Commentary on the opening of the tender for land parcel at Miltonia Close (EC)

SINGAPORE, 23 December 2025 – The tender for the Government Land Sale (GLS) site at Miltonia Close opened on 23 December 2025 and is scheduled to conclude on 14 April 2026.

The site, located in the Yishun planning area, spans an estimated 15,451 sqm with a potential yield of 430 residential units. 

Location attributes

“The Miltonia Close site is situated beside Orchid Country Club, offering scenic views of Lower Seletar Reservoir. Tucked within a quieter pocket of the neighbourhood, the site presents desirable attributes, including greenery, waterfront vistas and a serene environment away from traffic. Future residents can look forward to a tranquil living environment, away from the hustle and bustle of the city", said Eugene Lim, Key Executive Officer, ERA Singapore. 

The lease for Orchird Country Club is set to expire in 2030, and under the URA 2025 Master Plan, the site will be re-zoned for residential use, subject to detailed planning. This future transformation could introduce additional housing and amenities to better serve residents in the precinct.

Although not directly beside an MRT station, the site enjoys easy connectivity - just six bus stops from Khatib MRT Station. Additionally, it is within a 10-minute walk to several eating houses, ensuring residents have convenient transport options and access to everyday amenities.”

Masterplan Development in Yishun

“Yishun is undergoing a significant transformation, with the up-and-coming Chencharu housing precinct and plans to repurpose the Yishun Industrial Estate along the riverfront. These enhancements are expected to spur demand and draw interest for homes in Yishun.”

Buyer Demand 

“Demand for the future EC development is expected to come primarily from HDB upgraders in Yishun, with additional interest likely from nearby northern towns, such as Sembawang and Woodlands. Between 2020 and 2027, more than 11,000 three-room and larger flats in Yishun will reach MOP, creating a sizeable pool of potential upgraders. 

North Gaia, the most recent EC development in the North, sold out earlier in 2025. Across the broader EC market, available stock remains tight, with only a limited number of units at Otto Place still on the market. A new EC in Yishun would help address this supply gap and cater to the strong upgrader demand in the northern region.  

Three other EC sites in the North have already been awarded and slated for launch in 2026/2027. In addition, two more EC sites in the region are included in the 1H 2026 GLS Confirmed List. With several upcoming options sharing similar locational attributes, buyers may take more time to assess their choices, which could spread demand across the various projects.”

Developers’ Interest

“Market sentiment remains upbeat, buoyed by the strong sales performance across 2025 launches. This momentum is likely to prompt developers to begin replenishing their land banks. 

There is also a significant pipeline of EC supply in the North, including the awarded sites at Woodlands Drive 17 and Sembawang Road, as well as two upcoming plots at Canberra Drive and Sembawang Drive under the 1H 2026 GLS Confirmed List.

With a steady pipeline of EC launches in the North, developers are expected to take a more calibrated approach in assessing timing, pricing, site selection and project positioning. As multiple projects vie 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. 

However, this could present an opportunity for new or smaller developers looking to enter Singapore’s property development scene, given the lower overall land price quantum required. 

Despite the broader pipeline of EC projects in the North, the Miltonia Close plot is the only EC site in Yishun. This offers developers a rare chance to reintroduce EC supply to the town and capture strong upgrader demand. As such, land bids could trend upwards of $700 psf ppr."

For media enquiries, please contact:

Lisha Rodney

Public Relations Manager, ERA Singapore

Email: [email protected]

Disclaimer

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