Which Resale Executive Condos Are The Cheapest In 2024? We Break It Down By Bedroom Type

The housing supply crunch may be over, but as we keep hearing, it’s hard to tell. New launches and resale condos alike are still pricey, leaving one remaining option: the Executive Condominium (EC).

Due to their lower price point, ECs are a more accessible “stepping stone” to private housing these days; and it’s only natural to see more demand for these units.

Disclaimer: Prices were taken over the past year (September 2023-24). To create a fairer picture, we also averaged transactions over this period rather than showing the lowest price which may be an anomaly and also indicated their volume.

Here are some of the most affordable ECs moving into the resale market in 2024:

Most affordable two-bedders entering the market

1. The Criterion

You’ll see this EC appear throughout the lists. Criterion was competitively priced from the get-go, as it launched at a low point: October 2015, By this time in Q3 2015, property prices had fallen for seven consecutive quarters due to the introduction of cooling measures. This likely prompted the developer to play it safe, with initial launch prices at around $805 psf. Even then, Criterion’s take-up rate would be considered slow by today’s standards. 

(Note that a two-bedder would have been around $630,000+ at launch, so even the low resale price of $907,000 is still an excellent return)

Location-wise, the Criterion is better than it seems on paper. While there’s no MRT station nearby, services like 117M go straight to Yishun MRT (NSL). This is also where Northpoint is located, the major mall servicing the Yishun area. 

Besides Northpoint, the mixed-use Wisteria was completed around the same time as Criterion in 2018. This project has a two-storey mall attachment, which includes an NTUC FairPrice. This is within walking distance if you don’t want to travel out. The HDB enclave, across from Yishun Street 41, also has the usual assortment of coffee shops and convenience stores. 

While Criterion is as close to the waterfront view of Lower Seletar Reservoir as, say, Skies Miltonia, it’s close enough that you have a view with a lot of greenery. Overall a project that’s very well-priced, and good for families. 

The Criterion is next to Signature at Yishun.

2. Northwave

Northwave is a small (368-unit) unit in Woodlands, which is unusually exclusive for an EC. Most ECs try to pack in at least 500+ units, but Northwave keeps it to just four units per floor, so it has a level of privacy that beats some fully private condos. Northwave is also the first EC that has a fully air-conditioned indoor sports hall. 

That being said, there’s no concealing the fact that the lower price point excuses a rather ulu location. While there is an HDB enclave with heartland amenities nearby (along Woodland View), this is not the location for those who want easy access to shopping, entertainment, or urban hotspots. The Woodlands area is for those willing to trade that in exchange for greenery and outdoor space. 

This EC is far from any MRT station (most ECs are), although for drivers it has good access to the SLE and BKE. 

3. Bellewoods

Another condo in Woodlands, Bellewoods also had a sister development (Bellewaters) in Sengkang, but the same developer on the same launch year. 

Like many condos in Woodlands, Bellewoods taps into the nature theme. The landscaped areas reflect that, with themes like bamboo forest, evergreen forest, mangrove forest, etc. It also had an interesting approach to layouts: some of the units have a “cospace” option, which is a versatile, easily reconfigurable space that can be a home office, walk-in wardrobe (if linked to a bedroom), a study, etc.

Most of the surrounding amenities come from the neighbouring HDB enclave: food, convenience stores, small salons, etc. Unfortunately, there isn’t an MRT station within easy walking distance; so you’ll need a bus connection to head out for more heavy retail or entertainment. Woodlands South MRT station is about an 18-minute walk away, although you are a more manageable 15-minute walk from Vista Point. 

Bellewoods is very close to Forestville. 

Most affordable three-bedders entering the market

(Note: We’re excluding the ones already covered above)

1. Signature at Yishun

Signature is next to Criterion (see above), and shares similar advantages of location. This includes the fairly quick bus access to Yishun MRT (NSL). Comparisons between the two will come down to the layout, and these two condos are quite extensively compared: 

Signature launched at almost the same time as Criterion, in September 2015. So both condos launched during a soft property market, with Signature at a lower average of $768 psf at launch (perhaps in an attempt to quickly grab sales, before Criterion launched the coming month…)

To differentiate itself, Signature uses a different theme: the angle is heritage and Singaporean culture. The developer really went all-out on this: the pavilions have a five-stones theme (as per the game), there’s a chapteh and hopscotch court, and a mangrove walk to showcase local ecology. Even the art and decor are based on distinctly Singaporean imagery from across the decades. You might prefer Signature if you’re old enough to appreciate the nostalgia, but we’re not sure if it hits the same way for Gen Z Singaporeans. 

