Home Prices Are Sky‑High and Executive Condominiums Are Back in the Spotlight
When the market hits a new record, everyone’s eyes turn to resale condos—especially those Executive Condominiums (ECs) that are finally getting past the Minimum Occupancy Period (MOP) and moving toward full privatisation.
What Buyers Need to Remember
- Five‑Year MOP—An EC becomes a private property only after five years. Once that happens, buyers are judged on the Total Debt Servicing Ratio (TDSR) rather than the Mortgage Servicing Ratio (MSR).
- Short‑term Sales (Inside MOP)—If you buy an EC that’s still under the five‑year MOP, you’ll have to meet the same criteria as a brand‑new EC buyer. Think of it as buying the first week of a movie series; you’re still living the launch experience.
- No Up‑Front ABSD for Upgraders—The perk of a no Additional Buyer’s Stamp Duty (ABSD) applies only to new EC purchases. If you’re stepping up from a HDB flat to an EC that’s already adult‑ish, that discount doesn’t carry over.
ECs Turning Up in 2022
All of these ECs sit on 99‑year leases and were completed around 2017, which means the MOP clock started ticking from the key handover date. Below is a quick snapshot of available ‘back‑to‑school’ ECs for this year:
- Kwok Sy Sew – Completed 2017, now available
- Yew Cheng – Completed 2017, now available
- Chung Ling – Completed 2017, now available
- Constitution 1 – Completed 2017, now available
- Constitution 2 – Completed 2017, now available
- Constitution 3 – Completed 2017, now available
- Constitution 4 – Completed 2017, now available
- Constitution 5 – Completed 2017, now available
- Constitution 6 – Completed 2017, now available
- Constitution 7 – Completed 2017, now available
- Constitution 8 – Completed 2017, now available
- Constitution 9 – Completed 2017, now available
- Constitution 10 – Completed 2017, now available
Past sales before the MOP were rare and usually got people special permission from HDB (for reasons such as divorce). Those few deals can’t be used as a reference for current prices.
Quick Tip for Happily‑Ever‑After Owners
Cheng Lim LRT is now just a stop away from the Sengkang MRT station—just a quick hop, skip, and a jump of one line for inbox‑ready commuters.
1. The Terrace
All About The Terrace
Location: 88 Edgedale Plains (District 19)
Developer: Peak Square Pte. Ltd.
Units: 747
Why It Isn’t Your Quick‑MRT Groove
Most ECs boast that you can hop straight onto an MRT in a few heartbeats. The Terrace doesn’t join that club – it’s a bit east of any station. But don’t panic! Right on the estate’s edge, the Kadaloor LRT whisks you to the Punggol MRT in just three stops. Think of it as the scenic route instead of the express.
Retail & Amenities – A Short Walk Away
Waterway Point, the neighbourhood’s shopping hub, sits nicely at the Punggol MRT station. For something a touch closer, the Oasis Terraces (a fresh joint project between HDB and the Ministry of Health) is a six‑minute stroll away. It’s got a Guardian clinic, NTUC FairPrice, a food court, and a 24‑hour fitness centre – basically a mini‑city on foot.
School‑time Highlights
- Waterway Primary – six minutes from the LRT.
- Horizon Primary – a nine‑minute walk (roughly 400 m).
Both schools are within comfortable walking distance, making school run time a breeze.
Built‑Up Lifestyle + Pool Paradise
The area is jam‑packed with HDB blocks. But the real star is the double pool fronting My Waterway @ Punggol – 2 big splash‑zones waiting for you. From here you can easily stroll to Punggol Waterway Park and soak in those refreshing water‑way views.
Plot‑Inside‑The‑Plan:
Heads up – the empty plot just outside the estate isn’t going anywhere soon. URA’s master plan designates it for health and medical care use, so expect that space to stay blocked for a while.
2. The Brownstone
160 Canberra Drive – The Brownstone
Quick Snapshot
Why The Brownstone Stands Out
MRT‑Friendly Access
Lifestyle Hotspots
Green Spaces
The Investment Angle
Bottom Line
The Brownstone is a solid blend of family friendliness and investment potential, with mighty convenience to public transport, malls, and green spaces. It’s a spot people are already eye‑banging, and it’s about to get even juicier with the new titles coming in the pipeline!
3. Westwood Residences
Westwood Residences: The Cycling‑Obsessed Condo
Location: 180 Westwood Avenue (District 22)
Developer: KBD Westwood Pte. Ltd.
