extremely healthy profits ranging from $900k to $1.1mil.
The same setup for Hundred Palms EC, the only EC launched in Serangoon North, surrounded by higher priced new launches like Affinity in Serangoon and the Gardens Residences.
The following are 6 key evaluation criteria that we have developed for evaluating New EC launches. We have developed this over the course of working with multiple clients sourcing for New EC that comes with optimal investment potential.
1. Presence of Competing EC Supply in the Area
The fewer ECs there are in the immediate area, the better. Scarcity matters. If the new EC launch is the one of the few ECs amongst multiple private condos. During the resale process, you will be able to price the EC at the price of a private condo where you enjoy higher profit margins due to your initial subsidised entry cost.
2. Presence of Private Condo Developments as Price Catalyst
If there are new private condos launching nearby, that’s usually a good thing. These private condos will be priced higher. It will set the new benchmark price that the EC can anchor itself against. During the resale process, you will be able use this higher priced private condo development as the basis for pricing.
3. HDB Upgrader Demand in the Area
This is a big one. ECs when it MOPs, appeal greatly to HDB upgraders within the same neighbourhood. Hence the number of BTO and HDB units surrounding the EC has a direct impact on its demand during the resale process.
To assess HDB upgrader demand. We look into two aspects.
- How many HDB flats (both resale and BTO) are in the area
- How much those flats are going for. The high resale value of surrounding HDBs meant that upgraders have got the means to drive up ECs prices.
4. Proximity to MRT
Most ECs are located in less centralised areas, so it’s rare to find one that’s within walking distance to an MRT. If an EC is walkable to a station, it gives the development a huge edge in terms of future rentability and resale demand.
5. Historical Profitability of Condo Developments in the Area
Historical profitability gives us insights into the resale demand for property in a particular area. If other condos or ECs in the area have shown solid capital gains, that tells us there’s decent resale buyer demand and it can serve as a proxy for the new ECs future demand.
6. Proximity to Primary School
While most ECs aren’t within 1km of top primary schools, any project that is gets a serious boost in appeal. Families with school-going kids will prioritise such projects, and that gives your unit an edge when you eventually sell.
Otto Place (Plantation Close GLS)
Facts
- Launch Date: Jul 2025
- Location: Tengah Plantation Close Plot 2
- No of Units: 600
- Developer: Hoi Hup Realty and Sunway Developments (same developers as Novo Place)
Decoupling Expertise Rating (1 – Sub Optimal, 3 – Most Optimal)
- Competing EC Supply in the Area – 1
- Private Condo Development as Price Catalyst – 1
- HDB Upgrader Demand in the Area – 2
- Proximity to MRT – 1
- Historical Profitability of Condo Development in the Area – 2
- Proximity to Primary School – 1
- Total – 8 out of 18
Schools and Amenities
- Proximity to Primary School – within 1km of Princess Elizabeth Primary School
- Proximity to MRT – 9 mins walk to Tengah Park MR
Historical Profitability of Condo Development in the Area
- No proxy from any existing development in emerging Tengah neighbourhood
Key Strengths
Dual Transformation Narrative
Otto Place stands to benefit from two concurrent URA transformation plans.
- The Tengah estate, which is earmarked as the next emerging neighbourhood to be developed by the government, similar to Punggol in its earlier days.
- The broader Jurong Lake District, which is earmarked as Singapore’s second CBD.
These overlapping catalysts provide a strong long-term backdrop for transport infrastructure, commercial and residential development that will serve as future price catalysts for Otto Place.
MRT Accessibility
Among the upcoming EC launches, Otto Place is one of the few within walking distance to an MRT. It’s just a 9-minute walk to Tengah Park MRT on the Jurong Region Line — a direct line that improves connectivity to key employment nodes and adds to its long-term exit appeal.
More Car Park Provisioning
From a practical standpoint, Otto Place offers 80% car park lots relative to total unit count, significantly higher than Novo Place’s 50%. Not a major upside, but worth mentioning considering the hit that Novo Place have taken due to its limited car park lots.
Price Anchoring from Future Private Condo Launches
There are two upcoming GLS sites in the Lakeside and Hong Kah areas zoned for private condo development. These are expected to enter the market at a higher price point, potentially setting new benchmark prices for ECs like Otto Place in the same district.
Strong HDB Upgrader Demand Pipeline
Tengah is set to launch 18,555 BTO units across 18 projects. This represents a robust pipeline of future HDB upgraders, providing a healthy demand pipeline for base for ECs in Tengah.
Key Weaknesses
Competing ECs with stronger attributes
Otto Place will be the third EC to launch in Tengah, after Copen Grand (2022) and Novo Place (2024). These earlier launches are launched at lower prices and have got attributes that are stronger than Otto Place.
