Should You Sell Your Executive Condominium (EC) Right After the The Minimum Occupation Period (MOP)?
- Stuart Chng
- 2 days ago
- 6 min read
Is selling immediately after MOP really the best move—or just a popular one?
Like all HDB-regulated properties, an Executive Condominium (EC) can only be sold on the open market after fulfilling the five-year Minimum Occupation Period (MOP).
Once you reach that milestone, a big question naturally follows:Should you sell now and reinvest, or hold on for a few more years?
Rather than reacting emotionally or following what others are doing, here’s a practical and rational way to think about the decision.
First, Understand Why You’re Considering Selling
Before making any move, be honest with yourself about your motivation for selling right after MOP instead of waiting until full privatisation at the 10-year mark.
Ask yourself:
Are you influenced by neighbours who are cashing out?
Are you worried that future gains may be limited?
Or are you planning to unlock your gains early and reinvest them into a higher-potential property?
Clarity here is crucial—it shapes every decision that follows.
A Quick Look Back
When ECs were first introduced in 1999—such as Eastvale in Pasir Ris, which launched at just over $300,000—the prevailing belief was to hold until full privatisation to maximise profits.
Today, that thinking has shifted. Many owners now sell soon after MOP to unlock capital earlier and redeploy it into two or more properties, or into better-located private homes.
So, how do you know which approach makes sense for you?
5 Key Factors to Consider Before Selling After MOP
1. How Many Owners in Your EC Are Selling?
When an EC reaches MOP, it’s common for multiple owners to list their units at the same time.
Some sell to upgrade as their incomes grow.Others downgrade to fully pay off an HDB flat.Some sell or take equity loans to invest in multiple properties or other instruments.
If your EC is a large development, a sudden surge in listings can create intense competition. Buyers have more choices, and urgent sellers often lower prices first.
From experience, it typically takes six to nine months for supply to stabilise. Owners who can afford to wait usually benefit from reduced competition and stronger negotiating power.
2. Is There a Wave of Newly TOP Condos Nearby?
Pay close attention to upcoming or newly TOP (Temporary Occupation Permit) private condominiums in your area. These projects often compete for the same buyer pool and can put pressure on your pricing.
An ideal scenario for EC sellers is being located among older condos while nearby BTO owners are reaching their MOP and looking to upgrade within the same neighbourhood.
For example:
The Canopy EC in Yishun has seen strong demand as BTO and DBSS owners in Yishun Greenwalk and Adora Green reached MOP and upgraded nearby.
Similarly, Parc Botannia benefited from BTO flats in Fernvale Link reaching MOP, contributing to healthy sales momentum before it sold out.
Studying MOP supply trends island-wide can significantly improve your timing and risk management.
3. Are There Major Growth Plans in Your Area?
Before you decide to sell, always do your research on the upcoming plans for your neighbourhood via the URA Master Plan. You’ll want to have clarity not only on the new location you’re aspiring to buy, but your existing one as well.
Investing in where the Singapore government is is one of the safest and most time tested method in property investment.
1 of the 4 investment entry signals i've written about before is called the "Growth Story". Read more..
Infrastructure projects—such as new MRT lines, commercial hubs, malls, or town developments can make it easier for you to sell your executive condo at a better profit and safeguard your downside risks.
Sometimes, waiting just one or two more years for these plans to materialise can result in substantially better returns.
A competent property agent should also provide data-backed advice on whether selling now—or later—offers a better risk-reward outcome.
4. Will Your Next Property Perform Better?
Realising profits feels good—but selling without a clear reinvestment plan can be costly.
However, before you get too excited, it is prudent to study and weigh your next available options first.
Simply selling without an idea of where to park your war chest is a quick way to misery especially when there is still much steam left for capital growth in your current EC or your next property isn't well researched and selected to provide you better investment returns.
Typically, executive condominium sellers cash out their profits and equity to invest into a private property that is either nearer to town, their in-laws, get a bigger house for the family or a better location nearer to the MRT and transportation hubs.
Your decision should balance lifestyle needs with long-term financial goals, especially retirement planning.
5. Is the Economic Environment Favourable?
In general, you should sell in a down market only if you’re in some sort of urgent trouble (e.g. job loss) or have a lot to gain by letting go of your current property to arbitrage on another one selling at a greater discount.
Owner-occupied properties like ECs tend to be more resilient, as owners hold them primarily for living rather than speculation.
For example:
If the market is correcting and you are holding a property worth $1M, you might want to sell (Or draw out an equity loan at low interest rates) in order to take advantage of larger discounts in a higher priced property.
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Generally in a downturn, the more expensive the property, the larger the price correction as investors bail out.
A correction of 10% in a $3 Million property will easily mean $300K off the price vs $100K in a $1 Million property. When a recovery comes about, you stand to gain significantly more than by holding on to the original property through the crisis.
It is during such periods where buyers dry up, that many of the best deals surface in the market (We might just be cruising into one at this point of writing with the COVID-19 cases increasing again).
Besides these, there are certain periods – such as right after new cooling measures – when the market will have a knee-jerk reaction, and sellers should adopt a “wait and see” approach.
It is almost always better to wait out the storm as property markets are cyclical and they will ultimately reward the patient ones with holding power.
To summarise, don’t think of MOP as a “magic number of years” after which you must rush to sell.
We’ve been conditioned to think this way because we’re bombarded with advertisements, flyers and many articles online, touting the benefits of cashing in after MOP.
In reality, the right time to sell a property shouldn’t just revolve around your MOP.
The right time to sell should be based on market fundamentals, a clear and well thought through investment road map, and your family’s needs and priorities.
To put it simply: if you didn’t have an MOP that you just met, would you even be thinking of selling?
That answer is probably the one you should follow.
Final Thoughts
MOP should not be treated as a “sell immediately” trigger.
Many owners feel pressured to sell because of marketing messages and common narratives surrounding MOP. In reality, the right time to sell depends far more on market fundamentals, future growth prospects, your investment roadmap, and your family’s priorities.
A simple way to decide:If you hadn’t just met your MOP, would selling even be on your mind?
If the answer is no, that’s likely your answer.
Need an opinion on your property investment plans, the best buys available or help marketing your properties?
Get a 1-time free 30 min Property Wealth Planning consultation with Stuart and his team of Property Wealth Planners. Schedule one right now.
A PWP consultation includes:
- An in-depth financial affordability assessment and timeline planning
- Highly relevant investment insights
- A clear and customised investment road map
- A curated list of best buys in today's market with good growth potential & minimal risks
- Selecting units with the highest potential in a new launch project
- Advice on marketing and getting a buyer for your property fast
- Has your property stagnated in price? What are the reasons and options you have?
Stuart Chng, Executive Group District Director at Huttons, is a renowned leader and personality in the real estate industry.
He adores music and can play a few instruments decently without upsetting his neighbours. When not doing so, he enjoys pillow fighting with his son and coming up with silly puns which barely amuses his wife.
Professionally, he is a licensed real estate agent, an avid stocks, options and real estate investor, business owner, team leader, speaker and columnist for several property newsletters and blogs and is often quoted in media interviews on 938FM, Channel 8, PropertyReport, PropertyGuru and other publications.
Throughout his career, he has helped many clients grow their wealth through selecting great property investments and managing their portfolios actively. Read his clients' reviews here.
Stuart has also coached many top million dollar producing agents from top real estate agencies in Singapore. Read his agents' reviews here.
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