Singapore's Top EC Specialist

Ashley Loh has closed more than S$150 million in Executive Condominium (EC) transactions over the past five years, establishing herself as one of Singapore's most prolific realtors in the public-private hybrid housing segment. Her track record spans multiple EC launches across districts, from Tengah to Tampines, and her consistent performance through both bullish and cautious market cycles has drawn attention from developers and buyers alike. What separates Loh from her peers, she says, is not a fixation on quarterly targets but rather what she describes as an "infinite mindset" — a long-term philosophy that prioritises client relationships and repeat referrals over short-term commissions.

  • EC transactions closed (2021–2025): Over S$150 million
  • Average EC launch price PSF (2025): S$1,350–S$1,500
  • EC price appreciation (5-year average): +25–35%
  • MOP resale premium over launch price: Typically 15–30%

The Infinite Mindset Approach

Loh's philosophy borrows from Simon Sinek's concept of infinite versus finite games. In a finite game, a realtor chases the next sale. In an infinite game, the goal is to remain relevant and trusted across market cycles — through downturns, cooling measures, and policy shifts. Loh applies this by advising clients against purchases that do not align with their financial profiles, even when it means walking away from a commission. She estimates that roughly one in five initial consultations ends with her recommending a client wait or consider a different property class altogether. This counterintuitive discipline, she argues, has generated a referral rate that exceeds 60 percent of her annual deal flow, reducing her dependence on cold leads and digital advertising spend.

Why ECs Continue to Attract Buyers

Executive Condominiums occupy a unique niche in Singapore's housing market, offering private condominium specifications at subsidised prices for eligible buyers. After the five-year Minimum Occupation Period (MOP), units can be sold to Singaporeans and permanent residents, and after ten years, to any buyer including foreigners. This built-in price unlock mechanism has made ECs one of the most reliable appreciation plays in the residential segment. Recent MOP-eligible projects such as Rivercove Residences and Piermont Grand have recorded resale prices 20 to 30 percent above their original launch figures. With new EC land prices continuing to climb — the Tampines Street 62 site sold for S$700 PSF per plot ratio in late 2024 — launch prices for upcoming projects are expected to test the S$1,500 PSF ceiling.

Market Context

The broader Singapore private residential market recorded a 3.9 percent price increase in 2025's first quarter, according to URA flash estimates, following a moderated 3.5 percent gain across 2024. ECs have outpaced the overall market in percentage terms, partly because their lower entry price amplifies percentage gains upon resale. Cooling measures introduced in 2023, including the increased Additional Buyer's Stamp Duty rates, have redirected demand from the mass-market private segment toward ECs, where eligible first-time buyers face lower upfront costs and can access CPF housing grants of up to S$30,000. This policy-driven demand funnel shows no signs of narrowing, with the April 2025 Build-To-Order exercise confirming sustained appetite for subsidised housing options.

What This Means for Buyers and Investors

For prospective EC buyers evaluating 2025 and 2026 launches, Loh's advice is straightforward: focus on location fundamentals and developer track record rather than speculative upside. Projects near MRT stations and established town centres have historically outperformed those in nascent planning areas during the first resale window. She also cautions against over-leveraging, noting that interest rates, while easing from their 2023 peaks, remain elevated compared to the sub-2 percent environment that prevailed before 2022. Buyers who secure units at current launch prices and hold through MOP are likely to benefit from both organic price appreciation and the structural demand for privatised ECs in the resale market. The segment remains one of Singapore's most accessible pathways to property wealth accumulation, provided buyers enter with realistic holding periods and sound financial planning.