Looking to buy an Executive Condo (EC) but wish you didn’t have to start paying right away? You’re not alone. Many EC buyers in Singapore have been eyeing the Deferred Payment Scheme (DPS) as a way to stretch their cashflow — but is it even available for ECs in 2025?
In this guide, we’ll break down exactly how the EC deferred payment scheme works (if it’s offered), why it’s so rare, and whether it’s something you should wait for — or skip entirely.
What Is the EC Deferred Payment Scheme and Why It Matters in 2025
If you’re buying an Executive Condominium (EC) in Singapore, you’ve probably come across the term Deferred Payment Scheme (DPS). It sounds great on paper — delay your mortgage until the property is ready — but here’s the thing: DPS is almost never available for ECs. So why is it even being talked about? And more importantly, should you be waiting for one in 2025?
Let’s break it down.
What exactly is DPS and how would it work for ECs?
DPS lets buyers hold off on mortgage repayments until the project is completed — usually when you collect your keys.
Here’s how it would work for ECs (if allowed):
✔️ Pay 20% down (cash/CPF)
❌ No loan repayments during construction
🏠 Start monthly instalments only at Temporary Occupation Permit (TOP)
But: This setup is only common in private condo launches.
Why DPS is popular among private condo buyers — but rare for ECs
In the private market, DPS gives buyers flexibility. It’s popular among:
- Upgraders still selling their HDB
- Investors needing more time before taking a loan
But for ECs?
They’re partly subsidised public housing, and must follow HDB’s Progressive Payment Scheme — which means your bank loan kicks in as the EC is being built.
Want to compare loan options? Speak to a Singapore mortgage broker who can break it all down for your situation.
2025 update: Any policy changes or new eligibility updates?
Unfortunately, no.
As of 2025:
- ECs still don’t come with DPS
- HDB financing rules for ECs remain unchanged
- You’ll likely need to commit to the standard payment timeline
That said, some developers may offer unofficial DPS-like options for ECs nearing TOP. These are rare, and usually part of limited-time promos.
Pro Tip: Don’t wait around hoping for DPS. Build your EC financing plan assuming it won’t be offered.
Want to know what your monthly installments could look like? Use our
mortgage loan repayment calculator to run the numbers.
Can EC Buyers Actually Use the Deferred Payment Scheme in 2025?
This is the million-dollar question. And the answer — for most people — is unfortunately no. While the Deferred Payment Scheme (DPS) is widely offered in private new launch condos, it’s not the norm for ECs in Singapore due to regulatory restrictions. That said, there have been rare exceptions in the past.
So… is 2025 finally the year that changes?
Why DPS is typically not allowed for ECs under current rules
Executive Condominiums are a unique hybrid — they’re developed by private builders but sold under HDB regulations for the first 5 years.
Because of this:
- EC developers must follow the Progressive Payment Scheme (PPS)
- Buyers start servicing their mortgage in stages as the EC is being built
- DPS is not permitted under normal EC sales conditions
Related: Compare HDB home loans vs bank EC loans to understand your financing options.
Are there rare exceptions or case-by-case examples?
Yes — but they’re very limited. In the past, a few EC projects nearing completion (i.e. close to TOP) have quietly offered a quasi-DPS option, usually:
- To clear unsold inventory
- As part of a marketing push
- With pre-HDB approval in place
These “exceptions” are never publicly promoted as full DPS packages, and are handled on a case-by-case basis, usually through a broker or direct developer sales team.
Will upcoming EC launches in 2025 offer DPS?
So far, no 2025 EC launch has officially advertised DPS availability. Most are still early in the construction phase, which means they fall under the standard payment timeline.
However, if you’re eyeing ECs expected to TOP soon — especially unsold balance units — it’s worth asking.
EC Projects with Possible or Rumoured DPS (As of 2025)
| Project Name | TOP Status | DPS Available? | Notes |
|---|---|---|---|
| North Gaia EC | Est. Q4 2025 | ❌ No official DPS | Full PPS applies |
| Copen Grand | Completed | ❌ No DPS | Fully sold |
| Altura EC | Est. 2026 | ❌ Unlikely | Early stage construction |
| Parc Canberra (past) | TOP 2023 | ✅ DPS offered for last few units | Rare exception in resale phase |
Note: Table will be updated if any EC launches in 2025 begin offering DPS options.🎯 Planning tip: If you’re hoping for DPS, make sure to speak to a broker early — they’ll know if any developers are quietly offering it behind the scenes.
