The Miltonia Residences

114 filed transactions · District 27 · OCR

Median, per square foot

1,147 psf

Observed range

$866 — $1,442 psf
S$1,053k median price

99 yrs lease commencing from 2010 · 114 filed transactions

▼ 14.6% vs 12 months ago

S$1,053k

Median price

114

Filed transactions

50%

Spread, low to high

URA Data Service — PMI_Resi_Transaction · 2021-09 to 2026-09 · accessed 2026-09-10

Which of these are you

I’m considering buying this

What it costs on the day, at $1,052,500Loan, downpayment, the cash CPF cannot cover, and both stamp duties
Run six checks before you commitThe asking price, nearby MOP supply, land coming, and what could be built next door
What a higher floor is worth hereMeasured within this building, not across the country
What is within reach of itSchools, stations and shops, at straight-line distance
Put it beside another blockTwo or three side by side, in a link you can send to whoever else is deciding

I own this

Median price by month24 months with a sale

Mar '24 · S$1,500kAug '26 · S$1,300k

The transactions behind those figures20 of 114

Nothing modelled — these are the filed sales.

106 sqm · floor 01-05Condominium · Resale · 2026-08

S$1,300,000$1139 psf

106 sqm · floor 01-05Condominium · Resale · 2026-06

S$1,390,000$1218 psf

87 sqm · floor 01-05Condominium · Resale · 2026-06

S$1,180,000$1260 psf

80 sqm · floor 01-05Condominium · Resale · 2026-06

S$1,060,688$1232 psf

93 sqm · floor 01-05Condominium · Resale · 2026-06

S$1,086,888$1086 psf

80 sqm · floor 01-05Condominium · Resale · 2026-05

S$1,058,000$1229 psf

80 sqm · floor 01-05Condominium · Resale · 2026-05

S$1,030,000$1196 psf

140 sqm · floor 01-05Condominium · Resale · 2026-04

S$1,788,000$1187 psf

Why a range, not one number. Valuation tools routinely disagree by S$15,000–S$80,000 on the same home, because none can see your floor, facing, renovation or lease. The spread above is the real one — the cheapest and dearest psf actually filed here over the period. Where your unit sits inside it depends on the things the data cannot see.

Contains information from HDB Resale Flat Prices (data.gov.sg) accessed on 2026-09-10 from data.gov.sg, made available under the Singapore Open Data Licence v1.0Contains information from URA Data Service — PMI_Resi_Transaction accessed on 2026-09-10, made available under the Singapore Open Data Licence v1.0

What the floor is worth

This project—

Not enough filed sales at both ends of this project to compare it with itself. It needs 3 or more high and 3 or more low. The figure beside this one is the town, not here.

District 27, typical project+0.8%

Middle of 1 projects in District 27 that clear the bar — half fall between +0.8% and +0.8%. None came out negative in this set.

Every band in District 27, for reference. This pools all buildings in the town, so it carries the estates as well as the storeys — a town whose tall blocks are its newest ones will show a steeper climb than height alone buys. The two figures above are the ones that hold a building constant.

Storeys	Median psf	Filed sales
01-05	S$1,272	1,024
06-10	S$1,298	972
11-15	S$1,311	528
16-20	S$1,319	9

URA Data Service — PMI_Resi_Transaction · accessed 2026-09-10T21:15:39.110Z. Storey bands are the source's own — no floor number is inferred from them. A premium is a median of filed transactions, not a valuation of any home.

What's around

Straight-line distance from the building — the walk is longer, and how much longer depends on what is in the way.

Nearest station

Khatib

1.8km

Primary schools within 1km

nearest 1.0km — outside the band

Primary schools · straight-line distance

4 more between 1km and 2km

Northland Primary School1.0km
Naval Base Primary School1.1km
North View Primary School1.2km
Huamin Primary School1.2km

A band is priority, not a place — and this is an indication, not MOE's answer. MOE measures home to school in a straight line, which is what is measured here. But it measures to the school's land boundary and this measures to the school's single registered coordinate, so a large campus reads as further away than MOE would find it. It also measures from the address on your child's registration, not from the block. A school near the line can fall either side of it once MOE measures it, and an oversubscribed school still ballots within a band. For the official category for a specific address, use OneMap's SchoolQuery.

Also nearby

Hawker centreYishun Park Hawker Centre1.0km
ParkYishun PK1.1km
Other schoolsNorthbrooks Secondary School614m

Coordinates from OneMap, © Singapore Land Authority. Distances are straight-line.
Station exit locations — LTA (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
School addresses — MOE School Directory and Information (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
Hawker centre locations — NEA (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
Park locations — NParks (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.

What has sold nearby300m

Distance from The Miltonia ResidencesStraight-line, not walking — what sits between two points is in no dataset here.

2projects within 300m

$738–$1,276the middle half, per sq ft

$762median of those sales

From 40 filed sales — the 20 most recent at each project, which is all this index keeps. 2 of them are at that limit, so they have sold more than is counted here.

Project	Away	Filed	Floor	Size	PSF
Skies Miltonia	204m	2026-08	11-15	45 sqm	$1,466
Skies Miltonia	204m	2026-07	06-10	126 sqm	$1,281
Skies Miltonia	204m	2026-07	01-05	109 sqm	$1,159
Skies Miltonia	204m	2026-07	01-05	96 sqm	$1,232
Skies Miltonia	204m	2026-07	01-05	96 sqm	$1,276
The Shaughnessy	279m	2026-07	—	323 sqm	$716
Skies Miltonia	204m	2026-06	01-05	67 sqm	$1,269
Skies Miltonia	204m	2026-06	06-10	90 sqm	$1,301
Skies Miltonia	204m	2026-06	01-05	100 sqm	$1,197
Skies Miltonia	204m	2026-05	06-10	90 sqm	$1,330
Skies Miltonia	204m	2026-05	11-15	66 sqm	$1,351
Skies Miltonia	204m	2026-05	06-10	67 sqm	$1,324

The 12 most recent are listed, out of 40 in the index at this radius. The floor band is what URA and HDB publish; neither feed carries a unit number.

