The Minton stands as one of District 19's most recognisable large-scale condominiums, occupying a sprawling site along Hougang Street 11 just off Hougang Avenue 2. Developed by the Kheng Leong and TG Development (UOL Group) joint venture and completed in 2013, this 1,145-unit community on a 99-year lease commencing 2010 has earned a reputation as a well-run, family-first estate where generous unit sizes and resort-calibre amenities are the headline draw. With approximately 84 years of lease remaining and a location that sits squarely in the maturing Hougang–Kovan corridor of the North-East OCR (District 19), The Minton offers buyers a mature lifestyle proposition at price points that remain meaningfully below the Core Central Region — a combination that has kept transaction volumes healthy and rental demand steady across its first decade on the secondary market.
Snapshot as of 2026-05 — figures above reflect publicly available URA/HDB data at the time of this editorial review (as of 2026-05).
District 19 — encompassing Hougang, Kovan, Serangoon and Punggol — has undergone a quiet but sustained transformation over the past decade. The North-East Line (NEL) has been operational since 2003, and Kovan MRT (NE13) sits roughly 700–800 metres from The Minton's main gate, providing a brisk 10-minute walk or a short bus hop to the station. From Kovan, commuters reach Dhoby Ghaut in around 20 minutes without a transfer, placing the CBD and Orchard within comfortable daily reach for residents who prefer rail over driving.
The neighbourhood's next structural upgrade is the Cross Island Line (CRL). Hougang MRT station is designated as a full NEL–CRL interchange, with the S$604 million design-and-build contract awarded to Samsung C&T in March 2021. The CRL Phase 1 — running from Aviation Park to Bright Hill — is targeted to open in 2030, at which point Hougang becomes one of Singapore's most connected interchange nodes outside the city centre. This upgrade materially expands The Minton's catchment for tenants working along the CRL corridor (Pasir Ris, Tampines, Ang Mo Kio, Clementi), a demographic that today under-indexes in the estate's rental mix. Historically, infrastructure milestones of this nature — NEL opening in 2003, Circle Line in 2010 — have preceded measurable re-ratings in surrounding OCR residential values, and analysts tracking the CRL timeline regard the 2027–2029 pre-opening window as a potential catalyst period for Hougang-adjacent assets.
At street level, the immediate environment is well-served: Kovan Heartland Mall, the Kovan hawker centre and the Hougang Mall cluster provide everyday retail and food options within a 10-minute radius, while the upcoming Hougang Central Integrated Transport Hub — combining the CRL station, a new bus interchange and mixed-use commercial development — will further densify amenities within walking distance once complete around 2030.
We track 320 sales and 784 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the THE MINTON dashboard.
- Average sale price: $1,545,206 across 320 transactions
- Estimated gross rental yield: 3.0%
- District 19 PSF ranking: Mid-range (top 50%)
- 99-year leasehold · OCR · D19 · 1145 units
About THE MINTON
THE MINTON is a 99-year leasehold condominium, located at Hougang Street 11 in District 19 (Punggol, Hougang, Serangoon Gardens) (Outside Central Region), developed by Kheng Leong Company & TG Development, comprising 1145 residential units, completed in 2013.
With approximately 80 years remaining on its 99-year lease, the property qualifies for full bank financing and CPF usage.
Unit Mix Distribution
Transaction data breakdown by bedroom type at THE MINTON:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 40 | $1,326 psf | $829,630 |
| 2 BR | 14 | $1,268 psf | $1,119,679 |
| 3 BR | 213 | $1,403 psf | $1,547,317 |
| 4 BR | 41 | $1,337 psf | $2,117,116 |
| 5+ BR | 12 | $1,100 psf | $2,435,417 |
Sales Market Overview
THE MINTON has recorded 320 sale transactions with an average transaction price of $1,545,206, ranging from $698,000 to $3,620,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 71 | $1,123 psf | $1,347,646 | — |
| 2022 | 63 | $1,270 psf | $1,362,872 | ↑ 13.1% |
| 2023 | 49 | $1,416 psf | $1,616,993 | ↑ 11.5% |
| 2024 | 67 | $1,490 psf | $1,646,000 | ↑ 5.2% |
| 2025 | 58 | $1,538 psf | $1,754,113 | ↑ 3.2% |
| 2026 | 12 | $1,627 psf | $1,805,750 | ↑ 5.8% |
THE MINTON ranks in the top 50% of condos in District 19 by average PSF.
