The site, which can yield approximately 430 units, is situated over 1.5km from Khatib MRT Station. “While the site is not near an MRT station, it is a short bus ride to Khatib MRT Station, which will see the development of a new mall at Chencharu Close,” notes Mark Yip, CEO, Huttons Asia. “There will be more amenities when this precinct is developed in the coming years.”
The site is also located near several schools within a 2km radius, including Naval Base Primary School, Northland Primary School and Chung Cheng High School (Yishun).
While the top bid of $732 psf ppr is the highest for all EC plots in Yishun Planning Area to date, it is about 7.8% below the $794 psf ppr bid submitted for the Woodlands Drive 17 plot in the vicinity. The site was awarded to Sim Lian Group in January.
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With recent sites already awarded in Woodlands and Sembawang — and additional parcels at Canberra Drive (expected to be launched for sale in May) and Sembawang Drive (slated for June) scheduled for release — developers are likely to be more mindful of the cumulative supply entering the market over the next few years in the North, says Mohan Sandrasegeran, head of research and data analytics at Singapore Realtors Inc (SRI).
EC supply in the North alone could reach about 1,625 units by 2027, based on current available information, underscoring the scale and momentum of upcoming developments in the region, notes Sandrasegeran.
“In this context, bidding behaviour was likely more calibrated and forward-looking. Rather than competing aggressively for a single land parcel, developers may be pacing their land acquisitions, taking into account future opportunities and the need to position their projects competitively within a growing cluster of EC developments,” he adds.
The last EC launch in Yishun, North Gaia, was fully sold in 2025, and buyers who missed out are likely to turn their attention to this upcoming development, says Eugene Lim, key executive officer at ERA Singapore.
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Over 2,300 four-room and five-room flats in Yishun will also reach their minimum occupation period (MOP) between 2026 and 2028, adding to the base of potential upgraders at the future EC here, says Realion’s Quek.
Looking ahead, the lease for the adjacent Orchid Country Club is set to expire in 2030, and under the Urban Redevelopment Authority’s 2025 Master Plan, the site will be rezoned for residential use, subject to detailed planning. This future transformation could introduce additional housing and amenities to better serve residents in the precinct, says ERA’s Lim.
Should the Miltonia Close site be awarded, this could translate to a possible launch price of just above $1,600 psf with an overall average price of around $1,700 psf, says Knight Frank Singapore research head Leonard Tay.
Based on URA Realis data, the median unit price of new ECs reached about $1,836 psf in 1Q2026, reflecting firm pricing across recent launches, says SRI’s Sandrasegeran. “Against this backdrop, it would be reasonable to expect that a future launch at Miltonia Close could be potentially launched in the range of about $1,700 to $1,800 psf.”
Read about this year's GLS tenders:
River Valley Green (Parcel C) GLS site in popular Great World area could ‘pique developer interest’ (April)
Peck Hay Road GLS site in Newton could draw up to eight bids: analysts (April)
Frasers Property-Mitsubishi Estate JV tops four bids for Kallang Close GLS site at $1,415 psf ppr (April)
Large 5.74ha Bayshore Drive mixed-use GLS site could draw $2 bil top bid: analysts (March)
Qingjian Realty, joint venture partners top Dover Drive GLS bid with $1,556 psf ppr (March)
URA launches GLS site at Holland Plain, with up to six bidders expected (February)
CDL-Woh Hup JV places top bid for Tanjong Rhu GLS site, beating out four others (February)
For more property trends and breaking news, visit City & Country’s microsite at theedgesingapore.com/cityandcountry
