A quiet goldmine is about to be activated in Singapore’s property landscape. Come 2026, 11 Executive Condominiums (ECs) will cross their 10-year mark and become fully privatised — lifting the final restriction that prevents foreigners from buying.
For current owners, this spells a potential jackpot windfall. And for keen buyers, time may be running out to secure one of these undervalued assets before prices push higher.
Let’s unpack why this is such a significant moment for Singapore’s EC market — and who stands to benefit.
📊 What Happens When an EC Turns 10?
✅ ECs are hybrids between public and private housing
✅ For the first 5 years: Only owner-occupiers (Singaporeans) can buy
✅ After 5 years: Open to Singaporeans & PRs (resale)
✅ After 10 years: Restrictions lift — ECs become like private condos (foreigners can buy too)
✅ Wider buyer pool = higher demand = price appreciation
In 2026, 5,485 EC units across 11 developments will reach this milestone.
🧭 Where Are These 11 ECs Located?
🗺️ Spread across 6 districts:
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📍 District 19: 3 ECs
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📍 Districts 18, 25 & 28: 2 each
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📍 Districts 22 & 27: 1 each
The stars of this privatisation batch include Citylife@Tampines, The Topiary, and Waterbay, each achieving over 80% price growth since launch.
🔑 Spotlight on Citylife@Tampines (D18)
📈 Price Growth: 89.1% since 2013
💰 Current Avg Price: $1,507 psf
🏆 Top performer among the 11 — only EC to cross $1,500 psf
🎓 Surrounded by 4 primary schools
🌳 Close to green spaces: Tampines Eco Green & Boulevard Park
🚉 800m to dual-line Tampines MRT, near Tampines Concourse Bus Interchange
🏘️ Lack of EC/condo competition nearby
📈 178 profitable transactions to date — 6 over $1 million
💡 Insider Tip: Its neighbour, Tampines Trilliant, saw a price spike ahead of its own privatisation — a potential indicator of what’s coming for Citylife.
🔑 Spotlight on The Topiary (D28)
📈 Price Growth: 🚀 94.8% — highest of all 11 ECs
💰 Current Avg Price: $1,459 psf
🏠 Located in Fernvale, near Fernvale LRT & Greenwich V
📐 Unique selling point: Dual-key units
💼 Record profit in 2025: $1.063 million on a 4-bed dual-key unit
📊 38 profitable transactions this year, none unprofitable
💡 Dual-key layouts offer flexibility for rental income, multi-gen living — buyers are willing to pay premium.
🔑 Spotlight on Forestville (D25)
📉 Price Growth: 61.3% — 2nd lowest of the 11
💰 Current Avg Price: $1,179 psf — lowest among the group
🚆 Nearest MRT (Woodlands South) is 850m away
🏫 Sparse amenities; surrounded by 3 competing ECs
📐 Less favourable unit layout — long galley-style kitchen, non-enclosed
💡 However, it’s the most affordable option — good entry point for price-sensitive buyers looking to ride future demand uplift.
💬 Commentary: Layout, Location & Timing — The Winning Formula
What determines whether an EC appreciates faster than another?
📍 Location: Proximity to MRTs, schools, parks
📐 Layout: Features like enclosed kitchens and dual-key units attract families & investors
📊 Timing: Buyers who enter before privatisation can enjoy upside as the market opens up
And in 2026, we’re not just seeing one or two ECs privatising — we’re seeing a wave.
✅ Summary: Key Takeaways for Buyers & Sellers
🔑 11 ECs go private in 2026, unlocking full market access for foreign buyers
💹 Price growth between 54.7% to 94.8% — with room for further upside
🏆 Citylife@Tampines and The Topiary stand out for performance and design
💰 Multiple million-dollar profit transactions already recorded
📉 Forestville offers an entry point for budget-conscious buyers
📈 As restrictions lift, expect demand and prices to rise
📣 Looking to buy or sell one of these ECs before the 2026 rush?
Let’s explore your options before the window of opportunity narrows.
📲 Reach out today to schedule a consultation or unit walkthrough.