Miltonia Close EC
Official Land Tender & Market Analysis for District 27’s upcoming waterfront Executive Condominium by Hoi Hup Realty.
Land Rate
$732 psf ppr
Estimated Units
~430 Units
Projected Launch
Est. $1,520 - $1,620
Frontage
Reservoir & Golf
Miltonia Close EC Factsheet at a Glance
Directly compiled from HDB Government Land Sales (GLS) documents, URA planning benchmarks, and developer disclosures.
| Project Name | Miltonia Close EC |
| Developer | Hoi Hup Realty |
| Location | Miltonia Close / Yishun Avenue 1, District 27 |
| Site Area | 15,451.2 sq m (~166,316 sq ft) |
| Gross Floor Area (GFA) | 43,264.0 sq m (~465,690 sq ft) |
| Gross Plot Ratio | 2.8 |
| Estimated Units | Approximately 430 residential units |
| Tenure | 99-Year Leasehold |
| Land Tender Price | $340.8 million ($731.8 / ~$732 psf ppr) |
| Breakeven Estimate | ~$1,320 – $1,370 psf |
| Projected Launch Price | Est. $1,520 – $1,620 psf average |
| Regulatory Status | Pre-May 2026 EC rules 5-Year MOP (DPS Eligible) |
| Income Ceiling | $16,000 gross monthly household cap |
| Nearest Transit | Khatib MRT (NS14) & Yishun MRT (NS13) via Feeder Bus |
| Primary Schools (1–2km) | North View, Huamin, Northland, Naval Base |
| Expected Launch Window | 2026 / 2027 (Subject to developer notice) |
The Northern Region’s Most Anticipated Waterfront EC
Executive Condominiums remain Singapore’s most reliable vehicle for middle-income capital growth. They grant qualified citizens entry at subsidized land rates while retaining the ultimate trajectory of full private condominium market parity.
Low-Density Waterfront Living
Positioned along Miltonia Close, the site avoids high-density concrete clusters. Front-facing units overlook Lower Seletar Reservoir, Lower Seletar Reservoir Park, and the manicured golf greens of Orchid Country Club.
Pre-May 2026 EC rules: 5-Year MOP & DPS
Under the EC rules for land tendered before 8 May 2026, Miltonia Close EC features the standard 5-year Minimum Occupation Period and Deferred Payment Scheme (DPS) accessibility, providing unmatched capital liquidity.
Strong HDB Upgrader Pool
Yishun has had no fresh EC launches since North Gaia in 2022. Thousands of surrounding BTO owners have crossed their 5-year MOP with substantial equity ready for reinvestment.
Connectivity, Nature Frontage & Priority Education
Living at Miltonia Close provides a balanced lifestyle: tranquil reservoir frontage coupled with direct arterial access across the island.
Transit & Expressways
Khatib MRT, Yishun MRT & North-South Corridor
Yishun Avenue 1 features dedicated bus stops right by the estate boundary. Commuters reach Khatib MRT Station (NS14) or Yishun MRT Station (NS13) in 4 to 6 bus stops—approx. 10 to 12 minutes. From Khatib, rail commutes reach Orchard in 22 minutes and City Hall in 32 minutes.
North-South Corridor (NSC) Impact:
Singapore's first multi-modal corridor will slash driving and express bus journeys to the Central Business District by 10 to 15 minutes during morning peak hours.
Nature & Lifestyle Frontage
Lower Seletar Reservoir & Park Connector
Directly opposite the site lies Lower Seletar Reservoir Park. Residents enjoy kayak rentals at the PA Water-Venture centre, family fishing jetties, and continuous park connectors extending eastward to Rower’s Bay and Coney Island.
Orchid Country Club Post-2030 Catalyst:
The 160-hectare golf course lease runs through December 2030. Under the URA Master Plan, this parcel transitions into a modern residential and commercial waterfront hub, injecting new amenities and sustained long-term capital appreciation.
