Highest bid at S$732 psf ppr — All you need to know about the future Miltonia Close EC in Yishun

The future executive condominium (EC) at Miltonia Close is shaping up to be one of the most meaningful northern launches in the coming years. It brings back a new EC option to the area after nearly a decade, filling a clear supply gap while tapping into strong upgrader demand across the North.

Miltonia Close GLS tender result

The Housing & Development Board (HDB) launched the EC site at Miltonia Close for public tender on 23 December 2025. This marked the fifth and final EC plot on the GLS Confirmed List for the year. The site spans 15,451.2 sqm and comes with a maximum gross floor area of 43,264 sqm, which can yield around 430 units.

The GLS tender closed on 14 April 2026, drawing a total of three bids. Hoi Hup Realty submitted the highest offer at S$340.85 million, which translates to about S$732 psf per plot ratio (psf ppr).

While participation came in at the lower end of earlier expectations, the top bid of S$732 psf ppr still landed at the upper bound of market projections. The spread between bids also reveals a clear divergence in views. The gap between the top and second bid stands at about 9.2%, while the difference between the second and third bids is much tighter at around 2.1%. This suggests that Hoi Hup Realty was willing to price the site more aggressively, while the other bidders aligned more closely on a conservative valuation.

This stronger conviction likely stems from the area’s underlying demand fundamentals. Between 2020 and 2027, more than 11,000 flats in the surrounding area will reach their Minimum Occupation Period (MOP). This creates a steady pipeline of upgrader demand, as many households look to move into larger homes with full facilities while staying within a familiar neighbourhood. Demand from nearby towns such as Sembawang and Woodlands will also support this pool, given similar upgrader trends across the North.

Before the tender closed, most analysts expected between two and six bids, alongside land rates in the range of S$650 to S$750 psf ppr. The final outcome falls neatly within those projections. The lower bid count, however, reflects a more cautious stance from developers, especially with a growing EC pipeline across the North. Several EC sites have already been awarded, such as Senja Close and Woodlands Drive 17, with more to come under the 1H2026 GLS Confirmed List.

A rare EC opportunity returns to Yishun

While most of the upcoming EC launches are concentrated in the northern region, the Miltonia Close GLS stands out simply because it is the only new EC site in Yishun. With space for around 430 units, the plot enters the EC market at a time when demand remains solid and available stock has thinned out — the most recent EC launch in Yishun, North Gaia, sold out earlier in 2025.

One of the strongest features of this site is its setting. Miltonia Close EC plot sits next to Orchid Country Club, in a quiet enclave away from Yishun’s denser clusters. This gives the future development something very few ECs can offer: unblocked views of Lower Seletar Reservoir and green, open spaces.

With the top bid coming in at S$732 psf ppr, early estimates suggest that the future EC project could see average selling prices crossing S$1,800 psf.

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For homeowners who enjoy a quieter living environment and appreciate a more natural backdrop, this location stands out immediately. However, the trade-off is its distance from the MRT. The nearest station, Khatib MRT, is six bus stops away. Still, connectivity remains manageable with direct bus routes and a short walk to nearby eateries and conveniences.

Buyers who prioritise serenity, outdoor space and scenic surroundings often see strong value in this type of location. The everyday environment plays a big role in long-term satisfaction, and Miltonia Close offers a calmer lifestyle that many families are actively seeking.

Families indeed form the core buyer group for ECs, and Miltonia Close offers them a well-rounded environment. Several reputable schools sit within a 2km radius, including Naval Base Primary School, Northland Primary School, and Chung Cheng High School. Access to these schools strengthens the appeal for households planning ahead for their children’s education.

The combination of nature views, quiet surroundings, and strong school access makes the future EC at Miltonia Close particularly attractive to long-term owner-occupiers. These elements contribute to better liveability and are factors that many upgrader households place above proximity to rail transport.

Read more: Upcoming Executive Condo (EC) sites in 2026, which new EC should you go for?

Transformation around Orchid Country Club

One of the biggest catalysts for long-term growth in the area is the transformation of Orchid Country Club. Its lease expires in 2030, and the large site will be rezoned for residential use based on the URA 2025 Master Plan.

This changes the entire identity of the precinct. Instead of a private country club, the area will evolve into a new residential neighbourhood with amenities planned to support future residents. The Miltonia Close EC will be the first development beside this new housing area, making it the early anchor project in what could become a completely refreshed district.

Early buyers often benefit from such transitions, especially when infrastructure, public spaces and community facilities start to build up around them. The scale of the future redevelopment means this part of Yishun is entering a new growth cycle that could play out across the next 10 to 15 years.

Yishun’s broader renewal under the 2025 Master Plan

Beyond the Orchid Country Club zone, Yishun itself is experiencing meaningful change. The upcoming Chencharu housing precinct is set to introduce more homes, parks and community spaces. Plans to repurpose the Yishun Industrial Estate along the riverfront hint at a more vibrant, lifestyle-oriented corridor in the future.

These improvements signal that Yishun’s appeal will widen over time — not just for long-time residents, but also for younger families and hybrid workers looking for homes with green surroundings and upgraded facilities.

All these enhancements contribute to rising confidence among developers and future homebuyers. When a town is being renewed in stages, new homes that enter early tend to benefit from stronger long-term demand. Miltonia Close EC positions itself neatly within this momentum.

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