One Chuan Grove

The research read

One Chuan Grove is the official name of the Chuan Grove GLS project: a planned 1,056-unit, 99-year leasehold condominium off Lorong Chuan in District 19, developed by Sing Holdings and Sunway Developments. The land is two adjacent state plots bought in July and September 2025 for $1,327.5M, a blended $1,355 psf ppr. Preview is targeted for 13 February 2027 and booking for 27 February 2027.

The developers' preliminary plan puts five blocks on a 30,345 sqm site: four of 27 storeys and one of 24, over two basement car parks. There are 7 shops and a childcare centre at ground level. Unit types run from a 474 sq ft one-bedroom to a 1,561 sq ft five-bedroom. The architect is P&T Consultants and the landscape consultant is Tinderbox. The developers estimate completion at the end of 2030. All of this is preliminary, and the dates are targets that can move.

Three things set the site apart. One joint venture won both plots, so every new home on this stretch of Lorong Chuan will be priced by one seller. Lorong Chuan MRT (CC14) is close: the developers give about 250m from the site, and our dataset puts it about 440m from the middle of the plot. And the next-door benchmark sold fast. Chuan Park, 916 units across the road, sold 76% of its units on its November 2024 launch weekend and is about 97% sold on our records.

So the location is settled. The open questions are about money. What does land at $1,355 psf ppr push onto the price list? How does that compare with the higher land prices developers paid in 2026? And does the price still make sense next to the homes a buyer could move into today, where the newest completed condos nearby resell for roughly $2,000 to $2,230 psf? The sections below take those in turn, then the schools, the facilities and the risks.

How two land parcels became one 1,056-unit project

Most state land stories end at the award notice. Here the second tender is the one that matters.

1. Jul 2025Parcel 1 awarded, $703.6M$1,376 psf ppr. Seven bids, with the top bid about 7.3% above the next. Roughly 555 units on the tender's own estimate.
2. Sep 2025Parcel 2 awarded, $623.9M$1,331 psf ppr to the same joint venture, held 65:35 by Sing Holdings and Sunway. Five bids. Roughly 505 units.
3. Feb 2026Single scheme disclosedSing Holdings reports in-principle approval to amalgamate the two plots into one project of about 1,055 units across five blocks of up to 27 storeys.
4. Sep 2026Named One Chuan GrovePreliminary figures: 1,056 homes in five blocks, 7 shops and a childcare centre. Preview targeted for 13 Feb 2027 and booking for 27 Feb 2027.

The blend is simple to check. $1,327.51M divided by 979,924 sq ft of permitted floor area is $1,355 psf ppr. The second plot came in cheaper, against a thinner field, which pulls the average below the first award.

Owning both plots cuts two ways for a buyer. No rival launch on this street can undercut One Chuan Grove, which supports the price floor. It also means nobody here has a reason to open with a discount.

Working back from $1,355 psf ppr to a launch price

Land is the one cost already fixed. At a blended $1,355 psf ppr, One Chuan Grove sits in the upper half of the OCR (Outside Central Region) land costs that have already turned into launches. It paid about 13% more than the Hougang Central GLS site, also in District 19, and almost exactly what The Orie's developer paid in Toa Payoh.

Add construction, professional fees, finance and marketing to the land, and our estimated breakeven is about $2,456 psf ppr. The 1.15–1.30 margin band we apply to every tracked launch turns that into an indicative range of $2,820–$3,190 psf. The steps are set out in our pricing methodology. Expensive land lifts the lowest price a developer can accept. It does not make buyers pay the highest.

The two launched rows are worth a second look. The Orie and Vela Bay paid within 3% of this land cost, sell under the same floor-area rules, and averaged $2,730 and $2,869 psf. Both sit at or below the bottom of our range. If One Chuan Grove prices the way they did, it lands near $2,820, not $3,190.

Our range also sits above what analysts said when the first plot was awarded. In July 2025, EdgeProp reported Mohan Sandrasegeran of Singapore Realtors Inc. expecting average launch prices of $2,700 to $2,800 psf, and PropNex's Ismail Gafoor expecting more than $2,700. Their figures sit just below the bottom of ours. The difference is mostly cost: our breakeven of $2,456 leaves a developer selling at $2,800 a margin of about 14%, just under the lowest band we see on launched projects.

What developers paid for land in 2026

One Chuan Grove's land was bought in 2025. Most private housing sites tendered since have gone for more.

Eight of the nine 2026 sites in the table cost more per square foot of floor space than One Chuan Grove. Only Bayshore Drive, a mixed-use plot, came in lower. Most of the gap is location, since five of the eight are in the CCR or RCR. The fairer test is the two OCR sites. New Upper Changi Road and Dunearn Road Plot 2 paid 13% and 20% more, and our estimates for them start at $3,150 and $3,290 psf. If those projects launch near our estimates, One Chuan Grove will look cheaper next to them.

That gap is real, but it gives a buyer no discount. It sets the developer's cost floor, not the price, and One Chuan Grove launches first. The 2026 sites cannot preview before late 2027 at the earliest. Until then, Chuan Park, The Orie and Vela Bay are the prices buyers will compare against.