Compared to the OCR average of $1,550 psf, THE MINTON trades 11.8% below the segment benchmark.
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Rental Market Overview
THE MINTON has recorded 784 rental transactions with monthly rents averaging $3,875/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 166 | $2,682/mo | $1,800/mo | $3,800/mo |
| 2 BR | 394 | $3,756/mo | $2,350/mo | $5,600/mo |
| 3 BR | 187 | $4,694/mo | $1,800/mo | $7,000/mo |
| 4 BR | 32 | $5,951/mo | $4,000/mo | $9,200/mo |
| 5+ BR | 5 | $8,960/mo | $7,300/mo | $10,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 157 | $2,881/mo |
| 2022 | 171 | $3,590/mo |
| 2023 | 141 | $4,333/mo |
| 2024 | 125 | $4,378/mo |
| 2025 | 145 | $4,267/mo |
| 2026 | 45 | $4,341/mo |
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Investment Analysis
Based on average rents and sale prices, THE MINTON delivers an estimated gross rental yield of 3.0%. This is above the Singapore-wide benchmark of approximately 3%.
Competing Condos in District 19
Side-by-side comparison against the most actively traded condos in District 19 (Punggol, Hougang, Serangoon Gardens):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| CHUAN PARK | 99 yrs lease commencing from 2024 | 916 | $2,596 psf | 868 |
| THE FLORENCE RESIDENCES | 99 yrs lease commencing from 2018 | 1410 | $1,746 psf | 849 |
| RIVERFRONT RESIDENCES | 99 yrs lease commencing from 2018 | 1451 | $1,590 psf | 629 |
| AFFINITY AT SERANGOON | 99 yrs lease commencing from 2018 | 1012 | $1,699 psf | 597 |
| SERANGOON GARDEN ESTATE | Freehold | — | $1,742 psf | 467 |
Location Map
Map shows THE MINTON (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- THE MINTON
- Hougang MRT
- Buangkok MRT
- Townsville Primary School
- Presbyterian High School
- Rosyth School
Nearby MRT Stations
THE MINTON is 920m from Hougang MRT (North-East Line), with 2 stations within 1.5 km.
Nearby Schools
There are 18 schools within 2 km of THE MINTON, including 3 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Townsville Primary School | Primary | 540m |
| Presbyterian High School | Secondary | 650m |
| Rosyth School | Primary | 890m |
| Holy Innocents' Primary School | Primary | 1.2 km |
| Holy Innocents' High School | Secondary | 1.2 km |
| Xinmin Primary School | Primary | 1.2 km |
| Xinmin Secondary School | Secondary | 1.3 km |
| Hougang Primary School | Primary | 1.4 km |
| Yangzheng Primary School | Primary | 1.4 km |
| St. Gabriel's Primary School | Primary | 1.4 km |
| Hougang Secondary School | Secondary | 1.5 km |
| Nan Chiau Primary School | Primary | 1.5 km |
The Minton's most immediate strength is its sheer scale and the quality of facilities that scale enables. With 1,145 units on a site large enough to prevent the density fatigue common in smaller 99-year projects, the development accommodates a full resort amenity deck that includes a 50-metre lap pool, a children's water playground, a heated relaxation pool with onsen and hydrotherapy jets, a gymnasium, tennis courts, a clubhouse with karaoke rooms, a putting green, and a dedicated children's fun world — an unusual breadth for an OCR condominium in this price band. Maintenance standards, as reported consistently by residents in online reviews, have remained high under the MCST's management, which is a meaningful data point for a 12-year-old estate with 1,145 households.