Units: 480
How to Get There
Right now, public transport isn’t exactly the cherry on top for Westwood Residences. But hang tight! The Gek Poh MRT is on the horizon (2026) and will finally make the commute a breeze.
- Not through The Floravale – that shortcut is a long walk, about ten minutes, and it leads to the Jurong Line rather than the direct route.
- For those who can stretch their legs, the current available transit includes the Jurong Line via The Floravale.
Alternative Transport Ow‑OH‑Moments
While waiting for the MRT to roll in, you’ll have to rely on public buses or private hire vehicles (PHVs), unless you’re driving yourself. But hey, that’s just an excuse to brag about your NVG over the traffic.
Why It’s a Bike‑Mania
Picture this: a condo that’s practically a giant bike park. BMX Moto Cross Adventure Park with epic bike mounds and tracks awaits behind the gates. It’s not your typical “nice balcony” kind of place – it’s cycle‑centric. If you’re coming from the kitchen, ditch the sofa and hop on a bike. No, really.
Nearby Hotspots (Make It a Ride if You Want)
- Jurong Point – 25‑minute walk away, but just a seven‑minute bike ride. If you can name your spare tire, you’ll make the trip in a flash.
- Gek Poh Shopping Centre – a nine‑minute walk but a brisk bike journey otherwise. It comes with a food court, a McDonald’s, and a few tiny retail spots that the traffic‑jam happy will salute.
Plus, there’s a daily shuttle bus service that swings between Gek Poh and Jurong Point. Talk about being ultra‑convenient! Even if you’re not a biking enthusiast, that shuttle will cover the distance for you like a personal ride‑shuttle.
A Few A‑Points to Remember
The Gek Poh MRT isn’t opening until 2026. In the meantime, the place is still pretty cool. Ride a bike, use a bus, or grab a PHV – you’ll be living.
Final Thought
Getting into Westwood Residences means stepping into a biking utopia, with your daily commute turning into a mini adventure. Even if the math adds up to a bus ride now, you’ll be ready for the open‑road future. And hey, who isn’t excited to turn the neighborhood into a personal racetrack?
4. Bellewaters
Welcome to Bellewaters! – Your New Condo Adventure
Picture this: a cozy 651‑unit community at 11 Anchorvale Crescent (District 19) brought to you by Qingjian Realty (Anchorvale) Pte. Ltd. Whether you’re a weekend wanderer or an everyday commuter, let’s dive into what makes this place special.
The Heartbeat of the Neighborhood
- Proximity to the Vales – Just a four‑minute stroll away, feel the buzz of The Vales without the commute chaos.
- Missing MRT? – No worries! A quick five‑minute walk brings you to the Farmway LRT, which feeds straight into Sengkang MRT (three stops away). This gateway opens up a world of shops, dining, and the famous Compass One mall.
Your Daily Dive: Mall & Supermarket
No epic shopping trip required if you’re after groceries. Right beside your unit, Block 338 Anchorvale Crescent hosts a Sheng Siong – a one‑stop for everything from fresh produce to pantry staples.
Nature Enthusiasts, Assemble!
- Park Proximity – A relaxed five‑minute walk lands you at Sengkang Riverside Park, featuring an artificial wetland that’s perfect for that scenic stroll.
- Baby Boomers & Bikers – Grab a bike, sun‑bathe, or even toss a frisbee. The park boasts fruit trees, a playground, and a bridge that lets you explore food vendors across.
Sports & Fun Vibes
Just a hop, skip, and a jump away is the Sengkang Sports Centre. Think of it as the gym‑and‑playground buffet: swimming pools, slides, a McDonald’s for that late‑night snack, a full‑scale gym, indoor courts, and even a dedicated table‑tennis room that’s like “the only one of its kind.”
Why Bellewaters Rocks
Sengkang might not be the flashiest district just yet, but Bellewaters fixes that gap. With LRT links and whisk‑you‑away access to Compass One, you’ll feel the essential elements of a bustling neighborhood all right next door.
Ready to make Bellewaters your new home? We’re all set to welcome you!
5. Signature at Yishun
29 Yishun Street 51: Your New Eco‑Commute Sanctuary
Developer & Size
Gee‑I Investments Pte. Ltd. is putting together 525 brand‑new units in this spot. Think of it as a slick, modern neighbourhood that’s built with the car‑commuter in mind.
Transport & Daily Life
- Because it’s an EC, you won’t find an MRT station right at your doorstep—parking is the real perk.
- Bus services are modest with routes 117, 804, and 805—perfect if you’re okay with a quick dash.