Unit mix and what each size would cost

The developers' indicative mix leans small. One- and two-bedroom types make up about 58% of the 1,056 homes, and three-bedrooms another 28%. That matters for price: a smaller unit keeps the total cost, the quantum, within reach even at a higher psf. Chuan Park, on our records, sold no one-bedroom units at all, and its cheapest home was a 700 sq ft two-bedroom at $1.6M.

About 610 homes, every one-bedroom and two-bedroom type, come out under $2.3M even at the top of our range. A smaller household can enter here at a total cost below Chuan Park's cheapest unit. The trade-off is space. A 581 sq ft two-bedroom with one bathroom is about 120 sq ft smaller than Chuan Park's smallest two-bedroom, and it will compete at resale with older two-bedrooms nearby that are bigger and cheaper per square foot.

Facilities across a 30,345 sqm site

A 1,056-unit project spreads the cost of a large facility list over many owners. The developers' preliminary list is long, and much of it is aimed at sport and wellness rather than pools alone.

Marketing panels from the developers' preliminary material. Photos are for illustration and do not show the completed facilities.

Two cautions. A long list adds to the maintenance fee, and courts and pools cost money to run whether or not they are used. The fee has not been published. Facility lists also change between the preview brochure and the final plans, so check the list against the approved site plan at preview. The full list, as it is updated, sits on the One Chuan Grove official site.

One stop from two interchanges, with nothing left to wait for

• Lorong Chuan (CC14). The developers give about 250m, a 3-minute walk. Our dataset puts the station about 440m from the middle of the site, roughly 7 minutes (est.). The two figures measure from different points; the actual walk depends on where the pedestrian gate ends up. Check it on foot or on OneMap at preview.
• Serangoon (CC13 / NE12), one stop. The North East Line to Dhoby Ghaut, Outram Park and Punggol, with NEX mall above the station.
• Bishan (CC15 / NS17), one stop the other way. The North South Line to Orchard, Raffles Place and the north. Junction 8 sits above it.
• Circle Line Stage 6, opened 12 July 2026. Keppel, Cantonment and Prince Edward Road stations closed the loop between HarbourFront and Marina Bay, so trains from CC14 now reach the southern CBD without a change at Dhoby Ghaut.
• Cross Island Line, officially targeted for 2030. It does not stop at Lorong Chuan. The nearest interchange will be Ang Mo Kio (NS16 / CR11), two train stops away with a change at Bishan.
• By road, the Central Expressway runs along the western edge of the site, and Braddell Road and Ang Mo Kio Avenue 1 lead onto it.

Most pipeline sites lean on a line that is targeted for 2030 or later. Here the station the project depends on is already running, and nothing could slip. The flip side is that there is no future opening left to lift prices. The market has had since July 2026 to price in the full loop, and the Cross Island Line adds an interchange two stops away, not a new station on the doorstep.

A finished estate, and the upgrade it already received

• Circle Line loop, 12 July 2026. The one dated transport catalyst for this site, and it is delivered.
• NTP+ at New Tech Park, about 190m. The nearest mall on our dataset, with a supermarket, food and an office population beside it.
• Junction 8 and NEX, about 1.3km and 1.4km. Two regional malls, each one MRT stop away.
• Serangoon Gardens, about 1.6–1.7km. Serangoon Garden Market, Chomp Chomp Food Centre and myVillage sit on our dataset at roughly 1.55km, 1.66km and 1.69km, a short drive or bus ride.
• Chuan Park completing around 2027–28. 916 households arriving across the road adds footfall and, later, resale evidence for the street.
• A childcare centre and 7 shops inside One Chuan Grove itself, per the preliminary plan.

Lorong Chuan is a mature estate, so the list is short on purpose. No masterplan, growth corridor or new town is attached to it. What it offers instead is certainty: the station, schools and shops are built. A buyer here pays for a place that works now, not one that might.

From left: NTP+ at New Tech Park, NEX at Serangoon and Junction 8 at Bishan. Photos for illustration.

Four schools inside 1km: what the 2026 ballot shows

Four MOE primary schools sit within about 1km of the site on our dataset. They are St. Gabriel's Primary (~0.31km), Kuo Chuan Presbyterian Primary (~0.57km), CHIJ Our Lady of Good Counsel (~0.92km) and Yangzheng Primary (~0.94km). These are straight-line distances from OneMap coordinates. MOE measures on its own basis, from a final postal address this project does not have yet. Confirm on MOE SchoolFinder before relying on it.

Living inside 1km gets a family into a ballot. It does not win one. At Kuo Chuan, 82 children with no link to the school competed for 48 places, and the draw ran among citizens inside 1km. At St. Gabriel's, by contrast, every citizen applicant at that stage got in. How this pattern plays out across launches is in primary schools and new launch demand.

Widen the ring to 2km and our dataset counts ten primary schools. The other six are Townsville and First Toa Payoh (both ~1.24km), Zhonghua (~1.50km), Pei Chun Public (~1.59km), Catholic High (~1.74km) and Teck Ghee (~1.89km). Maris Stella High, which some sales material lists, measures about 2.2km on our coordinates. A 1–2km address ranks behind 1km applicants at Phase 2C, and at Pei Chun and Catholic High in 2026 the places ran out before that group was reached.

