EC payment schemes explained: Normal Payment Scheme (NPS) vs Deferred Payment Scheme (DPS)
When the price of a new EC falls due under the normal schedule the law prescribes, what a developer's deferred scheme changes and what it does not, and how a bank's bridging loan is a separate thing. Checked 20 October 2026.
Under the Normal Payment Scheme, the schedule in the prescribed sale and purchase agreement applies: 20% by signing (including the 5% option fee), then instalments as construction stages are completed, 25% after TOP and 15% at completion. A Deferred Payment Scheme is the developer's own offer, set out in its documents for that project; read exactly which payments it defers, to when, and whether the price differs. A bank's bridging loan is separate from either scheme, with its own terms.
The prescribed schedule: the price is paid in stages as construction progresses.
Option 2
Deferred Payment Scheme
Only where the developer offers one; its documents say which payments move later, and at what price.
Key takeaways
The EC sale and purchase agreement is in a form prescribed by the Executive Condominium Housing Scheme Regulations 2016, with one Payment Schedule; the regulations contain no deferred schedule.
Normal schedule: 20% by signing (or 9 weeks after the option date, if later), 40% across six construction stages, 25% after TOP, 15% at completion.
A Deferred Payment Scheme, where a developer offers one, is in that project's documents. Compare its price with the normal scheme's for the same unit.
A developer's payment scheme and a bank's bridging loan are separate arrangements, each with its own terms.
CDL has not announced Solano Grand's payment schemes. Do not assume a deferred scheme will be offered.
The normal payment schedule for a new EC
Stage
When it falls due
Share of the price
Booking (option)
Option fee on booking (HDB's process)
5%
Signing
Upon signing the agreement or within 9 weeks after the option date, whichever is later: 20% including the booking fee
15%
Foundation
Foundation work (with pile caps) completed
10%
Structure
Reinforced concrete framework completed
10%
Walls
Partition walls completed
5%
Roofing
Roofing or ceiling completed
5%
Fittings
Door and window frames in position; electrical wiring, internal plastering and plumbing completed
5%
Roads
Car park, roads and drains serving the project completed
5%
TOP
Within 14 days after receiving the TOP (or CSC) and notice that the building, roads, drainage and sewerage are complete and utilities connected
25%
Completion and CSC
The last 15%, at legal completion or on the Certificate of Statutory Completion, part held by the Singapore Academy of Law as stakeholder and released on the certificate and on the final payment date
The first two rows together are the 20% due by signing; the option fee is from HDB's process. A deferred scheme, where offered, is in the developer's own documents.
This guide is for
Buyers of a new EC comparing payment schemes
HDB owners deciding whether a deferred scheme helps them keep the flat during construction
It is not for
Buyers of resale ECs on the open market, who pay as for any completed home
What you need to decide
The developer's payment schemes and the price of your unit under each
Cash and CPF Ordinary Account savings for the first 20%
When your bank would disburse the loan under each scheme
If you own an HDB flat: when it must be sold, and any bridging finance deadline
Step by step
1
The normal schedule
When does each part of the price fall due?
The Executive Condominium Housing Scheme Regulations 2016 prescribe the sale and purchase agreement and its Payment Schedule. After the 5% option fee on booking, 20% of the price including that fee is due on signing or within 9 weeks after the option date, whichever is later. Each construction instalment is due within 14 days after the developer's notice that the stage is complete. 25% is due within 14 days after you receive the TOP (or CSC) and notice that the building and its services are complete, and the last 15% at completion or on the Certificate of Statutory Completion, part of it held by the Singapore Academy of Law as stakeholder and released on the certificate and on the final payment date.
2
What a deferred scheme changes
Which payments move, and to when?
A deferred scheme is not in the prescribed schedule. Where a developer offers one, its documents for that project say which payments are deferred, to which event, and whether the price differs from the normal scheme. Read them with your solicitor before you book.
The first payments HDB describes, the 5% option fee and the 15% balance downpayment, are in HDB's own process for buying an EC; check how the developer's scheme treats them.
3
How it is funded
Cash, CPF and the bank loan
The 5% option fee is paid by cashier's order, cheque or bank transfer; the 15% by CPF Ordinary Account savings or cash; stamp duty and legal fees on top, by cash or CPF. Later instalments are paid from CPF, cash or the bank loan. Under the normal schedule they fall due during construction, so ask your bank when it would disburse each part and when repayments start.
Any difference in price between the schemes is part of the comparison: a lower instalment burden during construction against what the unit costs in total.
4
First-time buyers
Does a deferred scheme help you?
A first-time buyer has no flat to sell. The questions are the cash and CPF for each instalment and where you live until the keys. What first-time buyers can prepare has the checklist.
5
HDB owners
Does a deferred scheme help you keep the flat?
For an HDB owner, the timing of the larger payments sets when the money from the flat's sale is needed. The flat must still be sold within 6 months of key collection, and any bridging finance has its own deadline. Buying an EC before selling your HDB sets out the funding and the dates.
Official rules
Key rules and policies
The prescribed payment schedule
The sale and purchase agreement for an EC is in a prescribed form, with 20% (including the booking fee) on signing or within 9 weeks after the option date, whichever is later, then instalments as construction stages are completed, 25% after TOP and 15% at completion.
A 5% option fee on booking, then the 15% balance downpayment within the time stated in the Option to Purchase, by CPF Ordinary Account savings or cash. Stamp duty and legal fees are on top.
How the two arrangements combined in one move: the owners at 635B Senja Road bought at Copen Grand under the developer's Deferred Payment Scheme and, separately, took an EC bridging loan, and kept living in their flat while the EC was built. The flat then had to be sold in time to repay the bridging loan. 635B Senja Road to Copen Grand records it. That was Copen Grand's scheme at the time; it says nothing about the schemes another project will offer.
CDL's update of 20 May 2026 said the EC policy changes announced on 8 May 2026 would not affect its two EC projects. That does not say which payment schemes they will offer.
A consortium of UOL, SingLand and CapitaLand placed the top bid of $1.425 billion, or $1,537 per square foot per plot ratio, for the New Upper Changi Road site.
For parents planning a move before Primary 1 registration, James sets out the full timeline: sell, buy, move and settle in, all before registration opens.
Buyers often ask whether to take a bigger 2-bedroom in one location or a smaller 3-bedroom further out.
@property.elites.clique · Posted 10 Feb 2026
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Frequently asked questions
Is a Deferred Payment Scheme set by law?+
No. The law prescribes the normal Payment Schedule in the EC sale and purchase agreement. A deferred scheme, where offered, is in the developer's own documents.
Will Solano Grand offer a deferred scheme?+
CDL has not announced Solano Grand's payment schemes.
Is a bridging loan part of the payment scheme?+
No. It is a bank's loan with its own terms and repayment date, separate from the developer's scheme.
Limitations
No official page read on 20 October 2026 sets out the terms of a Deferred Payment Scheme, so none are given here; the developer's documents govern. No price difference between schemes is quoted.
CDL Homes (City Developments Limited) · Period: Page modified 18 Sep 2026 · Extracted 20 Oct 2026
No payment scheme stated for Solano Grand.
Wong Say Tian (James) · CEA Reg. No. R007728G · +65 9696 9567 · PropNex Realty Pte Ltd · Licence No. L3008022J
General information only, not financial, legal or tax advice. Figures reflect the data period shown and may since have changed; your own circumstances will differ. Full disclaimer.
Confirmed: Solano Grand, a 99-year EC at Senja Close, Bukit Panjang. HDB's tender closed on 5 August 2025 and URA's land sales map records the award to CDL Constellation Pte. Ltd.
Published 19 Oct 2026
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