Less Favourable MRT and School Proximity
Both Copen Grand and Novo Place are located closer to Tengah MRT. In addition to that, Otto Place is not located within 1km radius of the future ACS primary, while both Copen Grand and selected stacks at Novo Place fall within 1km of the future ACS primary.
Jalan Loyang Besar EC (Pasir Ris) – Coastal Cabana
Facts
- Launch Date: Dec 2025
- Location: Jalan Loyang Besar, Pasir Ris
- No of Units: 700
- Developer: QingJian Realty
Decoupling Expertise Rating (1 – Sub Optimal, 3 – Most Optimal)
- Competing EC Supply in the Area – 3
- Private Condo Development as Price Catalyst – 3
- HDB Upgrader Demand in the Area – 3
- Proximity to MRT – 1
- Historical Profitability of Condo Development in the Area – 3
- Proximity to Primary School – 1
- Total – 14 out of 18
Schools and Amenities
- Proximity to Primary School – Pasir Ris Primary School, Casuarina Primary School
- Proximity to MRT – 16 mins walk to Pasir Ris MRT
- Proximity to Amenities – 2 mins walk to Downtown East
Historical Profitability of Condo Development in the Area
- Very healthy historical record of profitability from surrounding condo developments
- Pasir Ris 8 at 8% annualised capital gain, Belysa at 5.4% annualised capital gain and Coco Palms at 4.3% annualised capital gain.
Key Strengths
Limited ECs in Pasir Ris
This is the first EC launch in Pasir Ris in over a decade and that scarcity is a big plus. A new EC being launched at a subsidized and lower price than new private condos launched in Pasir Ris provides a strong moat and buffer for profits for the buyers buying into this EC.
The absence of equally new EC competing for buyers’ attention during the resale process will give this project an edge.
Strong Track Record from Previous EC Launch
The last EC launched in Pasir Ris, Sea Horizon, has shown exceptional capital gains. Resale profits range from $450,000 to $820,000, with annualised returns averaging around 6.4%. This validates the demand and resale appetite for ECs in the Pasir Ris area.
Upcoming GLS and BTO Sites as Catalysts
There are seven plots in the vicinity zoned for future public and private residential development. This includes both BTO flats and private condos. These upcoming launches will boost HDB upgrader demand and provide price benchmarks that can support the valuation of this EC over time.
Proximity to Downtown East
While it’s not close to an MRT, the EC is just a 2-minute walk to Downtown East. This adds to the project’s liveability appeal, gleaming from the resort vibes of Downtown East and providing easy access to the services and amenities within Downtown East.
For the latest and most updated, research article on Coastal Cabana refer to article inline “Coastal Cabana EC Review“
Key Weaknesses
Not Within Walking Distance to MRT
The project is not within walking distance to Pasir Ris MRT. It is approximately a 16-minute walk to Pasir Ris MRT station.
No Reputable Primary School Within 1km
The EC does not fall within the 1km radius of any highly ranked primary school in Pasir Ris.
Higher Density Than Previous EC Launch
Compared to Sea Horizon, this project has 43% more units while sitting on only 2.6% more land area. This implies a higher density development which could have less common recreational area and potential overcrowding of facilities during peak periods.
Tampines St 95 EC (Tampines West)
Facts
- Launch Date: Mar 2026
- Location: Tampines St 95
- No of Units: 560
- Developer: Sim Lian Group
Decoupling Expertise Rating (1 – Sub Optimal, 3 – Most Optimal)
- Competing EC Supply in the Area – 1
- Private Condo Development as Price Catalyst – 2
- HDB Upgrader Demand in the Area – 3
- Proximity to MRT – 2
- Historical Profitability of Condo Development in the Area – 2
- Proximity to Primary School – 2
- Total – 13 out of 18
Schools and Amenities
- Proximity to Primary School – St Hilda Primary, Jun Yuan Primary
- Proximity to MRT – 10 walk to Tampines West MRT
- Proximity to Amenities – 5 mins walk to future mixed development at Tampines St 94
Historical Profitability of Condo Development in the Area
- Very healthy historical record of profitability from surrounding condo developments
- Tampines Trilliant at 6.1% annualised capital gain, Citylife @ Tampines at 5.6% annualised capital gain and Treasure at Tampines at 4.7% annualised capital gain.
Key Strengths
Strong Base of HDB Upgrader Demand
Tampines West is a mature estate with a significant number of upcoming BTO launches, existing BTO flats nearing their MOP and sizable resale HDB population. This provides a strong pipeline of HDB upgrader demand. Tampines has also consistently recorded high-value HDB transactions, suggesting that many upgraders in the area have the financial means to upgrade to private condos and ECs.