Unit configurations skew larger than the Singapore new-launch norm: two-bedroom units typically exceed 900 square feet with enclosed kitchens and separate dining areas, while three- and four-bedroom units run to 1,300–1,700 square feet. This makes The Minton an unusually competitive option in the HDB-upgrader segment, where buyers frequently cite the absence of enclosed kitchens and dining separation as a dealbreaker in newer, more compact launches. For families upsizing from a four-room HDB flat in the same town, the spatial and lifestyle continuity is significant. You can use our affordability calculator and stamp duty calculator to model the full cost of acquisition against your current housing position.
Pricing has been consistent. Over the past 12 months, units have transacted in a range of approximately S$1,113–S$1,819 psf, with a trailing average near S$1,555 psf — a level that represents solid capital appreciation from the sub-S$900 psf launch prices in the 2010–2011 primary market window, yet remains materially below comparable new-launch OCR condominiums in the S$1,800–S$2,100 psf band. For buyers comparing holding costs versus buying new, the absolute quantum at The Minton is frequently lower, and the larger unit sizes mean the per-square-foot premium translates into fewer real dollars on a like-for-like liveable area basis. Use our mortgage calculator to stress-test monthly obligations at current rates, and our total cost of ownership calculator for a fuller 10-year picture.
The rental market at The Minton has remained active. Gross yield is estimated at approximately 3.3%, with monthly rents spanning S$3,000–S$5,500 for two- and three-bedroom units depending on floor level and furnishing standard. While 3.3% is modest by absolute standards, it is broadly consistent with the OCR mature-estate benchmark, and the tenant pool is supported by proximity to a cluster of international and local schools — Montfort Secondary, Holy Innocents' Primary and St. Gabriel's Secondary are within 2 kilometres — as well as the large working professional population attracted to the Hougang–Serangoon precinct. The CRL opening in 2030 is expected to expand this tenant pool by making The Minton accessible to employers along the eastern corridor without requiring a transfer. Model yield scenarios with our ROI calculator and cash flow calculator.
Lease decay is the most structurally significant risk facing buyers at The Minton today. With approximately 84 years remaining on a 99-year tenure from 2010, the estate is at the stage where lease decay begins to attract closer scrutiny from mortgage financiers. Most banks will lend up to 75% LTV on a property of this age if the loan tenure does not breach the lease expiry, but as the remaining lease falls below 80 years — which occurs around 2030 on this commencement date — CPF usage rules and bank financing conditions tighten in ways that can progressively narrow the buyer pool. Prospective purchasers planning to hold for 10–15 years should model their anticipated exit price against a scenario where the remaining lease has dropped to 70–74 years, as this can compress achievable selling prices relative to comparable freehold or newer-leasehold alternatives. Our lease decay calculator and property comparison tool are useful for modelling this trajectory against peer estates.
The large unit count — 1,145 homes — means that resale supply within the estate competes against itself. In any given quarter, multiple units of similar configuration, floor level and aspect come to market simultaneously, which moderates sellers' pricing power relative to boutique condominiums of 200–400 units. This is less a concern for buy-and-hold investors than for those seeking to time a sale at the top of a micro-cycle, since comparable supply is structurally present. The flip side is that the same supply depth helps buyers negotiate keenly and typically ensures a liquid secondary market — units do not sit idle for months as they might in a smaller, less-established development.
Connectivity, while improving, still carries a walk-distance caveat. The approximately 700–800 metre walk to Kovan MRT is manageable for adults but may be a friction point for families with young children or elderly residents in wet weather. Until the Hougang CRL interchange opens in 2030, bus connectivity to Kovan and Hougang NEL stations is the practical daily default, and the feeder bus network — while functional — adds journey-time variability. Buyers for whom step-out-to-MRT convenience is non-negotiable should factor this into their side-by-side comparison against estates closer to NEL stations.
- ✅ HDB Upgrader (4–5 Room, Hougang/Serangoon): Familiar neighbourhood, large unit sizes matching HDB spatial expectations, accessible quantum versus newer OCR launches, and established MCST management reduce transition risk. CRL opening in 2030 adds a medium-term catalyst.
