The EC site at Miltonia Close can be developed into a new project with 430 units (Source: EdgeProp Landlens)
The tender for the Government Land Sale (GLS) site at Miltonia Close opened on Dec 23 and is scheduled to close on Apr 14, 2026. It is the second executive condominium (EC) site to be launched for tender under the Confirmed List of the 2H2025 GLS programme, and the fifth — and final — EC plot on the Confirmed List for the whole of 2025, says Wong Siew Ying, head of research and content at PropNex.
Located in the Yishun planning area, the site spans 15,451 sq m (166,315 sq ft) and has the potential to yield about 430 residential units. It is six bus stops from Khatib MRT Station on the North-South Line, and within a 10-minute walk of several eateries.
“Developers’ bid prices may be measured, as the Miltonia Close EC site is not particularly near an MRT station, which may potentially limit its appeal to some homebuyers who value strong transport connectivity,” notes Wong.
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The site is located in a quiet neighbourhood beside Orchid Country Club, and enjoys views of greenery and water at Lower Seletar Reservoir. “While the site is not within walking distance of an MRT station, it is located near Lower Seletar Reservoir, which may appeal to homebuyers seeking a more tranquil living environment close to greenery and water bodies,” says Justin Quek, deputy group CEO of Realion Group (OrangeTee & ETC).
Schools located within a 2km radius include Naval Base Primary School, Northland Primary School and Chung Cheng High School (Yishun), which could make the upcoming project attractive to families, adds Quek.
The lease for Orchid Country Club is set to expire in 2030, says Eugene Lim, key executive officer of ERA Singapore. Under the Urban Redevelopment Authority’s 2025 Master Plan, the site will be rezoned for residential use, subject to detailed planning. “The future transformation could add housing and amenities to better serve residents in the precinct,” he adds.
The Miltonia Close EC site will be the first residential development next to the new housing area planned on the Orchid Country Club site. The last EC launched in the vicinity was The Criterion in 2015. “As such, it has been around 10 years since a new EC site was offered in this area,” says Mark Yip, CEO of Huttons Asia.
Yishun itself is undergoing significant transformation, with the upcoming Chencharu housing precinct and plans to repurpose parts of the Yishun Industrial Estate along the riverfront, adds ERA’s Lim. These enhancements are expected to spur demand and increase interest in homes in the area.
Lim expects the future EC development to attract HDB upgraders from Yishun as well as neighbouring towns such as Sembawang and Woodlands. Between 2020 and 2027, more than 11,000 three-room and larger flats in Yishun are expected to reach their minimum occupation period (MOP), creating a sizeable pool of potential upgraders.
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The 616-unit North Gaia — the most recent EC development in Yishun — sold out earlier in 2025 and has since been fully completed. “Across the broader EC market, available stock remains tight, with only a limited number of units remaining at Otto Place,” says Lim. “A new EC in Yishun would help address this supply gap and meet strong upgrader demand in the northern region.”
The North Gaia EC site at Yishun Avenue 9 was sold for $576 psf per plot ratio (psf ppr) in November 2020. Prior to that, the last two EC plots sold in Yishun were in 2014, at Yishun Street 51 Parcels A and B, which were developed into the 505-unit The Criterion and the 525-unit Signature at Yishun, respectively. Both sites are located near the Miltonia Close EC plot, PropNex’s Wong notes.
Three other EC sites in the North awarded in 2025 are slated for launch in 2026 or 2027 — at Senja Close, Woodlands Drive 17, and Sembawang Road. These sites attracted an average of 4.7 bids each, with the record EC GLS land rate of $782 psf ppr set by the Woodlands Drive 17 site, says Wong.
In addition, two more EC sites in the North are included on the 1H2026 GLS Confirmed List, at Canberra Drive and Sembawang Drive.
“With a steady pipeline of EC launches in the North, developers are expected to take a more measured approach to site selection, timing, pricing and project positioning,” says Lim. “As multiple projects compete for a finite pool of EC buyers, strategic pricing and targeted marketing will be essential to drive sales in an increasingly competitive northern EC market.”
At the same time, this could present an opportunity for newer or smaller developers seeking to enter Singapore’s property development scene, given the lower overall land price quantum required, he adds.
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Despite the broader EC pipeline in the North, the Miltonia Close plot remains the only EC site in Yishun. This offers developers a rare opportunity to reintroduce EC supply to the town and tap into pent-up upgrader demand. As such, Lim expects land bids to come in above $700 psf ppr.
Meanwhile, Quek expects the tender to attract two to four bids, with land rates ranging between $650 psf ppr and $750 psf ppr.
“Buyers staying in the North will have plenty of options in 2027, with two EC projects at Woodlands Drive 17 and another along Sembawang Road,” says Huttons’ Yip.
He therefore expects the site to draw between three and six bids, with the top bid ranging from $680 psf ppr to $730 psf ppr.
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