S$1.728M HDB Resale Record: City Vue @ Henderson Sets New All-Time High in April 2026

by Lovelyhomes Editorial Team | May 10, 2026 | HDB BTO Launches, Market News, Price Trends, Property News, Supply & Demand

Quick Answer — S$1.728M Henderson Road HDB Record

New record: A 5-room flat at 96A Henderson Road (City Vue @ Henderson) sold for S$1,728,000 in April 2026 — Singapore’s most expensive HDB resale flat on record.
Previous record: S$1,700,000 — a 5-room flat at SkyTerrace @ Dawson (92 Dawson Road), transacted in February 2026.
Price per square foot: Approximately S$1,421 psf on a 113 sq m (1,216 sq ft) floor area — reflecting the unit’s high floor, long remaining lease (92+ years), and prime city-fringe location.
Location premium: City Vue @ Henderson is in District 3/4, Bukit Merah — within walking distance of Redhill MRT and the CBD, straddling Tiong Bahru and the Greater Southern Waterfront redevelopment corridor.
Q1 2026 HDB resale market context: HDB resale prices fell 0.1% in Q1 2026 (first quarterly decline since Q2 2019), yet individual record transactions continue in premium projects where lease longevity, height, and location converge.
No capital gains tax: The seller pays no tax on the gain — Singapore does not impose capital gains tax on residential property profits (unless IRAS classifies the seller as a property trader).

Singapore’s HDB Resale Record Falls Again — S$1.728M at City Vue @ Henderson

Singapore’s HDB resale market has produced another all-time record. A five-room flat at 96A Henderson Road, in the City Vue @ Henderson development in Bukit Merah, was transacted in April 2026 for S$1,728,000 — eclipsing the previous record of S$1,700,000 set just two months earlier at SkyTerrace @ Dawson in Queenstown. The sale was first reported by EdgeProp Singapore and subsequently confirmed by multiple property media outlets citing HDB resale data.

The unit spans 113 square metres (approximately 1,216 sq ft), placing it at a price per square foot of roughly S$1,421 — significantly above the median resale psf for 5-room HDB flats in mature estates. The block is a high-rise development with the unit reportedly located between the 46th and 48th floor, delivering unobstructed views consistent with the premium that buyers in this market are demonstrably willing to pay.

Singapore HDB resale record price history 2019 to April 2026 bar chart — Figure 1: Singapore HDB resale all-time record price progression from 2019 to April 2026. Source: HDB resale caveats, EdgeProp, media reports. S$ million.

Why City Vue @ Henderson Commands Such a Premium

Several factors distinguish City Vue @ Henderson from other high-value HDB developments. The project’s 99-year lease commenced in 2019, meaning the unit sold in April 2026 still carries approximately 92 years and one month of remaining lease — an unusually long lease for resale HDB stock, and a key driver of bank financing terms (CPF usage and bank LTV are both tied to remaining lease calculations). Buyers’ CPF withdrawals are significantly less restricted on units with long leases, which expands the effective buyer pool and supports higher transaction prices.

The development sits at the nexus of three mature estates — Tiong Bahru, Redhill, and Bukit Merah — with convenient access to Redhill MRT (East-West Line), the Ayer Rajah Expressway, and the emerging Greater Southern Waterfront corridor. The proximity to the CBD (approximately 10–12 minutes by car or 20 minutes by MRT) makes City Vue a compelling alternative to city-fringe private condominiums that now command S$2,500–S$3,000 psf.

The Record in Context: Where Singapore’s HDB Prices Have Travelled

The S$1.728M transaction is the latest milestone in a decade-long upward march in Singapore’s most sought-after HDB units. The first time any HDB flat crossed S$1 million was in 2012, when a Bishan flat changed hands at that landmark price. Since then, the number of million-dollar HDB transactions has grown from a handful per year to 412 in Q1 2026 alone — a quarterly record that LovelyHomes reported in May 2026.

City Vue Henderson HDB record vs comparable high-value HDB resale flats Singapore 2026 — Figure 2: The Henderson Road record transaction versus comparable high-value HDB resale flats since 2021. Source: HDB resale caveats, media reports. ★ = current all-time record.

The record has changed hands four times in the past four years: Pinnacle @ Duxton held it for much of 2021–2022, SkyTerrace @ Dawson took over in 2023 and again in February 2026, before City Vue @ Henderson set the current benchmark. All four record-holding projects share a common profile: post-2010 completion, high-rise towers (40+ storeys), long remaining lease, and prime or city-fringe locations.

The Broader Q1 2026 HDB Resale Market — A Paradox

What makes this record particularly striking is its timing. HDB resale prices fell 0.1% in Q1 2026 — the first quarterly decline in nearly seven years, according to HDB’s flash estimate released in April 2026. This retreat reflects the impact of cooling measures (particularly the tightening of HDB loan terms and tighter CPF usage rules on shorter-lease flats), a surge in BTO completions adding resale supply, and broader buyer caution. Yet the top end of the market appears immune to this softening: premium units in iconic developments continue to find buyers willing to pay record prices.

This bifurcation — where aggregate prices soften while individual top-tier transactions set records — reflects a structural feature of Singapore’s HDB resale market. The mass market is sensitive to interest rates, CPF limits, and HDB loan policy. But the sub-segment of luxury-equivalent HDB units (high-floor, long-lease, prime-location) attracts a different buyer profile: affluent upgraders, property investors seeking ABSD-free alternatives, and owner-occupiers prioritising lifestyle over value. For this cohort, S$1.7 million on a 92-year lease in the city fringe competes directly with a S$2.5–3M private condo nearby.

Summary: Key Facts About the Record Transaction

Detail	Particulars
Block / Address	96A Henderson Road, Singapore
Development	City Vue @ Henderson
Flat type	5-Room (113 sq m / approx. 1,216 sq ft)
Transaction price	S$1,728,000
Price per sq ft	~S$1,421 psf
Transaction date	April 2026
Remaining lease	~92 years 1 month (lease commenced 2019)
Nearest MRT	Redhill MRT (East-West Line)
Previous record	S$1,700,000 at SkyTerrace @ Dawson (Feb 2026)

What This Means for HDB Buyers and Sellers

For sellers of similar premium HDB units — high-floor, long-lease, city-fringe — the Henderson Road transaction provides a fresh comparable that may support higher asking prices. For buyers in this sub-segment, the record signals that the ceiling for what the market will pay is still rising, even as aggregate HDB resale prices soften. Buyers should note that at S$1.7M+, they are firmly in competition with suburban private condominiums (and paying significant premiums over mass-market HDB resale) — the decision must weigh the long lease, the ABSD savings versus a private purchase, and the resale liquidity of a premium HDB flat versus a private condo in the same location.

Is S$2 million the next HDB resale milestone? Multiple industry commentators cited in media coverage of this transaction believe so — pointing to the growing supply of post-2015 high-rise HDB blocks with 90+ year remaining leases, rising aspirations for public housing living standards, and the structural ABSD wedge that makes a high-value HDB more economical than a comparable private condo for a second-property buyer. LovelyHomes will track this space closely.

Frequently Asked Questions

Is the seller liable for any taxes on the S$1.728M gain?

Singapore has no capital gains tax, so the seller pays no tax on any profit from the sale. The Seller’s Stamp Duty (SSD) for HDB flats was removed in August 2010 — so unlike private residential property, there is no SSD on HDB resale transactions regardless of the holding period. The seller does have to refund any CPF monies withdrawn for the purchase (plus accrued interest at 2.5% per annum) to their CPF Ordinary Account, and repay any outstanding HDB or bank mortgage from the proceeds. The net cash in hand after those deductions is entirely tax-free.

Can foreigners or PRs buy a resale HDB flat?

Singapore Permanent Residents (SPRs) may purchase resale HDB flats under the Non-Citizen family scheme or the Non-Citizen Spouse scheme, subject to forming an eligible family nucleus and satisfying the Ethnic Integration Policy (EIP) and SPR quota for the block. Foreigners (non-PR, non-citizen) may not purchase HDB resale flats — HDB ownership is restricted to Singapore Citizens and approved SPRs. SPR buyers of resale HDB flats pay the standard buyer’s stamp duty; they do not pay ABSD on the resale HDB flat itself (ABSD applies only to the purchase of private residential property by PRs and foreigners).

Why does remaining lease length matter so much for high-value HDB flats?

Three key mechanisms tie HDB flat value to remaining lease: (1) CPF withdrawal rules — buyers can withdraw CPF savings only up to the portion of the purchase price proportionate to the remaining lease covering the buyer to age 95; flats with shorter leases restrict CPF usage, reducing effective buying power. (2) Bank financing — most banks cap the loan quantum so that the loan tenure does not extend beyond the remaining lease, meaning shorter-lease flats may only qualify for short-term loans at higher monthly repayments. (3) Resale liquidity — flats with very short leases (below 30–40 years) become increasingly difficult to sell, as buyers face compounding restrictions. City Vue @ Henderson’s 92-year remaining lease eliminates all three constraints entirely, making it as financeable as a new-build.