- ✅ Family Buyer (School-Going Children): Multiple primary and secondary schools within 2 km, generous resort facilities including a dedicated children's fun world, and enclosed kitchen layouts suit family living. Large land area means blocks are well-spaced and not oppressively dense.
- ⚠️ Buy-to-Let Investor (Yield Focus): Gross yield of approximately 3.3% is in line with OCR benchmarks but not exceptional. Tenant demand is steady, with upside from the CRL corridor once the line opens in 2030. Lease decay toward the 80-year mark around 2030 introduces a mild financing constraint on future buyers that investors should model now.
- ⚠️ Capital Appreciation Buyer (5–10 Year Hold): The CRL interchange catalyst at Hougang is a legitimate near-term re-rating driver, and current psf levels remain below new OCR launches. However, lease decay offsets some appreciation potential on longer holds; exit timing relative to the lease clock matters.
- ⚠️ Retiree / Downsizer: Excellent on-site amenities including the spa and heated pools suit an active retirement lifestyle, but the walk to MRT may be a friction point. Abundant community facilities and a mature, well-managed estate environment are positives.
- ✅ Young Professional Couple (First Private Purchase): Competitive per-square-foot pricing relative to newer OCR launches, larger unit sizes for the money, and a well-established neighbourhood provide good value for first-time private buyers. Use the affordability and total-cost calculators to benchmark against newer leasehold alternatives in D19.
The Minton occupies a specific and defensible niche in the Singapore private residential market: a large, well-managed, family-oriented OCR estate with resort facilities, competitive pricing, and a credible infrastructure catalyst in the form of the CRL Hougang interchange scheduled for 2030. At trailing transacted prices around S$1,555 psf, it offers meaningful value relative to the S$1,800–S$2,100 psf band of comparable new OCR launches, and its unit-size premium over the newer compact-layout norm is a genuine differentiator for families and upgraders. The risks — lease decay toward the 80-year CPF/financing threshold in the early 2030s, internal resale supply competition from 1,145 units, and the approximate 700–800 metre walk to Kovan MRT — are real but quantifiable and manageable for buyers with the right investment horizon and exit strategy.
Our base-case view is that The Minton remains a solid OCR family buy through to approximately 2029–2030, with the CRL opening representing the most plausible near-term price catalyst. Buyers with a 5–8 year horizon who can accept a yield in the 3.2–3.5% range and plan to exit while lease tenure is still above 75 years are well-positioned. Investors targeting shorter hold periods or requiring yield above 4% may find newer OCR launches or freehold alternatives in adjacent districts more aligned with their criteria. Use our ROI, lease decay and comparison tools to build your own scenario model before committing.
FAQ
What is the average price for THE MINTON?
What is the rental yield for THE MINTON?
Is THE MINTON freehold or leasehold?
How far is The Minton from the nearest MRT station?
The nearest MRT station is Kovan (NE13, North-East Line), approximately 700–800 metres from The Minton's main entrance along Hougang Street 11. This translates to a brisk 10–12 minute walk under covered linkways for part of the route. Feeder buses on Hougang Avenue 2 also serve Hougang MRT (NE14) directly. Once the Cross Island Line opens at Hougang interchange in 2030, residents will gain a second line option within easy reach, significantly expanding CRL corridor access without a transfer.
What is the current lease situation at The Minton, and should I be concerned about lease decay?
The Minton sits on a 99-year leasehold tenure commencing 2010, leaving approximately 84 years as of 2026. At this stage, most major banks will still finance the purchase at standard LTV ratios provided the loan tenure does not extend beyond the remaining lease. The critical threshold to monitor is the sub-80-year mark, which falls around 2030: below that point, CPF usage for purchase requires a pro-rated refund to the CPF Ordinary Account on sale, and some lenders apply more conservative valuations. Buyers planning a 10+ year hold should model their exit price under a scenario where the remaining lease is 70–74 years, using our lease decay calculator as a starting point. For buyers with a 5–8 year horizon exiting before 2033, lease decay risk remains modest at current psf levels.
How does The Minton compare to newer OCR launches in District 19?
