The Minton

The Minton is a space story, and scale is what pays for it. With 1,145 households on nearly 44,000 sqm, the estate funds a badminton hall, a 50m lap pool and a car-free landscaped ground plane, while the floor plates inside are a generation larger than anything launching today. The price of that combination is the walk to the station.

The Minton Prices: Buying Below Replacement Cost

Structure before numbers. Land for the Hougang Central GLS site nearby was awarded at $1,179 psf ppr before a brick was laid, and Kovan Residences trades at a median around $1,813 psf. The former Minton Rise site went en bloc in 2007 for $209,000,000, about $158 psf ppr against 123,142 sqm of gross floor area. Buying here means entering below the replacement cost of what is going up around you.

As of July 2026, The Minton’s last sixty caveats cleared between $1,114 and $1,819 psf with a median around $1,553 psf, and the twelve months to July hold 47 of those trades at a median near $1,559 psf. The page FAQ puts the twelve-month average nearer $1,583 psf, the gap being what very large formats do to the arithmetic. Of resale transactions recorded since completion, roughly 97 percent have been profitable.

The neighbour set frames the exit. Forest Woods brings 519 units on a 99-year lease from 2020 just 0.56km away, Stars of Kovan 390 units from 2019 and Kovan Melody 778 from 2006. On freehold terms, The Gazania holds 250 units from 2022 and The Tembusu 337 from 2016, with Kovan Jewel above $2,200 psf. The Florence Residences, median near $1,751 psf, is the younger alternative on smaller layouts.

One technical note. This estate predates GFA harmonisation, so its strata areas still include aircon ledges the newer rulebook excludes. Compared against a post-harmonisation launch, the effective gap in usable space runs wider in this estate’s favour than the raw psf suggests.

Sizing up a purchase here? On a project this size, stack, floor and renovation state move the number more than the median does. Bring your shortlist to us before you offer and we will run those figures with you, honest advice, no pressure. WhatsApp us.

The Minton Floor Plans: Seventy Layouts and Room to Grow

Layouts at The Minton run from 549 sqft one-bedders to 3,552 sqft penthouses, and the sizes in between are what new launches no longer build. A typical new launch two-bedder in this region is 600 to 700 sqft; the entry two-bedder here is 936 sqft and the larger ones stretch past 1,800. The three-bedroom band opens at 1,216 sqft, a size current launches reserve for four-bedroom stock.

The variety is just as unusual. Our floor plan library holds more than 70 distinct layouts here: a dual-key series in the DK stacks for multi-generational households or a side rental income, study variants across most bedroom counts, and a penthouse series from 1,991 to 3,552 sqft. Our dual-key condo guide covers how those stacks work in practice, and our roundup of District 19 condos with the best layouts for large families explains why this generation of floor plates keeps its buyers.

Run the July 2026 median across the mix and the ladder falls out cleanly: the 549 sqft one-bedder near $850,000, the 936 sqft two-bedder around $1.45m, the 1,216 sqft three-bedder about $1.89m and the 1,658 sqft four-bedder near $2.57m. That is arithmetic on the caveat record rather than quotes, and the market applies a taper as units grow: a 2,540 sqft four-bedder traded at $976 psf for $2.48m in March 2025. Large-format buyers pay for space, not psf, and that taper is where the value sits.

Recent prints hold the range: a 1,087 sqft two-bedder at $1,656 psf for $1.8m in July 2026, a 1,453 sqft three-bedder at $1,492 psf for $2.168m the same month, and a 700 sqft one-bedder at $1,329 psf for $930,000 in June 2026. Inside the gate the grounds split three ways: Tranquil World for the waterfall and library, Fun World for the badminton hall, tennis court and main pools, Wellness World for the 50m lap pool and gym. Every carpark lot sits underground, so the ground plane stays car-free. Our roundup of resort-style condos places the estate in the company it belongs in, and our guide to condominium maintenance fees explains why 1,145 households can carry provisioning a boutique estate never could.

Is The Minton Worth Buying? Supply, Upgraders and the Long Horizon

The Minton is not one project in the Lor Ah Soo subzone, it is most of it. Eleven private developments hold about 2,505 homes in the pocket, and 1,145 of them, roughly 46 percent, are this estate. Competition on exit is therefore largely internal, stack against stack, and no new private project is under construction in the subzone at all.

The wider Hougang planning area is deeper: 135 developments, about 17,982 homes, 27 of them from 2016 onwards. One site makes up the whole committed pipeline after 2026, Hougang Central, at roughly 835 units around 2030, which is modest for a planning area this size.

Demand is local and durable. Hougang town counts 59,942 HDB flats in 605 blocks, and the four-room-and-larger share alone is 44,200 are four-room or larger, exactly the households that trade up into large floor plates. Roughly 31,000 flats across Hougang and Sengkang cleared their Minimum Occupation Period between 2020 and 2026, and District 19 resale flats fetching $700,000 to over $1 million give them the equity to move. Our District 19 upgrading checklist walks that through, and our new launch versus resale in District 19 comparison puts numbers on the alternative.

Two checks belong in any offer. The lease started in 2007, so about 80 years remain, which matters if your horizon runs past twenty years. Liquidity does not: 290 caveats since August 2021 on a 1,145-unit estate, roughly five percent changing hands each year, running 35, 63, 49, 67, 58, and 18 by July 2026. Six years without a volume collapse in a 167-project district is strong evidence.

Rental yields have averaged about 3.2 percent, supported by the Tai Seng and Paya Lebar employment belts, and about three quarters of buyers on record are Singaporean. Our rental yields guide explains what it has to cover. Two catalysts sit further out. Our analysis of how the Cross Island Line will move District 19 prices covers which pockets gain most, and the URA Master Plan’s regional plans set out the Paya Lebar Airbase transformation behind it. Neither is priced into a 2013 estate the way it is into a launch. Our Kovan condo guide covers the wider pocket.

Who The Minton Suits

The Minton suits upgraders who refuse to shrink, multi-generational families eyeing the dual-key stacks, parents working the Paya Lebar Methodist Girls’ ballot, and investors who prefer a decade of evidence to an artist’s impression.

The Minton’s exit audience is that same upgrader pool out of Hougang and Sengkang flats. Renters see the other side of it: a large-format home with a badminton hall and a 50m pool, let against newer stock that cannot match it on space, which is why landlords here hold tenants longer.

Fit runs the other way too. If a station at the door is non-negotiable, Kovan Residences sits right on it at about $1,813 psf median. If newer matters more than bigger, The Florence Residences is the younger alternative on smaller layouts. Past its tenth birthday, this estate needs renovation priced into untouched stacks, so walk the common areas before you offer. None of that is a dealbreaker, it is why the price is what it is.

Thinking about The Minton? Every unit here tells a slightly different story, stack by stack and floor by floor. Before you shortlist, speak to us. We will run the numbers with you, honest advice, no pressure. WhatsApp us.