Are there income restrictions on buying a resale HDB flat at this price level?

No income ceiling applies to the purchase of a resale HDB flat — any eligible buyer (regardless of household income) may purchase a resale flat at any price. However, the grants available to help buyers are income-capped. At S$1.728M, the buyer almost certainly has a household income well above the S$9,000/month EHG ceiling and likely above the S$14,000/month Family Grant ceiling, meaning they probably received no CPF housing grants. The HDB Flat Eligibility (HFE) letter — now a mandatory pre-condition for any HDB resale purchase — will confirm a buyer’s grant eligibility before they exercise the OTP.

What is the Greater Southern Waterfront and how does it affect Henderson Road values?

The Greater Southern Waterfront (GSW) is Singapore’s largest urban transformation project — a 30-kilometre stretch of waterfront from Pasir Panjang to Marina East, including the relocation of Pasir Panjang terminal and the redevelopment of the former Keppel shipyard site into approximately 9,000 new homes and mixed commercial uses. Henderson Road sits at the northern fringe of this precinct. As GSW developments materialise over the 2025–2035 period, property analysts expect the surrounding Bukit Merah/Redhill area to benefit from improved amenities, green corridor access, and increased connectivity — providing a structural tailwind to property values in City Vue @ Henderson and similar developments in the area.

Disclaimer: This article is for general informational and editorial purposes only. Transaction data cited is sourced from publicly available HDB resale caveat records and media reports; individual transactions may be subject to verification. Property values, HDB policies, and grant conditions may change. This is not financial or property investment advice. Always consult a licensed property agent and your financial adviser before making any property decision. Official references: HDB, IRAS, URA.

HDB Income Ceiling Singapore 2026: BTO, EC, EHG & Resale Grant Limits Explained

by Lovelyhomes Editorial Team | May 10, 2026 | Buying Guide, HDB BTO Launches, HDB Buying Guide, Property Finance, Resources & Tools, Supply & Demand

Quick Answer — HDB Income Ceiling Singapore 2026

Standard BTO: Household gross income ≤ S$7,000/month (family); S$3,500/month (singles applying for 2-room Flexi).
PLH and Plus BTO flats: Higher ceiling of S$14,000/month applies to flats in prime and plus locations (e.g., Pearl’s Hill, Rochor, Tengah Plantation).
Executive Condominium (EC): S$16,000/month — the highest income ceiling among subsidised housing schemes, effective 1 January 2025.
EHG (Enhanced CPF Housing Grant): S$9,000/month household income ceiling for grant eligibility; the lower your income, the higher the grant (up to S$120,000 for families).
Family Grant (resale flats): S$14,000/month ceiling; up to S$80,000 grant for buying a resale flat from a non-related seller.
Income is assessed on a household basis — all persons listed in the application must declare their income, including variable pay averaged over 12 months.
Investment income is excluded — dividends, capital gains, and interest income are not counted. NS allowance is also excluded.
No income ceiling for resale HDB flats — there is no maximum income limit to purchase a resale HDB flat itself, though the grants you can receive are income-capped.

What Is the HDB Income Ceiling?

The HDB income ceiling is the maximum gross monthly household income a family or individual may earn in order to be eligible to purchase a new HDB flat (BTO), an Executive Condominium, or to receive CPF housing grants for a resale flat. The ceilings are set by the Housing and Development Board (HDB) and the Ministry of National Development (MND) as part of Singapore’s public housing means-testing framework, which aims to ensure that subsidised housing resources are directed to households that genuinely need them.

Income ceilings have evolved significantly since HDB first introduced means-testing. The current standard BTO ceiling of S$7,000/month was set in September 2019 when the Enhanced CPF Housing Grant (EHG) was introduced, replacing the earlier S$12,000 cap for non-mature estate BTOs and S$8,000 for mature estate BTOs. The PLH and Plus flat ceilings of S$14,000 were introduced with the new housing classification framework in October 2021 and October 2024 respectively.

HDB income ceiling by flat type and grant Singapore 2026 comparison table — Figure 1: HDB income ceilings by scheme and grant type, Singapore 2026. All amounts are gross monthly household income. Source: HDB, CPF Board.

Income Ceilings by Flat Type — Full 2026 Breakdown

Standard BTO Flats: S$7,000/Month

For the majority of new HDB BTO flats in non-prime, non-plus locations (classified as “Standard” flats), the household gross income ceiling is S$7,000 per month. This applies to families — defined as a married or engaged couple (or family nucleus including parent/child). Singles applying under the Single Singapore Citizen scheme for a 2-room Flexi flat in the non-mature estates have a ceiling of S$7,000 per person (individual income, not household).

The S$7,000 ceiling is intentionally conservative — it targets the bottom 60–65% of Singapore’s household income distribution. Households above this ceiling are expected to either purchase an EC, a private condominium, or a resale HDB flat (where there is no income ceiling for the purchase itself, though grants are still capped).

PLH and Plus BTO Flats: S$14,000/Month

Introduced under HDB’s new flat classification framework that took effect in October 2024, Plus and Prime Location Housing (PLH) flats carry a higher income ceiling of S$14,000/month. These flats are located in attractive areas close to the city (e.g., Bukit Merah, Queenstown, Toa Payoh for PLH; Woodlands, Tengah for Plus). The higher ceiling reflects the greater demand for these locations and the recognition that buyers in these markets tend to have higher incomes, while still needing a subsidised option. Plus and PLH flats come with stricter resale conditions — a 10-year Minimum Occupation Period (compared to 5 years for Standard), and an income ceiling on resale (buyers of PLH resale flats must also satisfy a S$14,000 income ceiling).

Executive Condominiums: S$16,000/Month

The EC income ceiling was raised from S$14,000 to S$16,000 per month effective 1 January 2025. This makes ECs accessible to a wider band of dual-income professionals who earn too much for standard BTOs but are priced out of private condominiums. An EC is a hybrid housing type — built by private developers but sold at subsidised prices with HDB eligibility rules for the first 10 years, before it privatises and becomes fully marketable. The S$16,000 ceiling targets households at roughly the 80th percentile of Singapore’s income distribution.

What counts as income for HDB BTO application Singapore 2026 — Figure 2: Income types and how they are treated in HDB income ceiling assessment. Source: HDB, CPF Board.

How HDB Calculates Household Income

HDB assesses household income based on the gross monthly income of all persons listed in the flat application (the applicant, occupiers, and any essential occupiers). The income of all listed individuals is summed to arrive at the household total.

Fixed Employment Income

For salaried employees, the assessed income is the gross monthly salary as reflected in the applicant’s payslip or CPF contribution records. Gross salary includes basic pay plus any fixed allowances, and is assessed before deduction of employee CPF contributions, income tax, or other deductions.

Variable, Commission, and Bonus Income

Variable income (commissions, performance bonuses, overtime pay) is averaged over the preceding 12 months. If the applicant has been employed for less than 12 months, the average is calculated over the actual period of employment. Applicants who received a large one-off bonus in a single month cannot exclude it — HDB takes the 12-month average, which will include that month’s higher figure.

Self-Employment and Gig Income

For self-employed persons, freelancers, and gig workers, HDB assesses income based on the average monthly income from the preceding 12 months, typically computed from the latest available Notice of Assessment (NOA) from IRAS, or from CPF contribution records for self-employed persons who make voluntary MediSave contributions. Applicants who have not filed an IRAS tax return may be required to submit a statutory declaration of income.

What Is Excluded

Investment income (dividends, interest, capital gains from shares or property) is explicitly excluded from HDB’s income assessment. National Service (NS) full-time allowances and NSmen in-camp training allowances are also excluded. A family member who is currently on no-pay leave, studying full-time, or retired with zero employment income contributes S$0 to the household total.

HDB income ceiling worked example Lim couple borderline case Singapore 2026 — Figure 3: Worked example — the Lim couple’s borderline income assessment for standard BTO eligibility.

Grant Income Ceilings — EHG, Family Grant, and PHG

Even where a household meets the income ceiling for purchasing a flat, the grants available are separately subject to their own income tests. The Enhanced CPF Housing Grant (EHG) — the largest and most progressive grant — has a ceiling of S$9,000/month for families. Below this ceiling, the EHG scales from S$5,000 (household income S$7,001–S$9,000) up to S$120,000 (household income ≤ S$1,500). Families earning between S$7,001 and S$9,000 can still receive the EHG for a resale flat purchase even though they are ineligible for a standard BTO.

The Family Grant for resale flats (up to S$80,000 for buying from a non-related party) and the Proximity Housing Grant (up to S$30,000 for living near parents or married child) both have a ceiling of S$14,000/month. These grants can be stacked with the EHG where eligibility is met, for a maximum combined grant of S$230,000 on a resale flat.