The Minton's primary competitive advantage over newer OCR launches is price and space. At approximately S$1,555 psf trailing average versus S$1,800–S$2,100 psf for new launches in D19 and adjacent districts, buyers at The Minton typically acquire 20–30% more floor area for the same total outlay. The trade-off is the 99-year lease clock versus a new lease commencement on a new launch, and the newer launches' fresher finishes and more contemporary layouts. For buyers who prioritise liveable square footage over lease longevity or design novelty, The Minton frequently wins on absolute value; for those prioritising a full fresh lease or a shorter walk to MRT, a newer launch may be more suitable. Our side-by-side comparison tool lets you model both scenarios with current transaction data.
What is the impact of the Cross Island Line (CRL) on The Minton's value?
The CRL's Hougang interchange station — connecting the existing NEL to the new Cross Island Line — is scheduled to open as part of CRL Phase 1 in 2030. Historically, confirmed MRT infrastructure announcements and construction commencement have preceded price appreciation in catchment properties, with the sharpest gains typically occurring in the 2–3 years before opening as anticipation builds. Hougang station sits approximately 1–1.5 km from The Minton, meaning residents will access the interchange via bus or the same walk to Hougang MRT they use today, but with the added benefit of direct CRL connectivity to Tampines, Pasir Ris, Ang Mo Kio, Buona Vista and Jurong Lake District without transferring at Dhoby Ghaut. This materially expands the employment catchment for tenants and broadens the buyer pool at resale. The magnitude of price impact will depend on broader market conditions at that time, but the structural connectivity upgrade is widely regarded as a positive demand driver for D19 OCR assets through the 2027–2031 window.
What buyer stamp duty and additional buyer stamp duty should I budget for when purchasing a unit at The Minton?
Buyer stamp duty (BSD) is tiered: 1% on the first S$180,000, 2% on the next S$180,000, 3% on the next S$640,000, and 4% on the remainder up to S$1 million, with higher rates applying above S$1.5 million. For a typical three-bedroom unit at The Minton transacting around S$1.4–S$1.6 million, BSD is approximately S$42,000–S$50,000. Additional buyer stamp duty (ABSD) applies if you are a Singapore Permanent Resident (5% first purchase, 30% second) or a foreigner (60%). Singapore citizens purchasing a second property pay 20% ABSD. Use our stamp duty calculator for a precise figure based on your citizenship status, purchase price and property count — and cross-reference with our total cost of ownership calculator for the full acquisition cost including legal fees, agent commission and renovation budget.
What are the typical rental yields and tenant demographics at The Minton?
Gross rental yield at The Minton is approximately 3.3% based on trailing rental and transacted price data. Monthly rents for two-bedroom units generally range from S$3,000 to S$3,800, while three-bedroom units command S$3,800 to S$5,500 depending on floor level and furnishing. The tenant base skews toward families — many drawn to the proximity of primary and secondary schools within 2 kilometres — and working professionals in the Hougang–Serangoon precinct. The CRL opening in 2030 is expected to broaden appeal to tenants employed along the eastern corridor (Tampines, Pasir Ris) and western segments (Ang Mo Kio, Clementi), potentially tightening vacancy rates and supporting rental upside. Use our cash flow calculator to model net yield after maintenance fees and financing costs.
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA.
- Sales data: 320 transactions analysed
- Rental data: 784 lease records analysed
- Gross yield = (avg monthly rent × 12) / avg sale price
Median values used to minimise outlier impact. PSF = price per square foot.
View Live Data for THE MINTON
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.
New Sale vs Resale Mix
Of the 2,426 condo transactions recorded in District 19 over the last 12 months, 93% resale, 5% new sale, 2% sub sale. A resale-heavy mix points to an established market trading on fundamentals; a new-sale-heavy mix means developer launches are setting the price benchmarks.
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Price Index Check
The ShiokNest Price Index for District 19 reads 137.0 as of June 2026 — up 2.0% year-on-year. The index tracks repeat-sales price movement, so it is less distorted by shifts in what happens to be transacting than a raw average PSF.
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HDB Alternatives Nearby
Weighing THE MINTON against staying public? These HDB towns sit within walking or short-drive distance: