Miltonia Close EC, Yishun's First New EC Site Since North Gaia

Miltonia Close EC key facts

Developer

Hoi Hup Realty

Location

Miltonia Close, off Yishun Avenue 1, District 27. Unit address not announced

Name

The project name is not announced yet

Type

Executive condominium (EC)

Tenure

99-year leasehold

Homes

About 430 (HDB estimate); Hoi Hup plans about 450

Site

15,451.2 sqm (about 166,315 sq ft), plot ratio 2.8

MOP

5 years, under the older EC rules

Income ceiling

S$16,000 a month (household)

Nearest MRT

Khatib (North-South Line), about 2km by bus

Bedroom types

Once released

Prices

Once released

Preview and booking

Once announced

Last updated

30 Oct 2026

Miltonia Close EC price list and prices nearby

Hoi Hup has not released the price list, so there is no price to quote yet. ECs are usually priced below nearby private launches; the price list will show by how much.

Recent EC launch prices

These are other ECs, not Miltonia Close EC's prices, and none is a forecast for it.

What the land cost

Land prices are the developers' cost, not selling prices.

Your loan may cap what you can buy before the price does. At the S$16,000 income ceiling, the 30% mortgage servicing limit at a 4% stress rate allows a loan of about S$1.0M, so most buyers bridge the rest with cash, CPF or the sale of their flat.

How you pay for Miltonia Close EC

An EC bought from the developer is paid for in stages while it is built. You pay 5% in cash to book, 15% when you sign the Sale and Purchase Agreement, and the rest as the building goes up. A bank loan covers up to 75% and is drawn down the same way, so the monthly instalments start small.

The standard schedule for homes under construction; the exact stages are in your Sale and Purchase Agreement. Stamp duty and legal fees are paid on top.

Loans for an EC

• EC buyers use bank loans, not HDB loans
• Until TOP, the monthly mortgage can't be more than 30% of the household's gross monthly income, and all debts together no more than 55%
• Banks test what you can afford at a 4% interest rate, whatever the actual rate
• So at the S$16,000 income ceiling, a price above about S$1.34 million needs more cash or CPF than the usual 25%

Stamp duty

Charged on the price or the market value, whichever is higher. Tax rules can change, so check your own figure with your bank or lawyer.

Miltonia Close EC floor plans and unit mix

About 430 homes are planned by HDB's estimate, and Hoi Hup plans about 450 in blocks of roughly 18 to 20 storeys; final numbers are subject to approval. The bedroom types, sizes, floor plans and facilities come with the e-brochure.

Miltonia Close EC e-brochure

The Miltonia Close EC e-brochure isn't released yet. The developer releases it at the preview, with the floor plans, sizes and facilities.

Miltonia Close EC location: Lower Seletar, Yishun

The site sits in a quiet enclave beside Orchid Country Club, close to Lower Seletar Reservoir, with completed private condos Skies Miltonia and The Miltonia Residences nearby.

Getting around

Khatib MRT on the North-South Line is about 2km away, around six bus stops; it is not within walking distance. Yishun MRT and Northpoint City are one stop north. Drivers have the Seletar Expressway, linking to the Central Expressway, about a 20-minute drive to the city, traffic permitting.

Schools in the area

School distances will be checked once the block addresses are known. Proximity never guarantees admission.

Food and daily needs

Northpoint City, next to Yishun MRT, is the place for the big shop, dining and errands.

Parks and nature

Lower Seletar Reservoir Park runs along the reservoir's northern edge, with water sports rental and sunrise views over the water, and Orchid Country Club's greens sit beside the site.

What's planned for the area

• Orchid Country Club's land, earmarked for housing after its lease ends on 31 December 2030
• Chencharu, west of Khatib MRT, planned for more than 10,000 homes by 2040

Good to know

No view is guaranteed. Orchid Country Club's land beside the site is earmarked for housing after 2030, so today's open outlook will change.

Who this location suits

Families who want a calm, green setting and are happy with a bus ride or a short drive to the MRT.

Who can buy Miltonia Close EC

An EC is for eligible Singapore families who meet HDB's conditions. The tender closed on 14 April 2026, before the 8 May 2026 EC rule change, so the older rules apply.

• A 5-year minimum occupation period, and full privatisation after 10 years
• A household income ceiling of S$16,000 a month for this site
• First-timer families get priority for 70% of units in the first month
• The Deferred Payment Scheme is allowed; whether it is offered comes with the launch
• Eligible first-timers may qualify for the CPF Housing Grant

The whole unit cannot be rented out during the MOP. Confirm all conditions with the developer and HDB before booking.