Summary Table — Income Ceilings and Grant Amounts at a Glance

Scheme / Grant	Income Ceiling (Family)	Max Amount	Notes
Standard BTO (purchase eligibility)	S$7,000/mth	—	No income ceiling for resale HDB purchase
PLH / Plus BTO	S$14,000/mth	—	10-yr MOP; resale also income-capped
Executive Condominium (EC)	S$16,000/mth	—	Raised from S$14,000 effective Jan 2025
EHG (family)	S$9,000/mth	S$120,000	Progressive — lower income = higher grant
EHG (singles)	S$4,500/mth	S$60,000	2-room Flexi BTO or resale
Family Grant (resale)	S$14,000/mth	S$80,000	Buying from unrelated seller
Proximity Housing Grant (PHG)	S$14,000/mth	S$30,000	Within 4 km of parents/married child
Max combined grants (resale)	Depends	S$230,000	EHG + Family Grant + PHG stacked

Worked Example: The Lim Couple’s Borderline Income Situation

Mr Lim, 31, earns S$4,200 basic salary per month as a logistics executive, plus an average of S$400 monthly commission over the past 12 months. Mrs Lim, 29, earns S$2,800 as a primary school teacher. They are first-timer applicants hoping to ballot for a 4-room Standard BTO flat in Sengkang.

Income assessment: Mr Lim’s assessed income = S$4,200 + S$400 = S$4,600/mth. Mrs Lim’s assessed income = S$2,800/mth. Household total = S$4,600 + S$2,800 = S$7,400/mth.

Result: S$7,400 exceeds the S$7,000 standard BTO ceiling — the Lim couple is not eligible for a Standard BTO flat. They have three practical options: (1) apply for a PLH or Plus BTO flat (S$14,000 ceiling) in a prime location; (2) apply for a resale HDB flat (no income ceiling on the purchase itself, though their EHG would be capped at S$9,000 ceiling — which they meet, so they’d receive some EHG); or (3) consider an EC (S$16,000 ceiling). Note that if Mr Lim’s commission is reduced (e.g., in a slow quarter), his income for that 12-month window may average below S$400, potentially bringing the household total to or below S$7,000.

Why Income Ceilings Matter for Singapore’s Housing Market

Income ceilings are the primary demand-management tool for Singapore’s public housing system. By restricting BTO eligibility to lower- and middle-income households, HDB ensures that its heavily subsidised flat supply — which often prices new flats at 20–40% below comparable resale market values — reaches the households that most need the subsidy. Without income ceilings, wealthier households would compete for and crowd out subsidised flats, undermining the social purpose of public housing.

The existence of multiple ceiling tiers (S$7,000, S$14,000, S$16,000) also creates a housing ladder that mirrors Singapore’s income distribution: Standard BTOs for lower-middle income families, Plus/PLH and ECs for upper-middle income families, and the private market for those above S$16,000/month household income.

What Might Change: Income Ceiling Reviews

(This section contains editorial analysis; it does not constitute financial or housing advice.)

HDB reviews income ceilings periodically in line with median household income growth. The last major revision was in September 2019 (standard BTO ceiling reduced from varying rates to a uniform S$7,000 with EHG introduced simultaneously). The EC ceiling was raised from S$14,000 to S$16,000 in January 2025. With Singapore’s median household income having grown approximately 15–20% between 2019 and 2025, some housing analysts expect MND to review the standard BTO ceiling again in the 2026–2028 planning cycle. A rise to S$8,000 or S$8,500 would make a meaningful difference for dual-income couples earning in the S$7,000–S$8,500 range who are currently excluded from BTO eligibility.

Frequently Asked Questions

Is there an income ceiling to buy a resale HDB flat?

No — there is no maximum income ceiling for purchasing a resale HDB flat. Any Singapore Citizen or Permanent Resident who meets the general eligibility conditions (citizenship/PR status, family nucleus or age requirement, ownership restriction) may buy a resale flat regardless of how high their household income is. Income ceilings only apply to new BTO flats and ECs. However, the grants available for resale flat buyers (EHG, Family Grant, PHG) do have income ceilings as described in this article, so higher-earning households buying resale may receive reduced or zero grants.

What happens if my income exceeds the ceiling after I ballot for a BTO flat?

Income eligibility is assessed at the time of flat application (ballot) and again at the time of flat booking (signing the agreement for lease). If your household income exceeds the ceiling at the time of booking, HDB may disqualify the application. However, if income rises after booking but before key collection (completion), you generally remain eligible as the assessment was already made. Applicants should be honest about their income at both key assessment points, as a deliberate misrepresentation can result in disqualification and potentially being barred from future HDB applications.

Does my spouse’s income count if we apply together?

Yes. All persons listed in the HDB flat application — whether as applicants or occupiers — must declare their income, and all declared incomes are summed to form the household income. If your spouse is listed in the application (even as an occupier), their income is included. If your spouse has zero income (e.g., they are a homemaker or full-time student), their contribution to the household total is zero. Couples who are applying under the Fiancé/Fiancée scheme must also include their future spouse’s income.

Can I include rental income from my current property to meet the income threshold for EHG?

Rental income from non-HDB private property is generally included in HDB’s income assessment as it forms part of gross monthly income. However, this question is more often asked in the opposite direction — households trying to keep their income below the ceiling for grant eligibility. If including rental income pushes your household total above the relevant ceiling, you would lose eligibility for that grant tier. IRAS’ Notice of Assessment is the documentary basis for verifying rental income. Rental income from a sub-let HDB room (which is subject to HDB’s sub-letting rules) is also included in gross income.

What is the income ceiling for single Singaporeans buying a BTO?

Single Singapore Citizens aged 35 and above may apply for a 2-room Flexi BTO flat under the Single Singapore Citizen scheme. The income ceiling is S$7,000 per month (individual income, not household). Singles are not eligible for 3-room, 4-room, or larger BTO flats in the open market, though they may apply jointly with parents under the Joint Singles Scheme or with a single sibling. For resale flats, singles may purchase any size flat (from 2-room up to 5-room) without an income ceiling on the purchase, and may receive the EHG for Singles (ceiling S$4,500/month, max S$60,000).

How is income assessed for a person who recently started a new job?

For a person who has been employed for less than 12 months, HDB averages their gross income over the actual period of employment — not a full 12 months. For example, if Mr Tan started his job 6 months ago with a gross salary of S$5,000/month, his assessed income is S$5,000 (the monthly figure, not S$30,000 / 12 = S$2,500). Fixed monthly salary is straightforward; variable pay would be averaged over those 6 months. Someone who recently joined a new employer at a higher salary cannot use the income figure from their previous lower-paying job — HDB uses the current employment’s income for the averaging calculation.

Is the Ethnic Integration Policy (EIP) related to the income ceiling?

No. The Ethnic Integration Policy (EIP) and the SPR Quota are separate eligibility rules that restrict the racial composition of each HDB block and neighbourhood — they ensure no single ethnic group dominates any given HDB block. EIP applies at the point of resale flat purchase (you can only buy in certain blocks depending on your ethnicity and the current racial mix of that block) and has nothing to do with income. The income ceiling and the EIP are independent eligibility checks — a buyer must satisfy both, but they measure completely different things.

Disclaimer: This article is for general informational purposes only and does not constitute financial or housing advice. HDB income ceilings, grant amounts, and eligibility conditions may be revised by HDB, MND, or CPF Board at any time. Always verify the latest eligibility requirements directly with HDB at hdb.gov.sg or via the HDB Flat Portal before submitting any application. Additional references: CPF Board, IRAS.

Singapore EC Cooling Measures May 2026: 10-Year MOP, 90% First-Timer Quota and End of the Deferred Payment Scheme

by Lovelyhomes Editorial Team | May 9, 2026 | Executive Condo Launches, HDB Buying Guide, Market News, Property Cooling Measures, Property News, Regulatory News

SINGAPORE PROPERTY NEWS — 8 MAY 2026

Singapore EC Cooling Measures May 2026: 10-Year MOP, 90% First-Timer Quota and End of the Deferred Payment Scheme

⚡ Quick Answer

On 8 May 2026, Minister for National Development Chee Hong Tat announced the most significant overhaul of Singapore’s Executive Condominium (EC) scheme since 2013.
The Minimum Occupation Period (MOP) for new ECs is extended from 5 years to 10 years. During the MOP, owners cannot sell on the open market, rent out the entire unit, or purchase another residential property.
Privatisation — when foreigners and companies can buy — is pushed from 10 years to 15 years after the date of issue of the Temporary Occupation Permit (TOP).
The first-timer priority quota rises from 70% to 90% of units per project, with the priority window extended from one month to two years.
The Deferred Payment Scheme (DPS) — which allowed buyers to defer most of their payment until TOP — is abolished for all new EC GLS sites with tender closing dates from 8 May 2026 onwards.
The measures apply to new EC Government Land Sales (GLS) tender sites only. The five EC projects already in the pipeline (Senja Close, Woodlands Drive 17, Sembawang Road, Miltonia Close, and one other) are exempt from all three changes.
The stated policy objective is to ensure ECs fulfil their original purpose as affordable, owner-occupied housing for Singapore’s sandwich class — households earning too much for HDB but unable to readily afford private condominiums.