👉 Start with our Singapore mortgage advisors to check your eligibility.
How DPS Would Work for ECs — If Offered
While the Deferred Payment Scheme (DPS) isn’t commonly available for Executive Condominiums, let’s say you do manage to find one that offers it. What exactly would the payment timeline look like? And how would it differ from the standard Progressive Payment Scheme (PPS) that most EC buyers go through?
Let’s walk through it.
Typical payment breakdown and timeline under DPS
If DPS were offered for ECs, here’s a breakdown of what the payment schedule might look like:
EC Deferred Payment Scheme Timeline (If Applicable)
| Stage | % Payable | Details |
|---|---|---|
| Booking Fee | 5% | Paid upon booking |
| Option Exercise | 15% | Within 8 weeks (cash or CPF) |
| 💳 Loan Repayment Begins | 0% (Deferred) | No monthly loan yet |
| During Construction | 0% | No progress payments needed |
| 🏠 TOP / Key Collection | 80% | Bank loan kicks in here |
No loan repayments during construction — ideal for cash-strapped upgraders.
DPS vs normal EC bank loan — when is full payment due?
Here’s how DPS stacks up against the usual EC financing route:
EC Deferred Payment Scheme vs Progressive Payment Scheme Comparison
| Scheme | When Do You Start Paying Your Loan? | Cashflow Impact |
|---|---|---|
| DPS | At TOP (completion) | 🟢 Low upfront stress |
| Progressive Payment Scheme (PPS) | As early as 6 months after booking | 🔴 Loan starts while EC is under construction |
Can you still get a bank loan under DPS for ECs?
Yes — DPS doesn’t replace your bank loan. It just delays when repayments start.
- You still apply for a standard mortgage loan in Singapore
- The loan is approved upfront (before construction)
- But monthly instalments only begin upon project completion (TOP)
🔎 You can compare bank loan packages from:
Visual Guide: EC DPS vs Progressive Payment Timeline
Side-by-Side Timeline of EC DPS vs Progressive Payment Scheme
| Timeline | DPS (Deferred Payment Scheme) | PPS (Progressive Payment Scheme) |
|---|---|---|
| Booking (Month 0) | Pay 5% | Pay 5% |
| Option Exercise (Month 1–2) | Pay 15% | Pay 15% |
| Construction Phase | No loan payment | Loan disbursed in stages — repayments begin |
| TOP (Key Collection) | Full loan kicks in | Final disbursement, full loan continues |
EC Deferred Payment vs Progressive Payment Scheme
Trying to decide whether a Deferred Payment Scheme (if offered) is better than the usual Progressive Payment Scheme (PPS) for your Executive Condo? Let’s break it down.
Both have pros and cons — but the best choice depends on your current cashflow, existing loans, and how soon you’re ready to start repaying your mortgage.
Key differences in upfront cash outlay
The main difference lies in when your home loan repayments start.
Under PPS, you’ll begin paying your mortgage within 6–9 months of booking the EC. That’s because the loan disburses in phases as construction progresses — even if you haven’t moved in.
Under DPS, you only need to pay the 20% downpayment upfront. No mortgage repayments until key collection.
Which scheme gives you more breathing room before monthly repayments?
If you’re still paying off your HDB loan, saving up for renovations, or just want to avoid early financial stress — the timing of when your mortgage kicks in makes a big difference.
Here’s how the two schemes stack up in terms of early-stage cashflow flexibility:
EC Payment Timeline Comparison: DPS vs Progressive Scheme Cashflow Impact
| ✅ DPS Benefits | ❌ DPS Trade-Offs |
|---|---|
| Delays mortgage repayments until TOP | Not commonly available for ECs |
| Helps manage cashflow while selling existing flat | May come with slightly higher unit price |
| More time to build up CPF or cash reserves | Only offered on a case-by-case basis by developers |
If Deferred Payment Scheme (DPS) is available, it’s great for upgraders who need time to sort out finances. But it’s rare — so most EC buyers will need to prepare for Progressive Payment Scheme (PPS) instead.