The developer: Hoi Hup Realty

Hoi Hup Realty was founded in 1983 and has built over 7,000 homes. Its ECs include Hundred Palms Residences, which sold all 531 homes within a day in 2017, Parc Canberra in Sembawang, Novo Place, fully sold in about eight months, and Otto Place in Tengah, over 91% sold within a month of its July 2025 launch. Miltonia Close is a solo Hoi Hup bid.

Questions worth asking at the preview

• The site plan, and which blocks face Orchid Country Club
• Whether the Deferred Payment Scheme is offered, and at what premium
• The bedroom mix and facilities
• The expected TOP date and maintenance fees

Miltonia Close EC launch timeline

1. 14 April 2026The tender closes, before the 8 May 2026 EC rule change
2. 21 April 2026HDB awards the site to Hoi Hup Realty, the top of three bids
3. Not yet announcedPreview, prices and e-applications
4. 31 December 2030Orchid Country Club's lease ends; its land is earmarked for housing
5. Not announcedCompletion (TOP)

Miltonia Close EC FAQ

More about Miltonia Close EC

About Miltonia Close EC

A new Yishun EC on the older 5-year MOP rules, close to Lower Seletar Reservoir and beside Orchid Country Club. By Hoi Hup Realty, whose EC portfolio includes Hundred Palms Residences, Parc Canberra, Novo Place and Otto Place. Miltonia Close EC brings a new executive-condo option to this quiet corner of Yishun, with full privatisation after 10 years. Here is why this upcoming launch is worth a close look.

What you're buying

Miltonia Close EC is a planned 99-year executive condominium by Hoi Hup Realty Pte Ltd at Miltonia Close in Yishun, District 27. Hoi Hup plans about 450 homes in blocks of about 18 to 20 storeys. The land covers 15,451.2 sq m, with a maximum gross floor area of 43,264 sq m.

An executive condominium is a privately developed home sold under HDB's EC eligibility rules. For Miltonia Close EC, buyers must qualify under an HDB scheme, include at least one Singapore Citizen in the family and remain within a S$16,000 monthly household income ceiling. The offer is aimed at qualifying households buying a home to live in.

ECs usually launch below nearby new private condos. The restricted pool of eligible buyers is part of that public-private model. Miltonia Close EC combines that model with the older occupation rules, giving eligible families a new EC in Yishun with a shorter MOP than ECs tendered under the newer framework.

Location

A quiet Yishun setting beside Orchid Country Club

Miltonia Close EC is beside Orchid Country Club and close to Lower Seletar Reservoir, in a quiet neighbourhood within Yishun. The setting is the central location attraction: a new EC in the Lower Seletar corner of an established northern town.

For families who want to remain in Yishun while moving into a different residential setting, Miltonia Close EC offers a specific alternative to the town-centre address. The reservoir and country-club surroundings define this part of the neighbourhood, giving the home search a clear focus on setting as well as EC eligibility.

About 2 km from Khatib MRT

Miltonia Close EC is about 2 km from Khatib MRT on the North-South Line, around six bus stops away. Yishun MRT, beside Northpoint City, is one stop north of Khatib. The North-South Line connects the area with Orchard and the CBD.

Northpoint City gives the rail journey a named shopping destination within Yishun itself. From Khatib, the next station north serves Yishun MRT and Northpoint City together, while the same line also provides the route towards central Singapore. The transport arrangement combines a bus connection to Khatib with the established North-South Line.

Seletar Expressway and Central Expressway

The Seletar Expressway links with the Central Expressway, adding a road connection towards the city to the Miltonia Close EC location. For households that drive, the expressway link complements the Khatib rail connection and supports a home search centred on the Lower Seletar setting.

Lower Seletar Reservoir's Family Bay

Lower Seletar Reservoir's Family Bay has a jetty, shelters, a 1.3 km jogging track and water-sports access. These are specific outdoor features around the reservoir, giving the nearby water a recreational role beyond its place on the map.

The jogging track offers a defined route for exercise, while the jetty and water-sports access give Family Bay a different appeal from a conventional residential green. For a household that values outdoor recreation, Lower Seletar Reservoir is a concrete reason to choose this part of Yishun.