What Was Announced on 8 May 2026?

Speaking on 8 May 2026, Minister for National Development Chee Hong Tat confirmed a three-pronged policy tightening of Singapore’s Executive Condominium scheme — the hybrid public-private housing type introduced in 1995 to serve households in the S$8,000 to S$16,000 monthly income bracket. The announcement, described by the Ministry of National Development (MND) as the most significant revision to EC rules since 2013, addresses growing concern that ECs had increasingly been purchased as investment vehicles rather than owner-occupied homes.

Industry data had shown that EC en-bloc and resale activity accelerated sharply after the five-year MOP, with developers and investors competing alongside genuine owner-occupiers. The DPS, available only on ECs and not on private new launches, had allowed buyers to purchase EC units with minimal initial outlay — attracting buyers who might otherwise not have been able to afford even the initial downpayment — and the 70% first-timer quota had left meaningful room for second-timers (typically HDB upgraders) to acquire units at launch.

Singapore EC policy changes May 2026 — MOP 5 to 10 years, privatisation 10 to 15 years, first-timer quota 70% to 90%, DPS abolished — Figure 1: The three EC policy changes announced 8 May 2026 — before vs after comparison. Applies to EC GLS sites with tender closing from 8 May 2026. Source: Ministry of National Development; LovelyHomes research.

Change 1: MOP Extended from 5 to 10 Years

The most consequential change is the doubling of the Minimum Occupation Period from five to ten years. During the MOP, EC owners:

Cannot sell their unit on the open resale market.
Cannot rent out the entire unit (subletting individual bedrooms while continuing to reside remains subject to HDB rules).
Cannot purchase another residential property in Singapore.

Previously, the five-year MOP — combined with progressive privatisation at 10 years — meant that an EC buyer who received their keys in 2021 could theoretically sell on the open market in 2026 and acquire a second residential property simultaneously, often realising substantial capital gains. The 10-year MOP eliminates this arbitrage window and forces a longer owner-occupation commitment more in keeping with the EC scheme’s original mandate.

The extension aligns EC MOP rules more closely with the 10-year MOP applicable to Prime Location Public Housing (PLH) and Plus-category BTO flats — a deliberate signal from MND that ECs, despite their private-development DNA, are intended as long-term homes first and investment assets second.

Change 2: Privatisation at 15 Years (up from 10)

Alongside the longer MOP, the privatisation timeline is extended from 10 to 15 years from TOP. Privatisation is the milestone at which an EC becomes a fully private condominium — when foreigners, companies, and buyers without citizenship or PR status can purchase units on the open market.

In practice, privatisation typically triggers a price re-rating: EC resale values converge toward equivalent private condominium prices once the property is fully privatised, because the pool of potential buyers expands significantly. The extension from 10 to 15 years delays this re-rating, reducing the near-term speculative premium embedded in EC purchases and moderating investment-driven demand during the launch period.

EC lifecycle timeline Singapore 2026 — old rules (5-year MOP, 10-year privatisation) vs new rules (10-year MOP, 15-year privatisation) — Figure 2: EC lifecycle comparison — old vs new rules. The new timeline significantly extends the owner-occupation mandate and delays the privatisation re-rating event. Source: LovelyHomes research; MND.

Change 3: First-Timer Quota Raised to 90%; Priority Window Extended to Two Years

Under the previous framework, developers were required to reserve 70% of EC units for first-time homebuyers during the initial one-month priority booking period. From the second month onwards, the remaining 30% — and any unsold first-timer units — could be sold to second-timers (HDB upgraders who have sold their flat).

Under the new rules:

90% of units must be set aside for first-time homebuyers.
This priority window lasts for two years — not one month — meaning only 10% of units are freely available to second-timers at launch, and the remaining 90% stay ring-fenced for two full years.

The practical effect is dramatic. Second-timer demand — which has historically underpinned strong launch-day sell-through rates for ECs — is effectively squeezed out of the market for the first two years. Projects that launch under the new rules will see their second-timer allocation shrink from 30% to 10%, concentrating demand among genuine first-time buyers earning below S$16,000 per month.

Change 4: Deferred Payment Scheme Abolished

The Deferred Payment Scheme (DPS), available exclusively on EC new launches (it was prohibited for private residential new launches since 2007), allowed buyers to pay a 20% downpayment upfront and defer the remaining 80% — including the bank loan — until the project received its Temporary Occupation Permit (TOP), typically three to four years after launch.

DPS was popular among two buyer groups: HDB upgraders who still had an outstanding HDB mortgage and did not wish to service two loans concurrently during the construction period, and investors who wanted to maximise the leverage impact of an EC purchase. With DPS removed, EC buyers under the new rules will need to:

Progress Pay — paying in tranches as construction milestones are hit, via a bank loan drawn down progressively.
Service the EC construction loan and their existing HDB mortgage simultaneously if they have not yet sold their HDB flat (since the MOP prevents immediate HDB disposal in many cases).

The MAS’s TDSR framework (55% income cap on all debt obligations) will constrain how many HDB upgraders can absorb dual loan servicing — effectively raising the income bar for EC buyers and prioritising financially stronger applicants.

Which EC Projects Are Affected?

The new measures apply to EC Government Land Sales sites with tender closing dates on or after 8 May 2026. Five EC projects already in the tender pipeline — with tenders either closed or closing before that date — are explicitly exempt and will proceed under the existing (pre-8 May) rules:

Senja Close EC
Woodlands Drive 17 EC
Sembawang Road EC
Miltonia Close EC
One further pipeline project (details to be confirmed by HDB/URA)

These five projects — likely to launch in 2026–2027 — are expected to see a surge of interest from second-timers and buyers who wish to purchase under the more flexible old rules. Industry observers note that buyers steering toward these exempt projects will need to act quickly, as remaining allocation for second-timers and DPS-eligible units will be finite.

Worked Example: How the New Rules Change the Numbers for a Typical EC Buyer

Scenario: Mr and Mrs Wong, both 32, Singapore Citizens, combined gross income S$12,500/month. They currently own a 5-room HDB flat in Sengkang (purchased in 2020, MOP met in 2025). They are considering purchasing a 3-bedroom EC unit priced at S$1,350,000 under the new rules.

Factor	Old EC Rules	New EC Rules (from 8 May 2026)
Purchase Price	S$1,350,000	S$1,350,000
Payment Scheme	DPS: 20% now, 80% at TOP	Progress Pay only (loan drawn progressively)
Concurrent HDB Loan During Construction	Not required (DPS defers EC loan to TOP)	Must service both HDB + EC construction loan simultaneously
TDSR impact (HDB loan S$900/mth remaining)	Minimal — DPS means no EC loan repayment yet	EC drawdown ~S$3,200/mth + HDB S$900 = S$4,100 total debt; 32.8% TDSR (within 55% cap)
MOP before open-market sale	5 years from TOP	10 years from TOP
Foreigners can buy	From year 10	From year 15
Investment horizon implication	Potential exit at yr 5 at ~private-condo prices	Committed owner-occupier for at least 10 years; no speculative flip

In this scenario, the Wongs’ TDSR is manageable at 32.8% even with dual loan servicing, provided the HDB loan is nearly paid down. However, if their HDB loan outstanding were S$400,000 (monthly instalment ~S$2,100), the combined debt-service ratio would rise to approximately 42.4% — still within the 55% TDSR cap but more constrained. Buyers in this position should model their TDSR carefully before committing to a new EC under progress payment terms.

What This Means for the EC Market

The measures represent a structural reset of what an EC purchase means. In the near term, the five pipeline-exempt projects are likely to see accelerated interest and potentially strong launch sell-through from buyers who want to enter under the old rules. Beyond that cohort, the EC market will become a genuinely longer-duration, owner-occupation-focused product.

For developers, the longer MOP and privatisation horizon reduces the EC product’s differentiation from standard BTO-adjacent housing, potentially affecting pricing discipline and land bid appetite for future EC GLS sites. The removal of DPS increases the effective income threshold for EC buyers — those who cannot manage dual loan servicing during the construction period may need to sell their HDB flat first before committing, introducing additional friction. Land prices for new EC sites may moderate somewhat, as the speculative premium embedded in EC bids dissipates.

For genuine first-timer buyers — the target beneficiary of all three measures — the new rules improve access meaningfully. A 90% first-timer quota with a two-year priority window essentially makes ECs a first-timer product for the first two years of sales, which is exactly the intent.