- Just a short walk (about 10 minutes) takes you to the mixed‑use fun hub: FairPrice Finest, a food court, and the usual suspects—Coffee Bean and KFC. The Wisteria project nearby gives you a handy little culinary buzz.
What’s a Short Drive Worth?
Getting to the big shots is quick: Northpoint Shopping Centre is a 6‑minute drive under good traffic, and Orchid Country Club is just as reachable. Perfect for those who like a bit of leisure or a pint after work.
Roomy Spaces That Outshine the Competition
- Two‑bedroom units top 740 sq. ft., there’s plenty of room for a cosy setup plus a little office space.
- Four‑bedroom units explode to over 1,300 sq. ft.—ideal for growing families, home gyms, or a creative studio.
Compared to nearby The Criterion, these units offer a considerably larger footprint. So, whether you’re gearing up for a binge‑watching marathon or a karaoke night, you’ll have the space to do it.
6. The Vales
The Vales: A Slice of Convenient Life in Sengkang
Nestled at 79 Anchorvale Crescent (District 19), The Vales brings a fresh wave of 517 brand‑new units, courtesy of Anchorvale Residences Pte. Ltd. Think of it as a 35‑square‑meter ticket to the spot that’s just four minutes from Bellewaters – but with a twist that makes living here a bit more…unique.
Prime Proximity to Public Transport
- Just a four‑minute walk to Cheng Lim LRT station – one hop away from Sengkang MRT.
- Escaping the rush to Compass One is a quick ten‑minute stroll, giving you a big mall buzz without breaking a sweat.
- Same LRT loop as Bellewaters, but the closer station means you actually feel the convenience.
Recreational Spots for the Young and Energetic
- Sengkang Sculpture Park – a playground for the kids, where creativity is on full display.
- Sengkang Riverside Park – a bit farther, but offers a more relaxing ambience for those sweet moments of zen.
The Hospital Dilemma
On the flip side, Sengkang General Hospital sits a brisk five‑minute walk away. While traffic sneaks in a whisper and noise isn’t the headline act, some buyers swear off living near hospitals. It’s the old “taboos” sticker on the door – not the best use of your living space, but sure, if you’re in the care business, why not?
Comparing The Vales to Bellewaters
If you’re not scared off by the hospital’s presence, the shorter LRT walk essentially makes The Vales a tad more convenient than Bellewaters. Think faster get‑to‑work routes with a slight extra upfront on the hospital factor.
Future Developments
Across the road, the Ola EC remains under construction – keeping the area lively and on the upswing. Behind The Vales, a whole plot is gazed at the future as an Education zone in the URA masterplan, so buzz of the next generation isn’t far off.
So if you’re seeking a spot where commuting is a breeze and recreational options are plenty – but are okay with five minutes of hospital proximity – The Vales could be the home you’ve been waiting for. Otherwise, stick to Bellewaters and enjoy the hospital-free zone.
7. Bellewoods
Bellewoods: The Green Retreat on Woodlands Avenue
Nestled at 100 Woodlands Avenue 5 in the serene District 25, this 561‑unit gem is brought to you by Qingjian Realty (Woodlands) Pte. Ltd. Think of it as the cool cousin of Bukit Timah that’s a little more budget‑friendly and way greener.
Why Green Is the Golden Rule
- Picture a bamboo forest and a mangrove trail right inside the building – that’s the wow factor.
- There’s a lap pool that peers straight out over a hilly, open plot across Woodlands Avenue, giving you that dreamy “never‑ending can‑be‑more-space” vibe.
- Spacious living – the four‑bed units start at around 1,200 sq. ft., making it an ideal spot for families who love to stretch out and breathe fresh air.
Location, Location, Location – With a Catch
We’re not the most commuter‑ready spot on the map. The nearest MRT, Woodlands South on the Thomson‑East Coast Line, is a 16‑minute bus ride away – or just hop in a car if you’ll miss the bus. The area isn’t slated for any major transport upgrades, so you’re good to know.
You’ll probably find yourself driving a quick 5‑minute hop to Causeway Point for everyday shopping, or you can just walk to Sheng Siong and Vista Point. The latter hosts a Giant supermarket and quick‑bite options like Subway and McDonald’s, so you’re never far from a sandwich or a burger.
What It Means for You
- If you’re all about fresh jungles and roomy units, Bellewoods is your match.
- Not the best for those craving secondary car‑free living – PMR or water‑taxis are a stretch.
- Still, the local amenities are plenty and the future look is all green dreams.
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For a side‑by‑side look at other upcoming ECs in 2022, check out “4 upcoming ECs for sandwiched buyers to look at.”