School

A new home while staying connected to Yishun

For families whose children already study in Yishun, Miltonia Close EC offers a route to a new home within the same town. Staying with an existing school preserves familiar teachers and classmates while the family moves into an EC. The appeal is continuity through a housing upgrade.

Primary 1 registration uses home-to-school distance as part of its priority framework, with the individual home address determining the applicable distance. School admission follows the registration rules. For established Yishun families, the wider attraction is remaining rooted in the town where the children already learn and the family already has connections.

Why this project?

The older 5-year MOP

The Miltonia Close EC tender closed on 14 April 2026, before the 8 May 2026 change to EC rules. Miltonia Close EC therefore retains a 5-year minimum occupation period, or MOP. EC land tendered from 8 May 2026 falls under a 10-year MOP instead.

That is five fewer years in the compulsory occupation period. For an eligible family buying a home for its next stage, the shorter MOP brings the option to sell forward by five years. This is a policy distinction tied to the land tender date, built into the Miltonia Close EC proposition.

Canberra Drive EC provides a named northern comparison. Awarded on 15 October 2026, Canberra Drive EC comes under the newer rules. Miltonia Close EC retains the older framework even though both projects form part of the next wave of northern EC homes.

Full privatisation after 10 years

Miltonia Close EC reaches full privatisation after 10 years under the older rules. For EC land tendered under the newer framework, full privatisation comes after 15 years. The earlier privatisation milestone sits alongside the shorter MOP, bringing both stages forward by five years.

After the MOP, EC resale buyers face no household income ceiling. During the first 10 years after TOP, resale buyers must be Singapore Citizens or PRs. For Miltonia Close EC, the older framework sets a clear progression from an eligibility-controlled new purchase towards full privatisation.

70% first-timer allocation in the first month

Under the older rules applying to Miltonia Close EC, 70% of homes are allocated to first-time families in the first month. That puts first-timer priority into the launch framework, alongside the S$16,000 household income ceiling and the requirement to qualify under an HDB scheme.

For eligible first-time families, the project brings that allocation together with a new Yishun address. Singapore Citizens buying their first home also pay no Additional Buyer's Stamp Duty, giving the first-home purchase a different tax position from a second residential purchase.

The older framework permits deferred payment

The older EC framework applying to Miltonia Close EC permits the Deferred Payment Scheme. The newer framework for land tendered from 8 May 2026 removes that scheme. This is another distinction between the older-rule and newer-rule EC batches, alongside the MOP and privatisation timelines.

An upgrade without selling the HDB flat first

Eligible HDB upgraders can retain their existing flat while the EC is being built, with disposal required within six months of collecting EC keys. That sequence supports the move from an existing HDB home to a newly completed EC, placing the flat-sale deadline after key collection.

For a family already established in Yishun, that is a practical part of the upgrade proposition. Miltonia Close EC offers a new home in the same town, with the existing HDB home retained through construction and the required disposal following the handover.

A Yishun EC after North Gaia

North Gaia, the previous EC launch in Yishun, sold out in 2025. Miltonia Close EC brings another new EC opportunity to the town, with Hoi Hup's April 2026 land award marking the next project in this part of the northern EC market.

For households whose main requirement is to remain in Yishun, that local sequence matters. Miltonia Close EC brings the EC option back into the home search within the town itself, alongside the distinctive Lower Seletar location and older occupation rules.

A bank-financed home for eligible households

EC purchases use bank financing. The Mortgage Servicing Ratio caps monthly housing repayments at 30% of gross income within the MOP, while the Total Debt Servicing Ratio caps total debt repayments at 55%. For Miltonia Close EC, the purchase framework brings these lending limits together with the S$16,000 household income ceiling.

The neighbours

North Gaia: Yishun's preceding EC launch

North Gaia launched at an average of about S$1,302 psf and sold out in 2025. Psf means price per square foot of a home's floor area. North Gaia gives Miltonia Close EC a named Yishun EC benchmark, with a completed sales history preceding the new land award.

The local connection is the important part of that history. North Gaia represents the previous opportunity to buy a new EC in Yishun; Miltonia Close EC is the next project in the town's EC pipeline. The new offering adds the Lower Seletar setting and Hoi Hup's development record to that local story.

Northern EC land benchmarks

Sembawang Road EC was awarded in September 2025 at about S$692 psf ppr. Woodlands Drive 17 EC, awarded to Sim Lian in January 2026, recorded about S$794 psf ppr. Canberra Drive EC was awarded in October 2026 at about S$825 psf ppr after 13 bids.