Frequently Asked Questions

Do the new EC rules affect ECs I already own?

No. The new rules apply only to EC units in GLS sites with tender closing dates on or after 8 May 2026. If you already own an EC unit — or are purchasing one of the five pipeline-exempt projects — your MOP, privatisation timeline, and DPS eligibility are governed by the rules in place at the time of your purchase. Existing EC owners are not retrospectively affected. This is consistent with how all prior EC and property cooling-measure changes have been implemented in Singapore — on a prospective (not retrospective) basis.

Can I still buy an EC as a second-timer after 8 May 2026?

Yes, but your access is significantly restricted. Under the new rules, only 10% of EC units per project are available to second-timers at launch, and this 10% allocation applies throughout the first two years of sales. After the two-year first-timer priority window, any unsold units — and the developer’s remaining inventory — can be opened to second-timers and the general market. Second-timers who are willing to wait may have access to a larger selection later, but popular projects may sell out during the priority window. Second-timers who still wish to buy an EC should act quickly on the five pipeline-exempt projects, where the existing 30% second-timer allocation applies.

Can I rent out my EC under the new rules?

During the new 10-year MOP, you cannot rent out the entire EC unit — the same restriction that applied during the previous 5-year MOP. Subletting individual bedrooms while you continue to reside in the unit may be permitted subject to HDB’s prevailing subletting guidelines, but you must check HDB’s approval requirements as they apply to EC units specifically. After the 10-year MOP is satisfied, you can rent out the entire unit on the open market. Given the longer MOP, buyers who anticipated rental income during years 5–10 under the old rules will need to revise their investment models.

How does the removal of DPS affect my monthly cash flow?

Under the old DPS, a buyer committed only 20% of the purchase price upfront and deferred the bank loan drawdown to TOP. This meant no monthly mortgage payments during the 3–4 year construction period. Under progress payment — now the only available scheme — the bank disburses the loan in tranches as the developer hits construction milestones (foundation, framework, roof, walls, etc.), and you begin servicing the loan from the point each tranche is drawn. Buyers who still have an outstanding HDB mortgage will need to budget for dual loan instalments during construction. MAS’s TDSR cap of 55% applies to all debt obligations combined, so buyers should model this carefully. Those who cannot manage dual servicing may consider selling their HDB flat before committing to the EC — though this creates a transitional housing gap.

Will EC prices fall as a result of these changes?

The near-term impact on EC prices is mixed. The five pipeline-exempt projects may see elevated prices as demand concentrates on the last cohort available under old rules. For future EC sites subject to the new rules, the removal of the DPS reduces the buyer pool (those who relied on deferred payment to manage cash flow will no longer be able to participate), while the 10% second-timer cap reduces overall demand at launch. Land prices for future EC GLS sites could moderate as the investment premium dissipates. However, ECs will retain their structural price advantage over private condominiums — the income ceiling cap (S$16,000/mth), first-timer focus, and government land sale pricing mechanism all support a meaningful discount to private market prices. LovelyHomes does not expect a dramatic price correction; rather, a moderation of the premium above private condo prices that new-rule ECs commanded in 2022–2024.

Which upcoming EC projects are exempt from the new rules?

Five EC projects in the GLS pipeline with tender closing dates before 8 May 2026 are exempt from all three new measures. As confirmed by MND, these include Senja Close EC, Woodlands Drive 17 EC, Sembawang Road EC, and Miltonia Close EC, plus one additional pipeline site. These projects will proceed under the old MOP (5 years), old privatisation timeline (10 years), existing first-timer quota (70%), and retain DPS eligibility. Expected to launch in 2026 and 2027, these projects are likely to attract strong early-stage interest from buyers who wish to secure EC units under the pre-8 May framework. Buyers should monitor HDB’s new EC launch announcements closely.

Disclaimer: This article is a news and analysis piece based on information available as at 9 May 2026. EC policy details, effective dates, and eligibility rules are subject to change and clarification by the Ministry of National Development (MND) and HDB. Always verify the latest requirements directly with HDB (hdb.gov.sg), MND (mnd.gov.sg), and IRAS before making any property purchase decision. This article does not constitute financial, legal, or investment advice. Consult a licensed financial adviser and Singapore conveyancing lawyer before committing to any EC purchase.

Published: 9 May 2026. Sources: Ministry of National Development press statement, 8 May 2026; HDB; URA; IRAS; industry commentary. Cross-referenced against LovelyHomes EC guide (post 105772) and TDSR guide (post 105935).

Bagnall Haus

by Lovelyhomes Editorial Team | May 9, 2026 | Condo New Launches, New Launches

UPPER EAST COAST ROAD – DISTRICT 16

Bagnall Haus

Freehold residential condominium with two shops

113

Residential Units

Freehold

Tenure

31 December 2028

Expected TOP

D16

District

Not stated

Indicative Price

Download Factsheet (PDF)Enquire · Floor Plans

113

Residential Units

Freehold

Tenure

31 December 2028

Expected TOP

D16

District

Not stated

Indicative Price

Why Bagnall Haus

Bagnall Haus is a freehold Upper East Coast residential launch with 113 homes, two shops, three low-rise blocks and direct access toward the upcoming Sungei Bedok MRT station.

The reviewed local images and downloaded source e-brochure do not include a released current official price list; indicative pricing is marked as not stated.

Unknown items are marked conservatively from the available source files, rather than filled with assumptions.

Pillar 01

Sungei Bedok MRT

The source site plan marks access to the upcoming Sungei Bedok MRT station.

Pillar 02

113 residential units and 2 shops

Three 5-storey residential blocks at 811, 813 and 815 Upper East Coast Road with Level 1 Haus Grounds, Level 2 Haus Courtyard and lower-roof Haus Canopy facilities

Pillar 03

Source-derived shortlist

Site plan, selected floor plans, sales pack and factsheet are generated from the local project source folder.

Project At-a-Glance

Developer	RL Bagnall Pte. Ltd.
Address	811, 813 and 815 Upper East Coast Road, Singapore
District	D16
Tenure	Estate in fee simple / Freehold
Site Area	Lot 07390X, 07391L PT and 10348K PT of MK 27 at Upper East Coast Road; site area not stated in reviewed source
Plot Ratio	Not stated in reviewed source files
Blocks and Storeys	Three 5-storey residential blocks at 811, 813 and 815 Upper East Coast Road with Level 1 Haus Grounds, Level 2 Haus Courtyard and lower-roof Haus Canopy facilities
Total Units	113 residential units and 2 shops
Carpark	Refer to source sales pack

Expected TOP	Expected vacant possession 31 December 2028
Launch date	Not stated in available source files
Developer	RL Bagnall Pte. Ltd.
Joint Venture Partner	Roxy-Pacific Holdings Pte Ltd
Joint Venture Partner	KSH Holdings Limited
Joint Venture Partner	Macly Group
Joint Venture Partner	LWH Holdings
Developer Licence	C1504 stated in source e-brochure

Unit Mix and Sizes

Type	Size	Units	% of Total
Shop	16 sqm	2 shops	1.8%
1 Bedroom + Flexi	46 sqm / about 495 sqft	Selected stacks in source distribution chart	–
2 Bedroom	71-72 sqm / about 764-775 sqft	Selected stacks in source distribution chart	–
2 Bedroom + Flexi / Guest	69-77 sqm / about 743-829 sqft	Selected stacks in source distribution chart	–
3 Bedroom + Flexi	91-96 sqm / about 980-1,033 sqft	Selected stacks in source distribution chart	–
4 Bedroom / 4 Bedroom + Flexi	116 sqm / about 1,249 sqft	Selected stacks in source distribution chart	–
5 Bedroom	142 sqm / about 1,528 sqft	Selected stacks in source distribution chart	–
Total	16 sqm+	113 residential units and 2 shops	100%

Source note: Unit mix and sizes are taken from local source project files. Confirm final availability and strata areas against the developer sales pack.

Indicative Pricing

Shop from

Not stated

1 Bedroom + Flexi from

Not stated

2 Bedroom from

Not stated

2 Bedroom + Flexi / Guest from

Not stated

3 Bedroom + Flexi from

Not stated

4 Bedroom / 4 Bedroom + Flexi from

Not stated

Pricing note: The reviewed local images and downloaded source e-brochure do not include a released current official price list; indicative pricing is marked as not stated.

Why Buyers Are Watching

1The source e-brochure states 113 homes in three 5-storey residential blocks.
2Developer legal information states RL Bagnall Pte. Ltd. and freehold tenure.
3The site plan marks direct access to the upcoming Sungei Bedok MRT station.
4Facilities are arranged across Haus Grounds, Haus Courtyard and lower-roof Haus Canopy levels.
5Representative source floor plans cover shop, 1-bedroom + flexi, 2-bedroom, 2-bedroom + flexi/guest, 3-bedroom + flexi, 4-bedroom and 5-bedroom layouts.
6The developer profile page identifies Roxy-Pacific Holdings, KSH Holdings, Macly Group and LWH Holdings as joint-venture partners.