Can you switch payment schemes after booking your EC?
❌ In most cases, no. Once you’ve selected your payment scheme and signed the documents, it’s locked in — especially for ECs, where the financing structure is tied to strict HDB and MAS regulations.
However, in some private new launch condos, developers may allow changes before signing the Sales & Purchase Agreement. For ECs, though, PPS is the default and you won’t have the flexibility to switch to DPS unless explicitly offered from the start.
Comparison Table: EC DPS vs Progressive Payment Scheme
Deferred Payment vs Progressive Payment: What EC Buyers Should Know
| Feature | Deferred Payment Scheme (DPS) | Progressive Payment Scheme (PPS) |
|---|---|---|
| Upfront Cash Required | 20% (Booking + Option) | 20% (Booking + Option) |
| Mortgage Start Date | At project completion (TOP) | Within 6–9 months of booking |
| Cashflow Pressure | Lower in early stages | Higher — mortgage starts during construction |
| Availability for ECs | Very rare, case-by-case only | Standard/default scheme |
| Eligibility | Must be offered by developer | Automatically applies for EC buyers |
| Best for… | Buyers still servicing another loan or selling flat | Buyers with ready cash/CPF for early repayments |
🔗 Want to compare real numbers? Try our mortgage loan repayment calculator to see how both timelines affect your monthly outlay
Common Misconceptions About ECs and Deferred Payment
Many EC buyers assume that because Executive Condos feel like private property, the same perks — like Deferred Payment Scheme (DPS) — should apply. Unfortunately, this isn’t the case.
Let’s clear up some of the most common myths, so you can plan with confidence (and avoid disappointment).
“Isn’t EC considered private — so DPS should apply right?”
Not quite. ECs are a hybrid — they start out as public housing, governed by HDB regulations, for the first 5 years. This includes rules around financing, Minimum Occupation Period (MOP), and resale.
That’s why DPS is almost never offered for ECs at launch. Even though ECs become fully private after 10 years, during the initial stages they’re still subject to tighter restrictions than private condos.
Learn more about HDB home loans vs private property loans
“Can I use DPS to delay taking a home loan until MOP?”
Unfortunately, no. Even if DPS were available for your EC, the loan still needs to be approved upfront. The only thing DPS changes is when you start repaying — not when you commit to the loan.
Also, keep in mind:
- MOP (Minimum Occupation Period) starts after key collection, not after loan disbursement
- You’ll still need to take the loan and sign all legal documents early on
So no — DPS doesn’t push back your financial commitments all the way to MOP.
“Will waiting for DPS ECs give me better flexibility?”
Honestly? Probably not.
Waiting around for a unicorn EC that offers DPS may cause you to:
- Miss out on early bird pricing during launch
- Lose your preferred unit choice (stack, level, facing)
- Face higher interest rates later on
A better approach is to budget based on Progressive Payment Scheme (PPS) and treat DPS as a nice bonus — not something to wait for.🧠 Want to know your financing options today? Speak to a mortgage advisor and get pre-qualified before your next EC launch.
Case Study: Buyer A Using DPS vs Buyer B Using Progressive Scheme
Let’s bring this to life with a real-world example. Two EC buyers. Same unit. Same price. But different financing paths.
This section will show you how much cash you might need to fork out in the first few years — depending on whether you go with the Deferred Payment Scheme (DPS) or the usual Progressive Payment Scheme (PPS).
Scenario 1: Upgrader with outstanding HDB loan and tight cashflow
Buyer A just booked a new EC. He’s still paying off his current HDB flat and doesn’t want to rush to sell it right away.
Financing choice: DPS (if available)
Why DPS helps him:
- No need to start repaying a second mortgage while still servicing the HDB loan
- More time to sell his flat without feeling financially squeezed
- Extra breathing room to rebuild CPF or cash savings
Scenario 2: Dual-income couple planning to sell HDB only later
Buyer B is a married couple — both working, stable income, but they’re not ready to sell their current home yet. They prefer to wait until their EC is completed before moving out.