2. The Brownstone

The Brownstone was launched in 2016, and has a rare quality among ECs: it’s actually within walking distance of an MRT station. 

Canberra MRT station (NSL) is just across Canberra Lane and past Block 376A. The station is connected to Canberra Plaza, which has an NTUC FairPrice, a Watsons, and a Food Court. So even though Canberra is not a developed area, those living here probably won’t feel inconvenienced by that. 

Across from Canberra Link, the HDB enclave also provides the usual assortment of coffee shops and convenience stores. That being said, Canberra Plaza is not the biggest mall, so you’ll probably still need to head out for more serious shopping and entertainment. 

We should add that some buyers might handwave the proximity to the Canberra MRT station, on the basis of competition. The neighbouring Visionaire, as well as Canberra Residences, and Parc Canberra, are all ECs and are also close to the MRT station. That’s admittedly quite a few alternatives.

3. Forestville

Forestville is very close to Bellewoods (see above), and has broadly similar locational traits. This goes right down to having the same nature theme, which is frankly overdone in Woodlands (but it comes down to how well each developer pulls it off.)

Where Forestville does differ is in terms of unit layouts. Spaciousness was one of the selling points; and it does look like Forestville’s three-bedders are a little larger than counterparts like Bellewoods (1,033 to 1,184 sq. ft. for Forestville, compared to 990 to 1,141 sq. ft. for Bellewoods). Forestville also has extended balcony spaces to better capitalise on the view, but not everyone will agree that balconies are an efficient use of space.

As with most Woodlands ECs, however, Forestville has no MRT station in easy proximity; you’ll have to drive or use a bus connection. 

Most affordable four-bedders entering the market

(Note: We’re excluding the ones already covered above)

1. iNz Residence

The greenery and views are one of the highlights at the iNz Residence, and it has a sky deck designed to take advantage of this. The condo’s location on the boundary line of Tengah, one of the newest HDB towns, makes this a very green area. 

It’s also likely that, as Tengah develops across the road, iNz will see longer-term benefits as well. Right now the immediate amenities are quite basic: Sunshine Place, an HDB-run mall, provides most daily necessities; and the Choa Chu Kang HDB enclave has the usual heartland amenities, plus a Giant outlet. For anything more than that though, you’ll need the bus – services like 983 can take you to Choa Chu Kang (NSL, JSL), where you’ll also find Lot One; this is the major mall servicing the neighbourhood. 

The accessibility situation might change by 2026 however, with Choa Chu Kang West station (JRL) likely running by then. It’s not super-close, but it appears to be within walking distance, based on available information.

At its price point, iNz might be a reasonable buy if you intend to stay for the long term. It’s almost certain that future amenities in Tengah will spill over to benefit Brickland Road residences like iNz, but this is something that will still take some time.

For those looking for bigger 5-bedder units, the iNz Residence does have a unique maisonette 1,690 sq. ft. on offer.

2. Waterbay

Another EC with a rather low unit count (just 383 units), Waterbay will appeal to families who don’t like very dense projects. The units are also quite generous in terms of space; we saw nothing below 753 sq.ft., with most units being around 1,100+ sq. ft. 

One interesting aspect of Waterbay is that it’s directly between two schools: Edgefield Primary on one side, and Punggol Secondary on the other. This is something of a mixed blessing; while it’s great for students, some homeowners dislike being this close to a school, let alone being sausages between two of them; schools do bring a certain level of noise and congestion, albeit at very short, specific times of the day. 

In addition to this, Oasis Primary and Greendale Secondary are both within walking distance, while Edgefield Secondary is within one kilometre. It’s quite rare to see a condo within such a dense cluster of schools.