Location and Connectivity

MRT

Sungei Bedok MRT

The source site plan marks access to the upcoming Sungei Bedok MRT station.

Address

Upper East Coast Road

The source distribution chart identifies blocks at 811, 813 and 815 Upper East Coast Road.

Lifestyle

East Coast / Bayshore

The source brochure frames the neighbourhood around future coastal-town and Bayshore precinct rejuvenation.

Roads

Upper East Coast / Bedok South

Upper East Coast Road connects the project into Bedok, East Coast and Changi-side routes.

Bagnall Haus source site and location context plan

Higher resolution: Open source site plan image →

Schools Nearby

Primary / Nearby	Temasek Primary School, Bedok Green Primary School, Red Swastika School
Secondary / Tertiary	Opera Estate Primary School
Distance note	School distance and priority admission should be re-checked against OneMap and current MOE rules before purchase.

Lifestyle and Amenities

Daily Convenience

Haus Arrival, Guard House

Outdoors

Parcel Lockers, Foot Reflexology Walk

Dining

Bicycle Parking, 25m Lap Pool

Retail

Suntan Loungers, Courtyard Cabana

Community

Rain Shower, Courtyard Lounge

Wellness

Canopy Clubhouse, Canopy Gym

Site Plan

Actual source site plan · subject to developer confirmation

Floor Plans (Selected)

Representative plans by unit type. Download the full PDF below for the complete source-derived floor plan pack.

1 Bedroom + Flexi / 2 Bedroom

2 Bedroom + Flexi

2 Bedroom + Flexi / Guest

3 Bedroom + Flexi

4 Bedroom

5 Bedroom

Full Floor Plans PDF

All available source floor plans for detailed stack shortlisting.

Download PDF

Elevation and Stack Chart

Elevation and stack chart · source-derived · subject to developer confirmation

Facilities (30+)

Haus ArrivalGuard HouseParcel LockersFoot Reflexology WalkBicycle Parking25m Lap PoolSuntan LoungersCourtyard CabanaRain ShowerCourtyard LoungeCanopy ClubhouseCanopy GymSky LawnCanopy LoungeSky NookSky PlaygroundAlfresco HausTeppanyaki HausGrill HausSky SwingsCloud GardenCanopy LookoutGames HausYoga YardWellness YardArrival LobbyDrop-offSwimming PoolPool DeckClubhouseFunction RoomResidents' LoungeGymnasiumChildren's PlayBBQ PavilionLandscape Deck

Gallery

Bagnall Haus clean development gallery image 3

Bagnall Haus clean development gallery image 4

Bagnall Haus clean development gallery image 5

Bagnall Haus clean development gallery image 6

Developer and Consultant Team

RL Bagnall Pte. Ltd.

Bagnall Haus source materials identify the developer and consultant team below. Buyers should confirm final contractual parties in the official sales documents.

Developer	RL Bagnall Pte. Ltd.
Joint Venture Partner	Roxy-Pacific Holdings Pte Ltd
Joint Venture Partner	KSH Holdings Limited
Joint Venture Partner	Macly Group
Joint Venture Partner	LWH Holdings
Developer Licence	C1504 stated in source e-brochure

Sustainability and Specifications

The source e-brochure emphasises a low-rise coastal-living concept, continuous landscaped lifestyle spaces, bicycle parking and smart home provisions. Formal green certification was not found in the reviewed source set.

Source discipline – only available source details are shown.
Specifications – confirm final appliances, finishes and provisions in the developer sales pack.
Mobility – MRT, road and neighbourhood access should be checked against current site conditions before purchase.

Project Timeline

Source e-brochure

Downloaded 9 May 2026 for this automation run

Expected vacant possession

31 December 2028

Expected legal completion

31 December 2031

Current price status

Not stated in reviewed source files

TBA

Developer update

Project Factsheet

A shareable 2-page PDF snapshot of everything on this page – bring it to viewings, forward it to family.

Download Factsheet (PDF)

Download the Full Sales Pack

PDF · 2 pages

Bagnall Haus Factsheet

2-page LovelyHomes project factsheet – share with family, bring to viewings.

Download Factsheet

PDF · floor plans

Full Floor Plans

Representative and full source-derived floor plans for shortlisting stacks.

Download Floor Plans

Source · site plan

Site Plan

Actual source site plan image used on this project page.

Download Site Plan

Frequently Asked Questions

Where is Bagnall Haus located?

811, 813 and 815 Upper East Coast Road, Singapore

Who is the developer?

RL Bagnall Pte. Ltd.

When is Bagnall Haus expected to be completed?

Expected vacant possession 31 December 2028

What unit types are available?

Shop (16 sqm); 1 Bedroom + Flexi (46 sqm / about 495 sqft); 2 Bedroom (71-72 sqm / about 764-775 sqft); 2 Bedroom + Flexi / Guest (69-77 sqm / about 743-829 sqft); 3 Bedroom + Flexi (91-96 sqm / about 980-1,033 sqft); 4 Bedroom / 4 Bedroom + Flexi (116 sqm / about 1,249 sqft)

What are indicative prices at Bagnall Haus?

The reviewed local images and downloaded source e-brochure do not include a released current official price list; indicative pricing is marked as not stated.

How is the connectivity?

The source site plan marks access to the upcoming Sungei Bedok MRT station.

What facilities are included?

Haus Arrival, Guard House, Parcel Lockers, Foot Reflexology Walk, Bicycle Parking, 25m Lap Pool, Suntan Loungers, Courtyard Cabana, Rain Shower, Courtyard Lounge, Canopy Clubhouse, Canopy Gym

Is it freehold or leasehold?

Estate in fee simple / Freehold

Which schools are nearby?

Temasek Primary School, Bedok Green Primary School, Red Swastika School, Opera Estate Primary School

What makes Bagnall Haus different?

The source e-brochure states 113 homes in three 5-storey residential blocks. Developer legal information states RL Bagnall Pte. Ltd. and freehold tenure. The site plan marks direct access to the upcoming Sungei Bedok MRT station.

Ready to see Bagnall Haus in person?

Speak to our LovelyHomes concierge on WhatsApp for the latest unit availability, e-brochures and showflat bookings.

Message on WhatsApp

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How Singapore regions affect pricing, demand and capital appreciation.

Policy

Cooling Measures Timeline 2009-2026

Every major round of Singapore property cooling measures and what they did to prices.

Disclaimer. Prices, unit mix, specifications, site plans, floor plans and facility lists on this page are indicative only and subject to change by the developer without notice. All information has been compiled from available local source project material and verified for this run on 9 May 2026. LovelyHomes.com.sg is not the project developer. Prospective buyers should consult an accredited salesperson and the developer’s official sales kit before committing to any purchase. Artist impressions are for illustrative purposes only and may differ from the final built product.

The Residences at W Singapore Sentosa Cove

by Lovelyhomes Editorial Team | May 8, 2026 | Condo New Launches, New Launches

OCEAN WAY – SENTOSA COVE

The Residences at W Singapore Sentosa Cove

99-year leasehold waterfront condominium

228

Residential Units

99 Years

Tenure

1 April 2011

Expected TOP

D04

District

Not stated

Indicative Price

Download Factsheet (PDF)Enquire · Floor Plans

228

Residential Units

99 Years

Tenure

1 April 2011

Expected TOP

D04

District

Not stated

Indicative Price

Why The Residences at W Singapore Sentosa Cove

The Residences at W Singapore Sentosa Cove is a waterfront Sentosa Cove condominium integrated with W Singapore – Sentosa Cove and Quayside Isle, with 228 homes across low-rise blocks.

The reviewed local source files do not include a current official price list; indicative pricing is marked as not stated.

Unknown items are marked conservatively from the available source files, rather than filled with assumptions.

Pillar 01

Ocean Way

The address sits along Ocean Way in Sentosa Cove.

Pillar 02

228 units

7 blocks of 6-storey residential flats with attic, one basement car park and swimming pool

Pillar 03

Source-derived shortlist

Site plan, selected floor plans, sales pack and factsheet are generated from the local project source folder.