Financing choice: Progressive Payment Scheme (PPS)
Why they’re okay with PPS:
- Can handle some monthly loan repayments while waiting for the EC to be ready
- Want to lock in good interest rates now
- Ready to commit to the payment schedule
Which buyer profile benefits more from DPS (if available)?
If you’re carrying an existing loan or want to maximise your CPF usage later, DPS gives you better cashflow flexibility. But if you have steady income and no overlapping loan pressure, PPS works just fine — and is more widely available.
Here’s a quick look at the difference over a 3-year period:
Total Cost Comparison Over 3 Years: DPS vs PPS for EC Buyers
| Details | Buyer A (DPS) | Buyer B (PPS) |
|---|---|---|
| EC Price | $1,200,000 | $1,200,000 |
| Downpayment (20%) | $240,000 (Cash/CPF) | $240,000 (Cash/CPF) |
| Loan Disbursement | 0% during construction | ~60% over 3 years |
| Est. Monthly Repayment | $0 (Deferred) | ~ $2,300/month* |
| Total Loan Paid in 3 Years | $0 | ~ $82,800 |
| Cashflow Pressure | 🟢 Low | 🔴 Medium |
| Risk of Overlap with HDB Loan | ❌ Avoided | ✅ Likely if not sold |
Assuming loan of $960,000 @ 3.5% interest over 25 years
Use our mortgage repayment calculator to run your own numbers.
In short: DPS is great if you need time. PPS is solid if you’re financially ready to start early.
Want advice tailored to your profile?
📞 Speak to an experienced Singapore mortgage broker to get personalised recommendations before your EC ballot.
Costs and Hidden Fees: What to Know Before Using DPS
Deferred Payment Scheme (DPS) sounds like a sweet deal — delay your loan, ease your cashflow, no pressure upfront.
But don’t get carried away just yet. If you’re lucky enough to find an EC offering DPS, it’s important to understand the actual costs and hidden fees involved. Because with flexibility… often comes a price tag.
Do EC developers charge more for DPS-eligible units?
Yes — almost always.
In private condo launches (where DPS is more common), developers typically charge a 2% to 3% price premium on units bought under DPS.
If EC developers were to offer DPS, you can expect something similar. That slight markup covers:
- The cost of deferring payment
- Developer’s financing risk
- Delayed cash inflow for the project
For a $1.2M EC unit, a 3% premium means $36,000 more — not exactly pocket change.
Are there admin fees, penalties, or hidden interest charges?
Usually, DPS itself doesn’t come with interest charges — as long as you stick to the agreed timeline.
But depending on the developer, you may face:
- Admin or legal fees for the altered payment structure
- Late payment penalties if you miss any milestone
- A stricter repayment condition from the bank — some may shorten the loan tenure
Always ask for a clear cost breakdown before signing — and get your broker to walk you through any extra terms.
Need help reviewing a draft loan package? Talk to a mortgage consultant before committing.
What happens if you miss the final payment window?
The final 80% payment under DPS is usually due upon TOP or within a fixed timeline (e.g. 8–12 weeks after notice of completion).
If you fail to secure your bank loan or disburse the full amount by the deadline, you could face:
- Forfeiture of your deposit
- Legal action from the developer
- Losing the unit entirely — yes, even after booking
It’s critical to get in-principle loan approval before going down the DPS path — don’t assume you’ll “sort it out later.”Play it safe: Use our mortgage loan repayment calculator to make sure you’re ready when the payment clock starts ticking.
Should You Wait for an EC with DPS — or Buy Now?
We get it — the idea of Deferred Payment Scheme (DPS) is tempting. Who wouldn’t want to buy now and pay later?
But in 2025, with rising interest rates and competitive EC launches, waiting for an EC with DPS might not be your best move. Here’s what you should really consider before holding back.
Is waiting worth it if supply is limited and prices are rising?
Probably not.
Here’s the reality in 2025:
- EC prices have been steadily increasing, with new launches crossing $1,450–$1,500 psf
- Supply is tight, especially in popular towns
- By the time a rare DPS unit shows up, your ideal stack or facing may already be gone
And remember: most ECs don’t offer DPS at all. So waiting could mean:
- Paying more for your unit later
- Settling for a less ideal layout or floor
- Missing out on current CPF housing grants
Alternatives to DPS: staggered downpayment, bridging loan, grants
Even if DPS isn’t on the table, you still have smart ways to manage your cashflow:
✔️ Staggered downpayment schemes (some developers offer phased payment support)
✔️ Bridging loans to help if you’re waiting to sell your HDB
✔️ CPF Housing Grants of up to $30,000 for eligible EC buyers
Check out: refinance your HDB loan to free up monthly cash before upgrading.
