The Minton
Large 99-year leasehold development in Hougang, District 19. One of the largest private condominiums in the OCR segment with 1,145 units across multiple towers.
The Minton is a 1,145-unit mega-development at Lorong Ah Soo in District 19 (Hougang/Serangoon North), completed in 2013 by Kheng Leong and TG Development on a 99-year leasehold tenure. Sprawling across a park-fronting site adjacent to Lorong Ah Soo Park and within reach of two NEL stations (Serangoon and Kovan) plus the future Cross Island Line interchange at Serangoon CRL, the project markets itself as a resort-style family estate. Pricing here typically sits well below CCR comparables — readers can stress-test their entry budget using our Affordability Calculator before committing.
Snapshot as of 2026-05 — figures above reflect publicly available URA/HDB data at the time of this editorial review (as of 2026-05).
The Minton sits in OCR sub-zone Hougang Central, a heartland-meets-private corridor where 99-year leasehold condos compete against HDB resale upgraders and the nearby Kensington Park / The Florida cluster. The site enjoys direct frontage onto Lorong Ah Soo Park and is roughly 750m to Serangoon MRT (NEL + CCL interchange) and 900m to Kovan MRT (NEL), with NEX Mall — one of Singapore’s largest suburban malls per URA Master Plan retail data — a five-minute drive away. With TOP in 2013, the development now has roughly 86 years of lease remaining, which still clears the CPF 60-year remaining-lease threshold with comfortable headroom but is something resale buyers in 2035+ will need to model carefully. Family demand here is anchored by Maris Stella High and Xinmin Primary within a 1km affiliation halo, while our price heatmap shows the Hougang/Serangoon belt has tracked the OCR median with a slight discount over the last five URA cycles.
Overview & Key Facts
The Minton sits at the intersection of Hougang Street 11 and Lorong Ah Soo in District 19 — a quiet residential pocket that most Singaporeans associate with the north-east heartland. Developed jointly by Kheng Leong Co. and Low Keng Huat, and designed by DP Architects, it was completed in 2014 and remains one of the largest private condominium developments in the area, with 1,145 units spread across 20 blocks standing 15 to 17 storeys tall.
Its marketing tagline — “One home. Three worlds” — reflects a deliberate design philosophy: the site is organised into three distinct zones called Tranquil World, Fun World, and Wellness World, each with its own character and amenity cluster. The result is a development that feels more like a resort than a typical HDB-adjacent condo.
The development occupies a substantial 27,821 sqm land parcel — roughly the size of four football pitches. This generous land area is a big reason why residents consistently describe The Minton as feeling uncrowded despite its high unit count. Buyer records show a predominantly local population: 75.4% Singaporean, 16.6% Permanent Resident, and 7.9% foreign buyers — a profile typical of a family-oriented, heartland mega-development.
Location & Connectivity
The Minton is situated between Serangoon MRT interchange and Kovan MRT, which sounds convenient on paper but translates to roughly 1.1 km on foot to Serangoon — not a comfortable daily walk in Singapore’s climate. In practice, residents rely on a short bus ride (two stops) or a car to get to the MRT. Serangoon MRT is an interchange station serving both the North-East Line and Circle Line, so once you reach it, the network reach is solid.
For drivers, the picture is considerably rosier. The CTE and Kallang-Paya Lebar Expressways are easily accessible, and Orchard Road is reachable in around 14 minutes when traffic cooperates. Paya Lebar, Toa Payoh, and Tampines are all under 15 minutes by car. The CBD is about 20 minutes via CTE in off-peak conditions.
For everyday errands, the Hougang Food Centre at Block 159A is within walking distance, alongside a row of shophouses toward Kovan. The NEX shopping mall at Serangoon is two bus stops away and one of the better suburban malls in Singapore, housing a FairPrice Xtra, Serangoon Public Library, cinemas, and a wide food court.
One often-overlooked asset: the Jalan Pelikat Park Connector is accessible directly from The Minton’s side gate, giving residents direct access to the wider PCN for cycling, jogging, and dog-walking without needing to cross major roads. For families with children and pets, this is a genuine daily-use benefit that newer, smaller developments in the area simply cannot offer.
Schools & Education
2 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Townsville Primary School | primary | Within 1 km |
| Presbyterian High School | secondary | Within 1 km |
| Rosyth School | primary | Within 1 km |
| 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 |
Facilities
This is where The Minton earns its reputation. The development goes well beyond the standard pool-and-gym formula, integrating a strikingly broad range of amenities across its landscaped grounds. The “Three Worlds” concept organises facilities into thematic zones: Fun World (air-conditioned badminton dome, tennis court, 50m lap pool, children’s water playground, 3-storey grand clubhouse), Wellness World (onsen spas his & hers, steam rooms, Jacuzzis, hydro-massage pavilions, jogging track, heated pools, chipping green), and Tranquil World (cascading waterfall, water features, lush landscaping, reading pavilions, BBQ areas). The clubhouse adds karaoke, billiards, table soccer, piano room, band room, yoga studio, function rooms, and a 30-seat library.
