Executive Condos · Land & Eligibility

Five Upcoming ECs at $692 to $794 psf ppr: How to Choose Between Them by Constraint

Same label, very different decisions. The land price is only where the comparison starts — scale, location and the calendar do the rest.

Isaac Lee · PropNex Realty · 12 October 2026 · 8 min read

Five executive condominium sites are heading to market from the west and north of Singapore. They share a label, a five-year minimum occupation period and a land price band of roughly $692 to $794 psf ppr. Beyond that they have very little in common, and treating them as one product is the most common mistake I see EC buyers make.

The five sites at a glance

Unit counts are approximate and vary slightly between sources; land rates are rounded from tender results. Treat this as the starting grid, not the price sheet. Developers will set launch prices from their own build cost and margin, and nothing here is a quoted price.

The land price band is narrower than the real gap

$692 to $794 psf ppr sounds like a spread of about $100. On a 1,000 sq ft EC apartment, a $100 difference in land cost is real but modest next to what you give up or gain in location and scale. The land price is where each project’s cost stack starts. It does not tell you the daily experience.

Here is a way to make that concrete. Take the unit size you actually want and multiply it by the launch psf you expect, then add a realistic buffer for furnishing and renovation. That is your cheque. Then do the same for the HDB flat you would sell to fund it, using what comparable flats in your estate really transact at, not the asking price. The gap between the two numbers is what the move costs you, and it is the same arithmetic whichever of the five sites you pick.

Land cost sets what a developer must charge. Location and scale set whether it is worth paying.

It also helps to remember what a land price is not. It is not the launch price. A developer adds construction, financing through the build, professional fees, marketing and its own margin on top, and EC pricing is further bounded by what households under the income ceiling and the bank’s loan limits can actually afford. That is why EC launch prices tend to cluster rather than track land cost one-for-one. If you want an estimate, ask each developer for the expected psf range and compare it against what recent EC resale units in the same planning area have transacted at, rather than relying on a land rate alone.

Scale changes the feel, not just the number

The smallest of the five has about 265 homes. The two Woodlands Drive 17 plots together will be around 980. Those are different places to live.

There is a second-order effect that scale creates, and it shows up years later. A large EC reaches its minimum occupation period all at once, and owners who bought for the same reason tend to sell in the same window. That is good for liquidity because the buyer pool knows the project, but it also puts many near-identical units on the market together. A smaller project has fewer sellers in any given year and less price discovery, which can cut either way. Neither is better in the abstract. What matters is which risk you are more comfortable carrying.

The calendar matters more than most buyers think

All five sites were tendered before 8 May 2026. That matters because EC rules changed for sites whose tender closed on or after that date: a 10-year minimum occupation period instead of five, and privatisation at 15 years instead of ten. These five keep the earlier five-year MOP and ten-year timeline.

Income ceiling is similar. The EC ceiling for these projects is $16,000 a month. A higher $18,000 ceiling, announced at the National Day Rally, applies to projects whose land tender closes on or after 24 August 2026. Neither the rule change nor the new ceiling reaches back to these five.

Same address, different weight: Woodlands Drive 17

The two plots at Woodlands Drive 17 are the clearest example of why the label misleads. Wynwood Grand is the CDL plot at about $782 psf ppr and around 420 homes. The neighbouring plot, awarded to Sim Lian Group at about $794 psf ppr, can yield about 560. They share a street and an MRT catchment but not a developer, a launch date or a unit mix, so compare their price sheets when both exist.

Location is a lifestyle, not a pin on a map

Senja Close: transit and established amenities

Solano Grand, the CDL project at Senja Close in Bukit Panjang, is the one with an LRT line and an established town centre close by. It suits buyers who commute by rail and want amenities already in place.

Sembawang Road: the quieter north

A lower-density rhythm, the lowest land price of the five, and the smallest project. It suits buyers who value space and quiet over a short walk to a mall.

Miltonia Close: greenery, not rail-direct

The site is roughly 2 km from Khatib MRT station, with limited amenities in the immediate area today. It trades convenience for greenery. Be honest with yourself about how often you will depend on a feeder bus.

Buy the constraint, not the hype

1. If transit is the constraint

Start with Senja Close. Test the walk to the LRT yourself at the hour you would commute.

2. If quiet and space matter most

Sembawang Road or Miltonia Close. Check the maintenance estimate, since smaller projects carry higher fees per unit.

3. If you want scale and facilities

The Woodlands Drive 17 pair. Plan for a large cohort of neighbours reaching MOP in the same year.

4. If the exit date is the constraint

Count what else reaches MOP in your window. A 980-home cohort selling at once is a different exit from a 265-home one.

Three checks before you walk into a showflat

First, confirm eligibility with an HDB Flat Eligibility letter, not a portal calculator. Household income, citizenship mix and any existing property all matter, and the answer decides which of these projects you can even apply for.

Second, ask each developer for the actual stack of costs at the unit size you want: purchase price, stamp duty, legal and valuation fees, and the monthly maintenance estimate. A cheaper land price can still be a more expensive month if the project is small and the fee is high.

Third, look at who else is selling when you plan to. The EC cohorts reaching MOP in your target year are your resale competition, and a few of these sites will land in the same year. If you cannot name the year you expect to sell, you are not yet ready to compare these five.

Sources: tender results for each site as reported by EdgeProp and other property press; HDB and MND announcements on EC rule changes (8 May 2026) and income ceiling changes (24 August 2026). Unit counts and developer names are as publicly reported and may change until official launch. Land rates are rounded; none of the figures here is a quoted selling price.

Isaac Lee · PropNex Realty Pte. Ltd. · CEA R043955C / L3008022J. Information on this page is general in nature, does not constitute financial advice or an offer, and is subject to prevailing regulations and your own due diligence.