Psf ppr measures land cost per square foot of allowable floor area. These are land-tender benchmarks from named northern EC projects, giving context to the S$732 psf ppr paid for Miltonia Close EC. Together they place the Yishun award within the broader northern EC land market.

Who's building it

Hoi Hup Realty: established in 1983

Hoi Hup Realty was established in 1983 and has built more than 7,000 homes. Hoi Hup Realty Pte Ltd won the Miltonia Close EC land on 21 April 2026. The company brings a residential history that includes both executive condominiums and private homes.

Hundred Palms Residences: 531 homes sold in seven hours

Hundred Palms Residences in Hougang sold all 531 homes within seven hours of bookings opening on 22 July 2017. That gives Hoi Hup a specific EC launch result behind its track record, with the full project taken up on the first day.

Novo Place and Otto Place in Tengah

Hoi Hup and Sunway's Novo Place has 504 homes. Novo Place sold 57% on launch day in November 2024 and was fully sold by July 2025. Otto Place, another Hoi Hup and Sunway EC in Tengah, has 600 homes and sold 58.5% on launch day, 19 July 2025, reaching more than 91% within a month.

These dated results show Hoi Hup's recent participation in the new EC market, extending beyond Hundred Palms Residences. For a buyer choosing Miltonia Close EC, the company comes with multiple named EC projects rather than a single past launch.

Parc Canberra, Parc Central Residences and Rivercove Residences

Hoi Hup's EC portfolio with Sunway also includes Parc Canberra, Parc Central Residences and Rivercove Residences. Parc Central Residences sold 414 of its 700 homes, or 59%, on launch day in January 2021. The portfolio spans several EC launches and locations, giving the Miltonia Close EC developer a substantial history in this housing category.

Hoi Hup's recent private-condo projects include The Continuum, with 816 homes, and Terra Hill, with 270 homes, both launched in 2023. The residential portfolio therefore extends beyond ECs while retaining a clear record in the category relevant to Miltonia Close EC.

Three bids and a S$340.85 million award

Hoi Hup's winning bid for Miltonia Close EC was S$340,850,000. Three bids were submitted. The runner-up, a Hong Leong Holdings and TID joint venture, bid S$312 million, or about S$670 psf ppr. Hoi Hup's bid was 9.2% higher. A Forsea-led consortium submitted the third bid at about S$656 psf ppr.

The award followed the tender's launch on 23 December 2025 and close on 14 April 2026. Hoi Hup secured the land one week after the tender closed, establishing the developer and land investment behind the new Miltonia Close EC.

Future

North-South Corridor: 2027 and 2029 targets

The North-South Corridor viaduct from Admiralty Road West to Lentor Avenue has a 2027 opening target, followed by the tunnel to the ECP in 2029. The corridor forms part of the wider northern transport programme, adding a future road connection to the regional picture around Yishun.

Orchid Country Club land: lease ends in December 2030

Orchid Country Club's lease ends on 31 December 2030 and will not be renewed. The neighbouring land is earmarked for residential use in the Draft Master Plan 2025. That places the land beside Miltonia Close EC within the longer-term residential plans for this part of Yishun.

Chencharu: more than 10,000 homes planned by 2040

Chencharu, west of Khatib MRT, is planned for more than 10,000 homes by 2040. The precinct adds another major housing programme within Yishun, alongside the established town and the new EC opportunity at Miltonia Close.

Who it suits

You want to upgrade while staying in Yishun

If your family, school connections and existing home are in Yishun, Miltonia Close EC offers a new EC within the same town. You get the Lower Seletar setting and the older occupation framework while remaining rooted in the northern neighbourhood you know.

You value the shorter occupation period

If the flexibility to move after the MOP matters to your family, Miltonia Close EC retains the older 5-year rule. You reach that milestone five years sooner than under the newer EC framework, with full privatisation also coming earlier.

You are buying your first family home

If you qualify for a new EC and want your first home in the north, Miltonia Close EC brings first-timer allocation and a S$16,000 household income ceiling into a new Yishun launch. You have Hoi Hup's EC history behind the project and Lower Seletar Reservoir close to the address.

You put the setting first

If a quiet neighbourhood and access to reservoir recreation are central to your home search, Miltonia Close EC has a clear appeal. You get a Lower Seletar location beside Orchid Country Club, with Family Bay adding a named outdoor destination in the surrounding area.