“The wife and I are very impressed by the extensive range of facilities. Of special mention: a dome-shaped air-conditioned badminton hall, a 30-seater library, a heated 50m lap pool, and dedicated ‘his’ and ‘hers’ gyms and spas.”
— SG PropTalk, original showroom visit review
The air-conditioned badminton dome deserves special mention — it’s a genuinely rare amenity in Singapore private condominiums. One practical caveat flagged by residents: function rooms are small and tend to be fully booked, while the badminton dome is bookable once per month per unit. Not all facilities are included in maintenance fees — tennis courts, the badminton dome, and BBQ pits carry separate booking charges.
Unit Sizes & Layout
One of The Minton’s strongest cards against newer launches is sheer floor area. Two-bedroom units start at 936 sqft, compared to around 600 sqft in most contemporary developments. This is a meaningful advantage for anyone who has lived in a new-build 2-bedroom and felt the squeeze. The range extends from 549 sqft 1-bedrooms up to 3,552 sqft penthouses.
Three main stack orientations exist: units facing Lorong Ah Soo (some road noise, good privacy), units facing the Charlton Road landed enclave (premium views, maximum quiet), and internal pool-facing units. The landed enclave orientation is particularly sought-after — owners on those stacks enjoy unobstructed low-rise views that are unlikely to disappear.
One consistent criticism across reviews is that interior finishing quality does not match the ambition of the facilities. The development was positioned as mid-market, and the fixtures reflect that. Buyers should budget for some renovation spend — particularly bathrooms and kitchen fittings — if they want finishings that match the development’s external presentation.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 39 | $1,322 | $824,749 |
| 2 BR | 14 | $1,268 | $1,119,679 |
| 3 BR | 213 | $1,403 | $1,547,317 |
| 4 BR | 41 | $1,337 | $2,117,116 |
| 5 BR | 12 | $1,100 | $2,435,417 |
Pricing & Market Position
Based on 319 recorded transactions, sale prices range from $698,000 to $3,620,000, averaging $1,546,853 (~$1,573 psf).
Rents range from $1,800 to $10,000 per month across 772 rental transactions. Current rental yield sits at approximately 3.1%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 46.2% (from $1,123 to $1,642 psf).
Neighbourhood Comparison
The key trade-offs are clear. Forest Woods offers much better MRT proximity and a newer lease, but at a roughly 18% PSF premium over The Minton and with significantly smaller units. Chuan Park, the new launch in the area, sits at a 40%+ premium with a fresh 99-year lease and MRT adjacency — but buyers pay for that privilege and must wait until 2028 for TOP. GoldenHill Park offers freehold tenure but is older and lacks The Minton’s scale of facilities.
PropertyLimBrothers’ MOAT analysis provides one lens: GoldenHill Park scored highest at 62%, Chuan Park at 60%, Forest Woods and The Scala at 58% each, and The Minton at 52%. The Minton’s lower score reflects the lease tenure and MRT gap — though it’s worth noting that MOAT methodology may underweight the facilities and unit-size advantages that drive much of The Minton’s real-world appeal.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| THE MINTON | 99-year leasehold | 2013 | 1,145 | $1,573 |
| CHUAN PARK | 99 yrs lease commencing from 2024 | 2024 | 916 | $2,596 |
| THE FLORENCE RESIDENCES | 99 yrs lease commencing from 2018 | 2021 | 1,410 | $1,746 |
| RIVERFRONT RESIDENCES | 99 yrs lease commencing from 2018 | 2021 | 1,451 | $1,589 |
| AFFINITY AT SERANGOON | 99 yrs lease commencing from 2018 | 2021 | 1,012 | $1,699 |
| SERANGOON GARDEN ESTATE | Freehold | 2021 | — | $1,735 |
Lease Decay Analysis
The 99-year lease runs from 2007, meaning approximately 19 years have already been consumed. Roughly 80 years remain — still comfortably within the range where most banks will offer full financing without restrictions.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~80 years | Full bank financing available |
| 2037 | ~69 years | CPF usage still unrestricted for most buyers |
| 2046 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2066 | ~39 years | Significant financing restrictions for next buyer |
| 2106 | Expiry | Lease reverts to state |
For a buyer purchasing today with a 10-year horizon (exit around 2036), the lease situation is essentially a non-issue — you’d be selling a property with ~70 years remaining, which is still very bankable. The risk profile changes for longer holds.