Walking Distance to MRT
The project is located within 10 mins walk from Tampines West MRT. In the context of EC launches, many of which are not near train stations, this proximity to MRT adds to the strength of this new EC development.
Private Condo as Price Catalyst
A GLS site at Tampines Street 94, located right next to this EC site, has been earmarked for a mixed-use private condo development. The launch price of this project will likely set a higher price benchmark, creating a healthy price gap that could support the investment thesis for Tampines St 95 EC.
The healthy takeup of new integrated development, Parktown Residences in Tampines North will also help set benchmark price for this development.
Key Weaknesses
Competition from Aurelle EC
One immediate challenge is the presence of Aurelle EC, which launched just a few months earlier in March 2025. Aurelle is positioned closer to the upcoming Tampines North MRT and may be seen as more central and connected than this development.
Higher Land Cost = Higher Launch Price
Tampines St 95 EC’s land was acquired at $786 psf ppr, one of the highest ever for an EC site. As a result, its launch price is expected to come in above Aurelle EC.
Senja Close EC (Bukit Panjang)
Facts
- Launch Date: Dec 2026
- Location: Senja Close
- No of Units: 300
- Developer: TBC
Decoupling Expertise Rating (1 – Sub Optimal, 3 – Most Optimal)
- Competing EC Supply in the Area – 3
- Private Condo Development as Price Catalyst – 2
- HDB Upgrader Demand in the Area – 2
- Proximity to MRT – 1
- Historical Profitability of Condo Development in the Area – 2
- Proximity to Primary School – 1
- Total – 11 out of 18
Schools and Amenities
- Proximity to Primary School – Greenridge Primary School, West Spring Primary School, West View Primary School
- Proximity to MRT – not within walking distance to Chua Chu Kang MRT
- Proximity to Amenities – nearest Lot One Mall is a few LRT stops away
Historical Profitability of Condo Development in the Area
- Moderate profitability for historical performance of condo development in Bukit Panjang area. Not as healthy as Pasir Ris and Tampines
- The Linear at 4.3% annualised capital gain, Nicon Gardens at 3.1% annualised capital gain.
Key Strengths
First EC Launch in Bukit Panjang in Over a Decade
This project marks the first EC launch in Bukit Panjang since Blossom Residences in 2011, a gap of over 10 years. Given the maturity and size of the Bukit Panjang estate, there is a strong pent-up demand from HDB upgraders looking to upgrade into a EC after its MOP.
Upgrader Demand from Neighbouring Estates
Beyond Bukit Panjang, the EC is also expected to draw demand from Choa Chu Kang, another large HDB town with a sizable upgrader pool. This dual catchment of upgrader demand supports a healthy demand pipeline for this EC.
Next to Jelapang LRT with Connection to Choa Chu Kang MRT
The development sits right next to Jelapang LRT, offering convenient last-mile connectivity to Choa Chu Kang MRT and Lot One Mall. While not directly beside an MRT, the LRT linkage adds strength to the development in terms of transport connectivity.
Key Weaknesses
Not Within Walking Distance to MRT
While the LRT provides decent connectivity, the development itself is not within walking distance to MRT station.
Small-Scale Development with Only 300 Units
With just 300 units, Senja Close EC is significantly smaller than most new ECs listed on this list, which typically range from 435 to 700 units. Smaller developments often see lower transaction volumes, which can limit momentum for setting new benchmark prices within the development. This is especially true for larger units that are of an even smaller proportion in the development.
Sembawang Road EC
Facts
- Launch Date: Dec 2026
- Location: Sembawang Road
- No of Units: 265
- Developer: TBC
Decoupling Expertise Rating (1 – Sub Optimal, 3 – Most Optimal)
- Competing EC Supply in the Area – 1
- Private Condo Development as Price Catalyst – 1
- HDB Upgrader Demand in the Area – 2
- Proximity to MRT – 1
- Historical Profitability of Condo Development in the Area – 2
- Proximity to Primary School – 1
- Total – 8 out of 18
Schools and Amenities
- Proximity to Primary School – Ahmad Ibrahim Primary School
- Proximity to MRT – 25 mins walk to Sembawang MRT
- Proximity to Amenities – 9 mins walk to Sembawang Shopping Center
Historical Profitability of Condo Development in the Area
- ECs in Sembawang have shown healthy capital gain that outperformed private condo in the area
- Provence Residence EC at 7.8% annualised capital gain and The Visionaire EC at 6.7% annualised capital gain
Key Strengths
Solid HDB Upgrader Base in the Area
Sembawang has a healthy stock of HDB flats, providing a stable pool of potential EC upgraders. A point to note the resale values of HDBs in this area are generally lower than those in other mature estates like Pasir Ris or Tampines.