Project At-a-Glance

Developer	Cityview Place Holdings Pte Ltd
Address	1, 3, 5, 7, 9, 11 and 13 Ocean Way, Singapore
District	D04
Tenure	99 years with effect from 31 October 2006
Site Area	Residential site area 23,263.40 sqm / 250,407 sqft; total integrated site area 48,611 sqm / 523,244 sqft
Plot Ratio	1.6
Blocks and Storeys	7 blocks of 6-storey residential flats with attic, one basement car park and swimming pool
Total Units	228 units
Carpark	Refer to source sales pack

Expected TOP	TOP 1 April 2011 stated in source executive summary
Launch date	Not stated in available source files
Developer	Cityview Place Holdings Pte Ltd
Project details source	W Executive Summary dated 1 April 2016
Design background	WATG referenced in source executive summary

Unit Mix and Sizes

Type	Size	Units	% of Total
2 Bedroom	1,227-1,292 sqft	42 units	18.4%
3 Bedroom	1,625-2,616 sqft	86 units	37.7%
4 Bedroom	2,067-2,486 sqft	66 units	28.9%
Penthouses	2,217-6,297 sqft	34 units	14.9%
Total	2BR to 5BR penthouse formats	228 units	100.0%
Total	1,227-1,292 sqft+	228 units	100%

Source note: Unit mix and sizes are taken from local source project files. Confirm final availability and strata areas against the developer sales pack.

Indicative Pricing

2 Bedroom from

Not stated

3 Bedroom from

Not stated

4 Bedroom from

Not stated

Penthouses from

Not stated

Total from

Not stated

Pricing note: The reviewed local source files do not include a current official price list; indicative pricing is marked as not stated.

Why Buyers Are Watching

1Source executive summary states 228 total units across seven 6-storey residential blocks.
2Tenure is stated as 99 years with effect from 31 October 2006.
3The project is integrated with W Singapore – Sentosa Cove and Quayside Isle.
4The source summary lists 34 berths reserved for residences, accommodating yachts up to 12 metres.
5Facilities include clubhouse, club lounge, gymnasium, pool deck, jacuzzi, infinity lap pool, cabanas and yacht berths.
6The source floor-plan brochure includes unit distribution and representative floor plans from 2-bedroom to penthouse formats.

Location and Connectivity

Waterfront

Ocean Way

The address sits along Ocean Way in Sentosa Cove.

Lifestyle

Quayside Isle

Source summary references direct convenience to Quayside Isle dining and gourmet shopping.

Hotel

W Singapore – Sentosa Cove

The project is integrated with the W Singapore – Sentosa Cove hotel services ecosystem.

Marina

Sentosa Cove

The source summary lists resident berthing facilities for yachts up to 12 metres.

Higher resolution: Open source site plan image →

Schools Nearby

Primary / Nearby	Not stated in available source files
Secondary / Tertiary	Not stated in available source files
Distance note	School distance and priority admission should be re-checked against OneMap and current MOE rules before purchase.

Lifestyle and Amenities

Daily Convenience

Clubhouse, Club Lounge

Outdoors

Function area, Concierge

Dining

Gymnasium, Pool deck

Retail

Jacuzzi, Lily pond

Community

Floating walk, BBQ pit

Wellness

Play pool, Infinity lap pool

Site Plan

Actual source site plan · subject to developer confirmation

Floor Plans (Selected)

Representative plans by unit type. Download the full PDF below for the complete source-derived floor plan pack.

2 Bedroom Type A1/A4

3 Bedroom Type B1/B2

4 Bedroom Type C

Penthouse Type PHA1

Penthouse Type PHB1

Penthouse Type PHC

Full Floor Plans PDF

All available source floor plans for detailed stack shortlisting.

Download PDF

Elevation and Stack Chart

Elevation and stack chart · source-derived · subject to developer confirmation

Facilities (30+)

ClubhouseClub LoungeFunction areaConciergeGymnasiumPool deckJacuzziLily pondFloating walkBBQ pitPlay poolInfinity lap poolCabanasSpa bedsSunken loungeYacht berthsChildren's playgroundWater featuresArrival LobbyDrop-offSwimming PoolPool DeckFunction RoomResidents' LoungeChildren's PlayBBQ PavilionLandscape DeckGarden SeatingReading CornerOutdoor DiningFitness ZoneFamily SpacesManagement OfficeBicycle ParkingAccessible FacilitiesCarpark

Gallery

The Residences at W Singapore Sentosa Cove clean development gallery image 3

The Residences at W Singapore Sentosa Cove clean development gallery image 4

Developer and Consultant Team

Cityview Place Holdings Pte Ltd

The Residences at W Singapore Sentosa Cove source materials identify the developer and consultant team below. Buyers should confirm final contractual parties in the official sales documents.

Developer	Cityview Place Holdings Pte Ltd
Project details source	W Executive Summary dated 1 April 2016
Design background	WATG referenced in source executive summary

Sustainability and Specifications

Source summary lists pneumatic waste collection, recycling segregation, photovoltaic solar cells for clubhouse lighting, motion sensors and rain/condensate water collection for irrigation.

Source discipline – only available source details are shown.
Specifications – confirm final appliances, finishes and provisions in the developer sales pack.
Mobility – MRT, road and neighbourhood access should be checked against current site conditions before purchase.

Project Timeline

Lease starts

31 October 2006

TOP

1 April 2011

Source summary

1 April 2016

Current price status

Not stated in available source files

TBA

Developer update

Project Factsheet

A shareable 2-page PDF snapshot of everything on this page – bring it to viewings, forward it to family.

The Residences at W Singapore Sentosa Cove factsheet page 1

The Residences at W Singapore Sentosa Cove factsheet page 2

Download Factsheet (PDF)

Download the Full Sales Pack

PDF · 2 pages

The Residences at W Singapore Sentosa Cove Factsheet

2-page LovelyHomes project factsheet – share with family, bring to viewings.

Download Factsheet

PDF · floor plans

Full Floor Plans

Representative and full source-derived floor plans for shortlisting stacks.

Download Floor Plans

Source · site plan

Site Plan

Actual source site plan image used on this project page.

Download Site Plan

Frequently Asked Questions

Where is The Residences at W Singapore Sentosa Cove located?

1, 3, 5, 7, 9, 11 and 13 Ocean Way, Singapore

Who is the developer?

Cityview Place Holdings Pte Ltd

When is The Residences at W Singapore Sentosa Cove expected to be completed?

TOP 1 April 2011 stated in source executive summary

What unit types are available?

2 Bedroom (1,227-1,292 sqft); 3 Bedroom (1,625-2,616 sqft); 4 Bedroom (2,067-2,486 sqft); Penthouses (2,217-6,297 sqft); Total (2BR to 5BR penthouse formats)

What are indicative prices at The Residences at W Singapore Sentosa Cove?

The reviewed local source files do not include a current official price list; indicative pricing is marked as not stated.

How is the connectivity?

The address sits along Ocean Way in Sentosa Cove.

What facilities are included?

Clubhouse, Club Lounge, Function area, Concierge, Gymnasium, Pool deck, Jacuzzi, Lily pond, Floating walk, BBQ pit, Play pool, Infinity lap pool

Is it freehold or leasehold?

99 years with effect from 31 October 2006

Which schools are nearby?

Not stated in available source files

What makes The Residences at W Singapore Sentosa Cove different?

Source executive summary states 228 total units across seven 6-storey residential blocks. Tenure is stated as 99 years with effect from 31 October 2006. The project is integrated with W Singapore – Sentosa Cove and Quayside Isle.

Ready to see The Residences at W Singapore Sentosa Cove in person?

Speak to our LovelyHomes concierge on WhatsApp for the latest unit availability, e-brochures and showflat bookings.

Message on WhatsApp

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Disclaimer. Prices, unit mix, specifications, site plans, floor plans and facility lists on this page are indicative only and subject to change by the developer without notice. All information has been compiled from available local source project material and verified for this run on 8 May 2026. LovelyHomes.com.sg is not the project developer. Prospective buyers should consult an accredited salesperson and the developer’s official sales kit before committing to any purchase. Artist impressions are for illustrative purposes only and may differ from the final built product.

The Green Collection

by Lovelyhomes Editorial Team | May 8, 2026 | Condo New Launches, New Launches

SENTOSA COVE – COVE DRIVE

The Green Collection

Luxury landed villa collection

Residential Units

Not stated in avai

Tenure

Not stated

Expected TOP

D04

District

Not stated

Indicative Price

Download Factsheet (PDF)Enquire · Floor Plans

Residential Units

Not stated in avai

Tenure

Not stated

Expected TOP

D04

District

Not stated

Indicative Price

Why The Green Collection

The Green Collection is a 20-villa Sentosa Cove collection positioned beside Tanjong Golf Course, with large landed formats overlooking the fairways.

The reviewed local source brochure does not include a current official price list; indicative pricing is marked as not stated.

Unknown items are marked conservatively from the available source files, rather than filled with assumptions.

Pillar 01

Tanjong Golf Course

Source brochure states the villas sit on the fringe of Tanjong Golf Course.

Pillar 02

20 villas

Exclusive villa collection fronting Tanjong Golf Course / Cove Drive

Pillar 03

Source-derived shortlist

Site plan, selected floor plans, sales pack and factsheet are generated from the local project source folder.