Primary School Distance Hierarchy (MOE Priority Admission)
- North View Primary School (Walking proximity)
- Huamin Primary School
- Northland Primary School (Premier academic track record)
- Naval Base Primary School
- Secondary: Orchid Park Secondary, Chung Cheng High (Yishun)
Miltonia Close EC Location Map
Junction of Miltonia Close and Yishun Avenue 1 (District 27), directly facing Lower Seletar Reservoir.
Developer Background: Hoi Hup Realty
Hoi Hup Realty clinched the Miltonia Close parcel at $340.8 million ($732 psf ppr). With more than four decades of dedicated residential building in Singapore, Hoi Hup is synonymous with efficient layout engineering and consistent construction delivery.
Hundred Palms Residences
Sold out all 531 units in just seven hours on balloting day, setting a benchmark for floor plan efficiency and market trust.
Parc Central Residences
Award-winning Tampines EC renowned for contemporary club facilities, efficient dumbbell layouts, and solid resale appreciation.
Novo Place (Tengah)
High-demand modern smart-home EC that validated Hoi Hup's premium specifications and quality craftsmanship.
Pricing Analysis, Land Bid Math & Capital Arbitrage
We evaluate the actual arithmetic behind the developer's land bid to establish realistic entry pricing and downstream exit profit cushions.
Cost-to-Breakeven Calculation
The 30% Entry Gap vs. Suburban Private Condos
New launch private condominiums in the Outside Central Region (such as Lentor Modern, Lentoria, and Hillock Green) transact in the $2,100 to $2,350+ psf bracket.
Entering at ~30% below comparable private properties protects downfalls during market corrections while ensuring capital gains upon MOP.
Buyer Eligibility, Payment Schemes & Financing
Verify your compliance with HDB criteria before committing funds.
At least one applicant must be a Singapore Citizen (SC). At least one co-applicant must be SC or Singapore PR.
Gross monthly household income must not exceed $16,000 based on 12 months' verified pay slips.
Former private property owners must have disposed of their property at least 30 months prior to e-application.
HDB allocates 30% of total units to second-timer upgraders on balloting day. Early registration is vital.
Financing Options: Normal Progressive (NPS) vs. Deferred Payment Scheme (DPS)
Normal Progressive Scheme (NPS)
Standard- • Disbursements occur at each construction phase (Foundation, Superstructure, Walls, Roofing).
- • Monthly mortgage starts minimal and grows in tandem with construction progress.
- • Lower cumulative loan interest paid across the build duration.
- • Best suited for first-time buyers living rent-free or with liquid cash reserves.
Deferred Payment Scheme (DPS)
For HDB Upgraders- • Pay 20% downpayment upon signing the Sale & Purchase Agreement (5% Cash + 15% CPF/Cash).
- • Remaining 80% is deferred until Temporary Occupation Permit (TOP) and Notice of Vacant Possession.
- • No dual-mortgage payments: Continue servicing your existing HDB flat loan without financial stress.
- • Carries a 2% to 3% price premium over standard NPS pricing.
Frequently Asked Questions About Miltonia Close EC
Straightforward, fact-verified answers for prospective homeowners and upgraders.
Miltonia Close EC is slated to launch for public e-application in 2026/2027 following mandatory site preparation and regulatory approvals. Registered buyers will receive early access to the official e-brochure, floor plans, and VIP showflat preview slots before public balloting day.
Secure Your Priority Slot for Miltonia Close EC
Second-timer allocations are restricted to 30% of total units. Early registration ensures your CPF Housing Grant qualification, MSR borrowing limit, and HDB documentation are prepared well before e-application closes.
* Zero developer sales commission payable. VVIP registration guarantees direct developer price list release.
Important Disclaimer
All property information, images, renderings, floor plans, pricing, and specifications displayed on this page are provided by the respective developers for illustration purposes only and do not constitute any offer, representation, or warranty of any kind. Huttons Asia Pte Ltd (CEA Licence No. L3008899K) holds no legal responsibility for any inaccuracies, omissions, or changes to the information provided. All materials, finishes, and specifications are subject to the developer's discretion and may change without prior notice. Floor areas are approximate and subject to final survey. Pricing is indicative and subject to change. Prospective buyers should conduct their own due diligence and verify all details directly with the respective developers before making any property-related decisions.