Why speaking to a mortgage broker gives you better clarity
Buying an EC is a big step — and timing your finances is just as important as choosing the right unit.
A licensed mortgage broker can:
- Review your income, existing loans & CPF usage
- Compare EC loan packages from DBS, UOB, OCBC, and more
- Spot the best timeline & loan structure — even if DPS isn’t available
Don’t wait blindly for a DPS that may never come.
Speak to an expert first →
Talk to a Singapore mortgage broker today
Frequently Asked Questions About ECs and DPS (2025 Edition)
Still unsure how DPS affects your EC purchase? You’re not alone. These are the most common questions we get from buyers — especially those upgrading from an HDB or managing multiple property timelines.
Let’s clarify the tricky parts.
Can I refinance an EC bought under DPS later?
Yes — but timing matters.
You can only refinance after the full loan is disbursed, which means after the Deferred Payment period ends (i.e. at TOP). Once the loan is active and you’ve started repayments, you’re free to explore better interest rates and switch lenders.
🔗 Thinking ahead? Check out our guide to refinancing your home loan for smarter repayment strategies.
Can I sell or rent out my EC before the full payment is made?
Nope. ECs come with a 5-year Minimum Occupation Period (MOP), regardless of whether you’re using DPS or the Progressive Payment Scheme.
Even if your EC is fully built, you:
- Can’t sell it on the open market
- Can’t rent out the entire unit
- Must occupy it as your primary residence
DPS has no impact on this rule — HDB’s MOP policy applies from the date you collect your keys.
Does using DPS affect my MOP, CPF usage, or resale value?
MOP: No change. MOP starts from key collection (TOP), not when you begin paying.
CPF Usage: CPF can still be used for your 15% downpayment and legal fees. But since no loan is disbursed during DPS, CPF OA funds won’t be deducted monthly until the loan begins.
Resale Value: DPS doesn’t affect future resale value. But if you paid a higher price for DPS flexibility, your break-even or profit margin might be tighter later on.
Pro Tip: Use our BSD calculator to factor in your true cost before you commit.
Reach out for a free consultation with a mortgage advisor in Singapore — and get all your questions answered before the next EC launch.
Final Thoughts: DPS for ECs Is Rare — But Here’s What Smart Buyers Should Do
While the Deferred Payment Scheme (DPS) sounds like an attractive way to ease into your EC purchase, the truth is — it’s hardly ever offered for Executive Condominiums. If it does appear, it’s usually for leftover units or under rare developer exceptions.
So instead of waiting, here’s what savvy buyers are doing in 2025.
Don’t wait around for something that may never come
Most ECs launch under the Progressive Payment Scheme, and DPS isn’t part of the standard offer. If you hold off hoping for DPS, you could miss:
- Early bird prices
- Better unit selections
- Valuable CPF housing grants
Focus on your affordability, not just delayed payment
Rather than banking on a delayed loan start, focus on what you can control:
- Know your monthly budget
- Understand your loan eligibility
- Plan your downpayment timeline
Use our free mortgage loan repayment calculator to estimate what you can comfortably afford.
Get expert advice to structure your EC financing wisely
Even without DPS, there are still smart ways to manage your finances:
- Refinance your existing HDB loan to reduce your current monthly outlay
- Explore private property loan packages for ECs from banks like DBS, OCBC, and UOB
- Plan CPF usage and bridging loans with the help of a broker
At the end of the day, buying an EC is a big milestone — and every buyer’s journey is different. While DPS might sound like the perfect solution, it’s just one piece of a much bigger puzzle.
So don’t stress over chasing what’s rare. Focus on what’s right for you, plan ahead, and get the right support.
Your future home is out there — and with the right advice, you’ll get there smoothly. Speak to a Singapore mortgage advisor for free — and make your next EC move with confidence.