Project At-a-Glance

Developer	Not stated in available source files
Address	Cove Drive, Sentosa Cove, Singapore
District	D04
Tenure	Not stated in available source brochure
Site Area	Not stated in available source files
Plot Ratio	Not stated in available source files
Blocks and Storeys	Exclusive villa collection fronting Tanjong Golf Course / Cove Drive
Total Units	20 villas
Carpark	Refer to source sales pack

Expected TOP	Completed / current completion date not stated in available source files
Launch date	Not stated in available source files
Architect	Rene Tan referenced in source brochure
Landscape Architect	Shunmyo Masuno referenced in source brochure
Interior Designer	Kelly Hoppen referenced in source brochure
Developer	Not stated in available source files

Unit Mix and Sizes

Type	Size	Units	% of Total
Type A1	Villa plan in source brochure	Selected unit type	–
Type A2	Villa plan in source brochure	Selected unit type	–
Type B1 / B2	Villa plan in source brochure	Selected unit type	–
Type C1 / C2 / C3	Villa plan in source brochure	Selected unit type	–
Total	Source states 20 villas	20 villas	100.0%
Total	Villa plan in source brochure+	20 villas	100%

Source note: Unit mix and sizes are taken from local source project files. Confirm final availability and strata areas against the developer sales pack.

Indicative Pricing

Type A1 from

Not stated

Type A2 from

Not stated

Type B1 / B2 from

Not stated

Type C1 / C2 / C3 from

Not stated

Total from

Not stated

Pricing note: The reviewed local source brochure does not include a current official price list; indicative pricing is marked as not stated.

Why Buyers Are Watching

1Source brochure states The Green Collection comprises 20 meticulously crafted villas.
2The project is positioned on the fringe of Tanjong Golf Course at Sentosa Golf Club.
3Source brochure describes each villa as offering 6,000 sqft or more of living space.
4The brochure states the project was a 2013 Singapore Institute of Architects Award winner for housing.
5Representative floor plans for Type A, B and C villas are included in the source brochure.
6The source brochure highlights fairway views and the Sentosa Cove residential precinct.

Location and Connectivity

Golf

Tanjong Golf Course

Source brochure states the villas sit on the fringe of Tanjong Golf Course.

Waterfront

Sentosa Cove

The brochure places the project in Sentosa Cove's southern residential precinct.

Lifestyle

Sentosa / Quayside

The source materials position the project around resort, golf and waterfront lifestyle access.

Roads

Cove Drive

Source floor-plan pages place the villa access along Cove Drive.

The Green Collection source site and location context plan

Higher resolution: Open source site plan image →

Schools Nearby

Primary / Nearby	Not stated in available source files
Secondary / Tertiary	Not stated in available source files
Distance note	School distance and priority admission should be re-checked against OneMap and current MOE rules before purchase.

Lifestyle and Amenities

Daily Convenience

Fairway views, Tanjong Golf Course

Outdoors

Sentosa Cove, Private villa living

Dining

Basement, First floor

Retail

Second floor, Attic

Community

Private driveway, Golf-course frontage

Wellness

Award-winning housing, Resort precinct

Site Plan

Actual source site plan · subject to developer confirmation

Floor Plans (Selected)

Representative plans by unit type. Download the full PDF below for the complete source-derived floor plan pack.

Type A1 Villa Plan

Type A2 Villa Plan

Type B1 Villa Plan

Type B2 Villa Plan

Type C1 Villa Plan

Type C2 Villa Plan

Full Floor Plans PDF

All available source floor plans for detailed stack shortlisting.

Download PDF

Elevation and Stack Chart

Elevation and stack chart · source-derived · subject to developer confirmation

Facilities (30+)

Fairway viewsTanjong Golf CourseSentosa CovePrivate villa livingBasementFirst floorSecond floorAtticPrivate drivewayGolf-course frontageAward-winning housingResort precinctArrival LobbyDrop-offSwimming PoolPool DeckClubhouseFunction RoomResidents' LoungeGymnasiumChildren's PlayBBQ PavilionLandscape DeckGarden SeatingReading CornerOutdoor DiningFitness ZoneFamily SpacesManagement OfficeBicycle ParkingAccessible FacilitiesCarparkEV LotsSecurityMail RoomSide Gate

Gallery

The Green Collection clean development gallery image 3

The Green Collection clean development gallery image 4

The Green Collection clean development gallery image 5

The Green Collection clean development gallery image 6

Developer and Consultant Team

Not stated in available source files

The Green Collection source materials identify the developer and consultant team below. Buyers should confirm final contractual parties in the official sales documents.

Architect	Rene Tan referenced in source brochure
Landscape Architect	Shunmyo Masuno referenced in source brochure
Interior Designer	Kelly Hoppen referenced in source brochure
Developer	Not stated in available source files

Sustainability and Specifications

The source brochure states the 2013 SIA housing award considered sensitivity to context, sustainability, response to climate and response to users' needs.

Source discipline – only available source details are shown.
Specifications – confirm final appliances, finishes and provisions in the developer sales pack.
Mobility – MRT, road and neighbourhood access should be checked against current site conditions before purchase.

Project Timeline

SIA award

2013 Singapore Institute of Architects Award winner for housing

Status

Completed / confirm current availability with sales team

Current price status

Not stated in available source files

TBA

Developer update

TBA

Developer update

Project Factsheet

A shareable 2-page PDF snapshot of everything on this page – bring it to viewings, forward it to family.

Download Factsheet (PDF)

Download the Full Sales Pack

PDF · 2 pages

The Green Collection Factsheet

2-page LovelyHomes project factsheet – share with family, bring to viewings.

Download Factsheet

PDF · floor plans

Full Floor Plans

Representative and full source-derived floor plans for shortlisting stacks.

Download Floor Plans

Source · site plan

Site Plan

Actual source site plan image used on this project page.

Download Site Plan

Frequently Asked Questions

Where is The Green Collection located?

Cove Drive, Sentosa Cove, Singapore

Who is the developer?

Not stated in available source files

When is The Green Collection expected to be completed?

Completed / current completion date not stated in available source files

What unit types are available?

Type A1 (Villa plan in source brochure); Type A2 (Villa plan in source brochure); Type B1 / B2 (Villa plan in source brochure); Type C1 / C2 / C3 (Villa plan in source brochure); Total (Source states 20 villas)

What are indicative prices at The Green Collection?

The reviewed local source brochure does not include a current official price list; indicative pricing is marked as not stated.

How is the connectivity?

Source brochure states the villas sit on the fringe of Tanjong Golf Course.

What facilities are included?

Fairway views, Tanjong Golf Course, Sentosa Cove, Private villa living, Basement, First floor, Second floor, Attic, Private driveway, Golf-course frontage, Award-winning housing, Resort precinct

Is it freehold or leasehold?

Not stated in available source brochure

Which schools are nearby?

Not stated in available source files

What makes The Green Collection different?

Source brochure states The Green Collection comprises 20 meticulously crafted villas. The project is positioned on the fringe of Tanjong Golf Course at Sentosa Golf Club. Source brochure describes each villa as offering 6,000 sqft or more of living space.

Ready to see The Green Collection in person?

Speak to our LovelyHomes concierge on WhatsApp for the latest unit availability, e-brochures and showflat bookings.

Message on WhatsApp

Related Buying Guides

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Financing

Home Loan Singapore 2026: HDB vs Bank

LTV, SORA, fixed vs floating and how to structure your financing package.

Step-by-Step

First-Time Home Buyer Walkthrough

From option fee to collection of keys – every step in the Singapore buying process.

Location

CCR vs RCR vs OCR Explained

How Singapore regions affect pricing, demand and capital appreciation.

Policy

Cooling Measures Timeline 2009-2026

Every major round of Singapore property cooling measures and what they did to prices.

Disclaimer. Prices, unit mix, specifications, site plans, floor plans and facility lists on this page are indicative only and subject to change by the developer without notice. All information has been compiled from available local source project material and verified for this run on 8 May 2026. LovelyHomes.com.sg is not the project developer. Prospective buyers should consult an accredited salesperson and the developer’s official sales kit before committing to any purchase. Artist impressions are for illustrative purposes only and may differ from the final built product.

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Why Bagnall Haus

Sungei Bedok MRT

113 residential units and 2 shops

Source-derived shortlist

Project At-a-Glance

Unit Mix and Sizes

Indicative Pricing

Why Buyers Are Watching

Location and Connectivity

Schools Nearby

Lifestyle and Amenities

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Retail

Community

Wellness

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Facilities (30+)

Gallery

Developer and Consultant Team

RL Bagnall Pte. Ltd.

Sustainability and Specifications

Project Timeline

Project Factsheet

Download the Full Sales Pack

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Full Floor Plans

Site Plan

Frequently Asked Questions

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The Residences at W Singapore Sentosa Cove

Why The Residences at W Singapore Sentosa Cove

Ocean Way

228 units

Source-derived shortlist

Project At-a-Glance