The afternoon sun, and what is approved in it247°–293°

Seen from here, the sun sets at 247° (WSW) in December and 293° (WNW) in June — a swing of 47° across the year. A window on one of those bearings takes the low sun for part of the year and none of it for the rest.

Today the sun drops below 15° at 06:04 pm and sets at 07:00 pm, arriving from 273° (W). Above that angle it is over the roof rather than through the window; near the equator the midday sun is almost overhead, which is why this is only ever about the last hour.

Which way does the unit face?

Nothing published says which way a unit points — not URA, not HDB. You are the one standing in it, or holding the plan. If the floor plan carries a north arrow, the plan reader will read it off and say so when it cannot.

5 permitted planning decisions sit on those bearings within 400m. What it means depends entirely on which:

Approved	Away	Bearing	Height	What
2024-02-05	333m	282° WNW	14 storeys	(yishun n5 c12) proposed public housing development comprising 6 blocks of 14-storey residential flats (725 units), 1 …
2024-06-12	333m	282° WNW	14 storeys	(yn n5 c11) proposed public housing development comprising 10 blocks of 14-storey residential flats (987 units), 1 blo…
2024-11-19	333m	282° WNW	—	Proposed park connector at yishun avenue 1
2026-01-30	333m	282° WNW	14 storeys	(yishun n5 c12) proposed public housing development comprising 6 blocks of 14-storey residential flats (725 units), 1 …
2026-05-29	333m	282° WNW	14 storeys	(yn n5 c11) proposed public housing development comprising 10 blocks of 14-storey residential flats (987 units), 1 blo…

This does not tell you whether anything is blocked. A shadow needs the height and footprint of every building between you and the sun, and no public dataset here carries them — so none is drawn. What is above is the bearing the sun arrives on, which is astronomy, and what has been permitted along it, which is a filed decision with a reference number. Joining the two is yours. Bearings and distances are straight-line. A decision is permission to build, not a building: some are never started, and heights come from URA’s own wording, which states one about four times in five.

The land under The Miltonia Residences

HDB put this parcel out to tender and names The Miltonia Residences as what was built on it. Everything below is from that tender: the dates, the winning price, and the 7 bids that came in.

Tender launched2 Jul 2010
Tender closed24 Aug 20107 bids received
Awarded2 Sep 2010Hoi Hup Realty Pte Ltd and Sunway Developments Pte Ltd
Winning tenderS$165,000,000S$4,365 per sq m of gross floor area · S$406 per sq ft

Parcel: Yishun S5b Miltonia Close
Site area: 27,000 sq m
Lease: 99 yrs
Plot ratio: 1.4
Gross floor area: 37,800 sq m
Sold as: Condominium

Every bid — all 7, as HDB published them

Ranked by amount. The gap column is each bid measured against the winning one — subtraction, not a judgement about whether anyone bid well.
#	Tenderer	Bid	Behind the winner
1	Hoi Hup Realty Pte Ltd and Sunway Developments Pte Ltd	S$165,000,000	—
2	Master Contract Services Pte Ltd	S$126,000,000	S$39,000,000 · 23.6%
3	FCL Topaz Pte. Ltd. and OPH Marymount Limited	S$125,318,000	S$39,682,000 · 24.0%
4	Superport Pte. Ltd.	S$116,000,000	S$49,000,000 · 29.7%
5	Allgreen Properties Limited	S$108,880,000	S$56,120,000 · 34.0%
6	Ho Lee Group Pte Ltd	S$103,000,000	S$62,000,000 · 37.6%
7	Intrepid Investments Pte. Ltd.	S$97,877,221	S$67,122,779 · 40.7%

What the land cost and what a unit sells for are not two ends of one sum. Between them sit construction over a multi-year build, financing, the development charge, marketing and agent commissions, GST, and the cost of holding unsold units. None of those is published for a named project, so this site does not estimate a developer’s cost or margin and no figure here should be read as one.

Source: HDB — Sites Sold by HDB · tender awarded 2 Sep 2010 · transcribed from HDB’s published tables on 2026-08-31 · prices are nominal and are not adjusted for inflation. HDB names the development on this row as “The Miltonia”. This parcel, from tender to today · Every land sale

Where the money actually goes

Drag the sale price. Everything moves.

Cash

Loan

CPF principal

CPF interest

Fees

Sale price · S$1,053,000

Outstanding loan

CPF principal used

Years held

Agent fee %

Sale priceS$1,053,000

Outstanding loan−S$180,000

CPF principal refundBack into your CPF, not lost−S$150,000

CPF accrued interestCPF OA rate, compounded over 12 years−S$52,416

Agent fee (2% + GST) and legal−S$25,755

Cash in handS$644,829

S$202,416 returns to your CPF, not your pocket — still yours, and it can fund the next purchase. The accrued interest alone is S$52,416, and it grows every year you hold. HDB concessionary loan interest is 2.6% p.a.; CPF Ordinary Account accrues at 2.5%.

Look up somewhere else

Any HDB block or private project in Singapore.