Waterbay is within Punggol Central, and this is a very developed area; there’s a Sheng Siong and an NTUC both within walking distance, and the usual assortment of coffee shops, convenience stores, bakeries, salons, etc. that characterise central HDB areas. 

While the MRT station is not within easy walking distance, the LRT station is. From Cove station, it’s just one stop to Punggol MRT (NEL, CRL), which is where you’ll find Waterway Point; this is the major recreational hub and mall for Punggol town.

Overall, a very good family condo for those who like Punggol, and very much worth the price now that Waterway Point has transformed the area.

3. The Visionaire

Visionaire is next to The Brownstone (see above), and shares the same locational advantages. At the time of launch though, Visionaire seemed to position itself more as a luxury offering, whereas The Brownstone took aim at practicality and affordability. 

Looking at median launch prices though, this seems to have been more marketing than reality: Brownstone’s prices averaged around $818 psf at launch, whereas Visionaire saw an average of $821 psf – a rather trivial difference. 

The Visionaire was marketed as having more lavish interiors, such as premium flooring materials in living rooms and bedrooms (timber and porcelain tiles were mentioned), as well as some units featuring high ceilings and pricier light fixtures. But these can be subjective, so it will come down to viewings.

The Brownstone is a little bit closer to Canberra MRT by the way, but it’s a difference of just a few minutes. 

Most affordable five-bedders entering the market

(Note: We’re excluding the ones already covered above)

1. Bellewaters

Bellewaters is an EC known for its spacious units, the smallest of which is 926 sq. ft. (topping out at around 1,700+ sq. ft.) Bellewaters also has cospace units, for those after more flexibility in their layout options. This condo also has good access to green spaces in the form of Sengkang Riverside Park, with the accompanying views.

Anchorvale Crescent is a well-developed public housing enclave, and you can find an NTUC, Sheng Siong, and various other minimarts and eateries within walking distance. And whilst the MRT station isn’t within walking distance – typical of most ECs – the Farmway and Cheng Lim LRT stations are accessible on foot. These go to Sengkang MRT station (NEL), where you’ll also find Compass One Mall.

We do have to address an issue some homebuyers will take issue with though: Sengkang General Hospital is close to this EC, although its neighbour Ola (also an EC) is even closer. This doesn’t bother anyone, but if you have taboos, or worry about ambulance sirens and road congestion, it might be a drawback.

2. Sol Acres

Sol Acres is one of the biggest ECs by unit count, with 1,327 units. It’s also the biggest condo development in Choa Chu Kang at the moment; and it’s in a fortunate spot. The Keat Hong/Teck Whye HDB enclaves are very mature, with plenty of convenience stores and supermarkets, including a Giant and a Sheng Siong. If you don’t like travelling out for things, you’ll appreciate the relative self-sufficiency of this area. 

There’s no MRT station in walking distance, but Keat Hong and Teck Whye LRT stations (roughly equidistant) are easy to walk to. These will get you to Choa Chu Kang MRT station (NSL, JSL) in a few minutes, where you’ll have access to the gigantic Lot One Mall.

As with all mega-developments though, it’s not to everyone’s taste. While unit volume can lower maintenance costs, you have to be okay with more crowded facilities, and generally less privacy.

3. The Amore

The Amore is quite small and private for an EC, with just 378 units. The low unit count seems to have gone into providing more space per unit; the smallest units here are 700 sq. ft., and can reach up to a sizeable 1,580+ sq. ft. 

Spacious units aside, The Amore is also close to Punggol Central. This is quite a convenient area, with Punggol Plaza within walking distance; it’s an HDB-run mall, which also includes the neighbourhood’s wet market in the basement. There’s also an NTUC here, while Giant has alternative outlets in Punggol Central (Block 622D). 

There’s no MRT station nearby, but Oasis and Kadaloor MRT stations can be reached on foot; they’re about equidistant. This goes to Punggol MRT (NEL, CRL), and to the attached Waterway Point, which is the main retail and recreational hub. 

A $2 million price point is admittedly a stretch for the typical HDB upgrader; but taken in context, Amore offers a massive five-bedder for that, whereas a new launch today might get you a three-bedder at that price; even in an OCR location like Punggol.