ShiokNest Scores
Our proprietary scoring system evaluates THE MINTON across multiple dimensions.
What Residents Say
“Love this super quiet, relax, and zen type condo, with so many great facilities. PCN is just outside the side door. You won’t feel it’s crowded in Minton although it has 1k+ units, given the huge land size and long distance between blocks.”
— Resident review via EdgeProp
“Great location of convenience esp if you are driving. But interior finishing is not of good quality.”
— Resident review via EdgeProp
“Bad design condo. Function rooms are tiny and always fully booked. The merry-go-around is faulty for long and should be removed.”
— Resident review via PropertyGuru
The pattern across review platforms is consistent: residents love the scale, greenery, and breadth of facilities, but flag frustrations around booking limitations, finishings, and management transitions over the years. Management has changed hands several times, which affected consistency in the early post-TOP years — something that appears to have stabilised more recently. The Singapore Expats community rates it 8.1/10, noting it is recommended for families with children, outdoor activities, and both Asian and Western expats.
- Mega-development facilities. At 1,145 units, The Minton offers a clubhouse-grade amenity stack — multiple swimming pools, tennis courts, gym, function rooms, BBQ pits and a sky lounge — that smaller boutique projects simply cannot match at this price point.
- Park-fronting setting. Direct adjacency to Lorong Ah Soo Park (and a short walk to Punggol Park via the PCN connector) gives lower-floor stacks unblocked green views — rare in OCR mega-projects.
- Dual-MRT corridor with CRL upside. Walking-distance access to Serangoon (NEL/CCL) and Kovan (NEL), plus the upcoming Serangoon CRL interchange, materially improves connectivity. Buyers can model the rental impact via our ROI Calculator.
- Family-school halo. Within 1km of Maris Stella High, Xinmin Primary and Yangzheng Primary, which sustains owner-occupier demand and underpins rental absorption from local upgraders.
- NEX retail catchment. Five minutes to NEX Mall (cinemas, supermarkets, F&B, public library), which functions as a sub-regional centre per the SingStat retail catchment data.
- OCR pricing discount. PSF here typically trades 25-35% below comparable RCR/CCR family-condo benchmarks, leaving meaningful headroom for capital preservation even as lease decay sets in.
- Exit liquidity at 1,145 units. Mega-developments inherently carry internal supply — at any given time, 30-50 resale listings may compete for the same buyer pool, which can compress price discovery. Use our Compare tool against smaller D19 projects to size the liquidity premium you may be giving up.
- Lease decay trajectory. With ~86 years remaining (2026 baseline), the project is still on the right side of CPF and bank LTV rules, but Bala’s Curve depreciation accelerates after the 70-year mark. Stress-test holding horizons via our Lease Decay Calculator.
- Developer profile. Kheng Leong and TG Development are reputable but lower-profile than tier-1 listed developers; resale buyers occasionally apply a small brand discount versus comparable City Developments or CapitaLand stock.
- Local pipeline supply. Hougang/Serangoon has seen several recent and upcoming launches per URA pipeline data; new supply at higher absolute PSF can cap resale upside in the medium term.
- Refinancing and TDSR sensitivity. At 86 years remaining, refinancing options remain broad today but narrow as the lease drops; buyers should stress-test using our TDSR Calculator and Refinancing Calculator against a +2% rate shock per current MAS guidance.
- Carpark and density at peak hours. 1,145 units share the internal road and the Lorong Ah Soo arterial; school-run and evening peaks can extend egress times.
The Minton suits owner-occupier families prioritising facilities, school proximity and OCR pricing over scarcity-driven capital appreciation. Upgraders coming from nearby HDB resale flats in Hougang, Kovan and Serangoon North will find the price step manageable — model the gap with our Mortgage Calculator and Stamp Duty Calculator. Yield-focused investors should weigh the 1,145-unit rental competition carefully; the project rents well to MNC tenants who value the dual-MRT access but the internal supply caps headline yields. First-timers eligible for grants can layer in our HDB Grant Calculator to compare against staying in the HDB market, and decoupling couples should pressure-test ABSD impact via our Decoupling Calculator. Buyers planning a 7-10 year horizon will likely fare better than those targeting a sub-5-year flip, given the lease-decay arithmetic and internal supply.
The Minton is a defensible OCR family condo: park frontage, dual-MRT access, school halo and mega-development facilities at an OCR discount. The trade-off is exit liquidity in a 1,145-unit pool and a lease-decay clock that will sharpen post-2035. For owner-occupier families with a 7-10 year horizon, the value-per-dollar is real. For yield-led investors, the math is tighter — run the numbers via our Cash Flow Calculator and Total Cost Calculator before committing, and benchmark stacks against smaller D19 alternatives on the Compare tool.