Let's cut directly to the chase here - bounced out EC units can be snapped up very, very fast.
In fact, across a lot of EC projects, bounced out units can be snapped up within just a few minutes of being announced.
If you are waiting in the wings and are eyeing to purchase bounced out units, these are the things you must do to be absolutely prepared once any units are announced:
Bounced out EC units could range across any type of price and type, so you need to be sure that your finances are worked out :
There are of course, specific eligibility conditions that apply when purchasing a new launch EC
You can check the list of Bounced Out EC Units and register your interest here, via WhatsaApp
More details are available in the later sections below; however as a quick overview, there are 2 main modes under which bounced out EC units will be sold :
(1) Sold via a balloting basis
This mode typically occurs when there is a large batch of bounced out units that are being sold in one go, usually within 5 weeks within 2 months after the initial Booking Day (elaborated in the next section)
Because there is a larger batch of units to be sold, collecting interest from buyers and balloting within the group will mean there are more qualified buyers, and it will be easier for the project to clear these units
(2) Sold via a first-come-first-served basis
This mode typically occurs after the 2 month period following the initial Booking Day when units can bounce out on a more irregular basis, depending on as and when existing buyers decide not to continue with their purchase commitment.
There would typically be just 1 or 2 bounced out units available; hence rather than going via a large balloting system, it can be more efficient to simply offer it on a first-come-first-basis, so that the unit can be cleared as soon as possible.
It is also useful to understand the different junctures at which bounced out EC units can occur:
(1) Within 5 weeks to 2 months after Booking Day
Every EC project will open with an initial Launch/Booking Day, which is when the first wave of buyers register, ballot for their queue number and make a purchase of their unit.
Following from the Booking Day, all buyer's documents are sent over to HDB for assessment, and once buyers are assessed to be eligible, the Developer sends out the S&P (Sales & Purchase) agreement.
Buyers need to exercise the purchase within 3 weeks of the S&P agreement being sent out, and if they do not, they would be considered to have forfeited their purchase, and their unit will be released by the Developer for other buyers to purchase.
This time period typically forms the bulk of bounced out units, and because there will be quite a list of units released, Developers will usually release these bounced out units for purchase by way of another balloting conducted with the group of interested buyers.
(2) Between initial launch and before TOP
This is a very long period of time within which bounced out units can occur sporadically without any specific time interval. Bounced out units can occur every so often from existing buyers who have already exercised their Option and perhaps had a change in mind, or even new buyers purchasing remaining units who decided not to proceed with the purchase.
If there is only 1 or 2 bounced out units that are occur, these can be offered on a first-come-first-served basis instead of balloting, and this is where the better prepared you are, the better the chances of securing a unit.
(3) Around project TOP
Around the time that a project reaches its TOP, there will typically be a form sent out to all buyers checking if their eligibility is still met; this does not include requiring their income to be at or below the income ceiling at which they were approved at when they made the purchase.
I.e. If buyers bought under the Family Scheme, Fiance scheme, etc, ,whether or not their family composition still fulfils the eligibility criteria.
This juncture would be the time when another round of bounced out units will occur - as buyers who do not fulfil the eligibility will give up their units for other buyers to purchase.
(4) After TOP and before CSC
For a new launch / BUC (Building Under Construction), any unit sold before the final CSC stage is considered sub-sale, and for an EC project, any unit bounced out after TOP and before CSC and still considered "bounced out" and still sold by the Developer.
However, do keep in mind that such new launch units typically have a 1 year construction warranty from their TOP date, so if you purchase a bounced out unit within this phase after the 1 year warranty period, you will have to address any construction defects at your own cost.
(5) After CSC and before MOP
Do take note that if you purchase the unit within this phase, i.e. before MOP, you will still be assessed under EC Eligibility Conditions, and you will be considered as having taken 1 chance at a subsidized unit, which will go on to impact your liability for Resale Levy and/or any future purchase of subsequent subsidized units.
Please note that EC Guidelines have been revised for EC Projects with land tender closing from 8 May 2026 onwards.
See : 10-year MOP for executive condos, more EC units for first-timers to tackle affordability concerns
Changes Made :
The number of EC projects that will offer DPS Payment Scheme for bounced out units will get progressively limited as the DPS scheme is set to be phased out for EC Projects with land tender closing from 8 May 2026 onwards.
At this point of writing, only 5 more upcoming EC launches will offer the DPS payment scheme.
If you are purchasing a bounced out unit EC and choosing the DPS Payment scheme, the nature of the deferred payment setup means that when you are purchasing the unit anytime from post launch to before its TOP, you will only need to make payment for the first 5% and the subsequent 15% within a span of about 9 weeks.
However, do keep in mind that if the bounced out unit EC is in a project that has already met TOP, the DPS payment scheme is no longer available; you will need to make payment that is on par with the construction progress, i.e. the first 5% upon booking and the next 80% within a span of about 9 weeks.
The significant difference between purchasing EC units under the NPS or DPS scheme is that under the DPS scheme, units are typically about 2-3% higher in price.
If you are opting to take the NPS payment scheme for a bounced out unit EC, whether because of the price or that the project does not offer the DPS scheme, the key thing to keep in mind is that you will need to make payment up till whichever construction stage the project is at.
In the image above, assuming that the project has reached the Brick Walls stage, you will need to make payment of 5% upon booking, and the next cumulative 40% within a span of about 9 weeks.
Similarly, as per the DPS example in the previous section, once the project has reached TOP, the payment sequence will be 5% upon booking, and the next 80% within a span of about 9 weeks.
Some of the notes in this section are repeats from earlier segments; however it is important to highlight specifically the case for Second Timers or buyers with an existing HDB with Cash/CPF reserves that they would like to channel towards the EC purchase.
Firstly, if you are a Second Timer and you are purchasing a bounced EC unit in a project which offers DPS, as long as the project has not reached TOP, opting for the DPS payment scheme will provide you the opportunity to purchase the unit first and take your time to sell your HDB unit at a later time.
However, if
The overall timeline becomes a lot more difficult to engineer, because
This means that if you would to undertake the purchase first, then proceed to sell your HDB unit, it is very likely that you would miss making the 80% payment and in doing so, will incur a late payment penalty imposed by the Developer.
Do note that the late payment penalty is imposed on the entire 80% required; even if buyers have funds to make payment for part of the 80%, the late payment penalty is still imposed on the entire 80% regardless.
Although there exists the avenue to extend the validity period of the OTP up to 12 weeks from the OTP date; this method requires that the buyer of your HDB unit has already exercised the Option To Purchase; the extension is also subject to URA approval.
Given the above conundrum, how then should a Second Timer go about purchasing a bounced out EC unit in a project that has already reached TOP?
There are really only 3 strategies to undertake :
(1) Purchase the unit first, be prepared to pay the late payment penalty
Doing so allows you to secure the unit first; however the obvious risk is the payment of the late penalty, which will be imposed on the entire 80% needed within 9 weeks.
(2) Secure additional funding from other sources
Given the very short timeline of 5% upon booking, and the next 80% within 9 weeks, to put it very plainly, purchasing a bounced out TOP unit comes down to the availability of funding.
To avoid the late payment penalty, if additional funding can be secured from other sources (rather than waiting for the HDB proceeds), the purchase process becomes a bit easier.
(3) Sell HDB first, give yourself a timeline to wait for bounced out units
The last method requires a bit of looking ahead and doing some preparation work.
First check the upcoming TOP dates for the EC project(s) that you desire, and give yourself a timeline to commit to the plan of purchasing an EC unit.
For instance, setting aside the next 1 year as the timeline for securing a unit, and proceeding to sell your HDB unit first so that your funds are ready should you chance upon EC units available at TOP.
Of course, undertaking this method also requires that you also prepare a Plan B (e.g. resale EC, new launch condo, resale condo). If, after your timeline there are no desirable EC units available, you can then divert your focus to Plan B.
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