Upcoming Private Condo Launch as Price Anchor
A new private condominium, Canberra Crescent Residences, is slated to launch in 2025. Its pricing will likely set a new benchmark in the area. This will serve as a price catalyst that could help provide the basis for pricing of the Sembawang Road EC after it MOP.
Key Weaknesses
Multiple competing ECs in Sembawang
Buyers in this area have no shortage of options. The Sembawang EC market is already saturated with existing ECs like The Visionaire, The Brownstone, Wandervale, Provence Residence, and Parc Canberra. These ECs what are also sold at subsidised price to its first owner will nullify some of the pricing advantage that this new EC development has.
Weaker Connectivity Compared to Nearby ECs
Unlike some of its EC counterparts, the Sembawang Road EC is not within walking distance to an MRT station. It is located further from Sembawang MRT compared to existing ECs like The Brownstone and Parc Canberra, both of which are within walking distance of Canberra MRT.
Woodlands Dr 17 EC
Facts
- Launch Date: Jan 2027
- Location: Woodlands Dr 17
- No of Units: 435
- Developer: TBC
Decoupling Expertise Rating (1 – Sub Optimal, 3 – Most Optimal)
- Competing EC Supply in the Area – 1
- Private Condo Development as Price Catalyst – 1
- HDB Upgrader Demand in the Area – 3
- Proximity to MRT – 3
- Historical Profitability of Condo Development in the Area – 2
- Proximity to Primary School – 1
- Total – 11 out of 18
Schools and Amenities
- Proximity to Primary School – Woodgrove Primary School, Innova Primary School
- Proximity to MRT – 5 mins walk to Woodlands South MRT
- Proximity to Amenities – Walking distance to Vista Point Mall which is ran by HDB
Historical Profitability of Condo Development in the Area
- ECs in Woodlands have shown healthy capital gain that outperformed private condo in the area
- Twin Fountain EC at 4.9% annualised capital gain and Bellewoods EC at 4.9% annualised capital gain.
Key Strengths
Strong HDB Upgrader Demand with Higher Affordability
Woodlands has long been a stronghold for HDB upgraders, and this EC benefits from that demand. What sets it apart from nearby towns like Sembawang is the higher resale value of Woodlands HDBs. Thanks to a greater number of Executive Apartments and larger 5-room flat formats. This translates to stronger upgrader affordability, giving buyers higher affordability to bid up ECs prices in the resale market.
Price Catalyst from Recent Private Condo Launch
Norwood Grand, the most recent private condo launch in Woodlands, has seen healthy take-up rates. Its pricing will serve as a benchmark for Woodlands Dr 17 EC, creating a clear price gap between the private and subsidised EC developments. This price gap will strengthen the EC’s positioning as a value buy in the resale market down the road.
Rare MRT Proximity for an EC
The EC is located just a 5-minute walk from Woodlands South MRT. This is a rare trait among ECs, which are often situated far from train stations. Such accessibility not only enhances daily convenience for residents but also boosts long-term rentability and resale appeal.
Key Weaknesses
Saturated EC Market in Woodlands
Woodlands already has a high number of EC developments, including Northwave, Bellewoods, Forestville, Twin Fountains, La Casa, Woodsvale, and Northoaks. As mentioned earlier, having multiple competing ECs development in the area will nullify some of the pricing advantage that an EC has over higher price private condos.
Limited Amenities
While the development scores well in terms of proximity to MRT. Its surrounding amenities are relatively limited. Most key retail and lifestyle options such as Causeway Point and the heartland mall cluster are located in Woodland Central, which is not within walking distance.
Looking for an Alternative to New EC Launches?
New ECs may be exciting and financially rewarding — but they don’t come easy. First, you’ll need to qualify just to ballot. Then comes the long wait: 3 years of construction, followed by a 5-year MOP. That’s an 8-year lock-in before you can fully realise your investment.
If time isn’t on your side, there are alternatives worth considering:
Drop us a text if you are looking for a structured process to shortlist ideal investment properties tailored to your investment objectives.
Relevant reads regarding EC purchase
- EC Balloting Process – Everything you need to know
- EC Income Ceiling – Hacks to overcome and alternative solutions
- EC Deferred Payment Scheme – Everything you need to know
- EC financing – Step by Step Guide
- EC vs condo – All Important Differences
- Can singles buy EC ?
- Joint Singles Scheme – Only way for Singles to buy New EC
- Full List – 2026 New Launch Condos to Look Out For in Singapore