International schools matter for the tenant pool. The Australian International School is about 300m from the site and Stamford American about 1.8km, so two lie within 2km on our dataset; Lycée Français is about 2.3km. The Early Learning Village on Chuan Lane, the shared preschool campus of Stamford American and Lycée Français, is next to the site, according to the schools' own websites; it is not in our dataset. The nearest hawker centre on our dataset, at Toa Payoh Lorong 8, is about 1.3km away. None is within walking distance, and families who eat out daily should weigh that.

Is One Chuan Grove a rental play?

Not on the numbers we can see. Nearby completed condos let for roughly $5.44 psf a month at The Scala and $6.53 at The Tre Ver, the newest completed project nearby, on our rental records. Apply those rents to our indicative range and the gross yield lands around 2.0% to 2.8% (est.). Property tax at non-owner-occupier rates, maintenance and empty months all come off that.

The tenant pool is real. It includes families at the international schools and the Early Learning Village, the New Tech Park office population, and anyone who wants a station one stop from two interchanges. But an investor buying here is buying the street's lack of new supply and the lease's long runway, not the rent. Run your own entry price through the new launch ROI calculator before assuming otherwise.

Who One Chuan Grove is built for

Owners of flats in Bishan, Toa Payoh and Serangoon (the BTS towns) and in Ang Mo Kio who want to move up without leaving their schools and routines are the clearest fit. That pool has money behind it. Toa Payoh recorded 296 HDB resales of $1 million or more in 2025, the most of any town, out of 1,544 island-wide, as reported by EdgeProp from data.gov.sg figures to 18 December 2025. A flat owner selling at that level has a real deposit for a new launch.

Chuan Park shows how that pool behaves. On its November 2024 launch weekend it sold 696 of 916 units at an average of $2,579 psf, and EdgeProp reported Singaporeans as 93% of buyers. Sales material for One Chuan Grove goes further, putting 71.5% of Chuan Park buyers at HDB addresses and 99.2% as Singaporeans or permanent residents. We could not trace that split to a public source, so treat it as indicative. Either way, Chuan Park's buyers were overwhelmingly local and mostly upgrading.

Landed owners in the Chiltern and Serangoon Gardens pockets who want to release cash without leaving the area also fit, as do families planning around St. Gabriel's or Kuo Chuan. The one-bedroom and smaller two-bedroom types give a smaller household a way in. It fits poorly for a buyer whose entire budget is flat-sale proceeds with no top-up, because a three-bedroom at our range starts near $2.3M. It also fits poorly for anyone expecting to buy below Chuan Park or below completed resale on the same road.

Two listed developers, and what they have sold before

Sing Holdings is listed on the SGX Mainboard. Its Singapore homes include The Laurels in Cairnhill, Robin Residences, Parc Botannia in Sengkang, and the North Gaia and Waterwoods executive condominiums. Sunway Developments is the Singapore arm of Sunway Berhad, which is listed in Malaysia and built Sunway City in Kuala Lumpur. Its recent Singapore projects were joint ventures with Hoi Hup Realty, and three of them are in our dataset.

Two of the three are close to sold out, and the 816-unit Continuum shows Sunway can sell a large project. None of them was a Sing Holdings and Sunway pairing, so One Chuan Grove is this partnership's first launch together. A developer's past sales say little about a future price. What they do show is that both partners have taken projects through from land tender to keys in Singapore.

Duties, loan limits and the cash before keys

Standard private condo rules apply. There is no citizenship restriction and no minimum occupation period. Your total monthly loan repayments are capped at 55% of gross monthly income. The test uses a 4% interest rate, not the rate you are offered. You can borrow up to 75% of the price on a first housing loan, 45% on a second and 35% on a third.

Singapore Citizens pay no Additional Buyer's Stamp Duty on a first property, 20% on a second and 30% on a third. Permanent Residents pay 5% on a first and 30% on a second. Foreign buyers pay 60%. Buyer's Stamp Duty applies on the tiered scale on top, about $104,600 on a $2.7M purchase. You cannot pay either stamp duty with loan money.

Seller's Stamp Duty is the tax for selling too soon after buying. Under the schedule effective 4 July 2025 it runs for four years. The clock starts when the option is exercised, not when you get the keys. A purchase at the February 2027 booking would be clear of it in early 2031, a few months after the developers' end-2030 completion estimate.

Progressive payments spread the cash out. You pay 5% on booking, then 15% plus Buyer's Stamp Duty at exercise. After that, payments follow construction milestones, with 25% at completion and the final 15% a year later. With preview targeted for 13 February 2027, the useful step now is an in-principle approval from a bank, so you know which unit sizes you can actually afford.

Work the numbers through our affordability calculator, stamp duty calculator and progressive payment calculator. The TDSR guide explains the stress rate. Flat owners selling first should start with selling an HDB to buy a new launch, because the order of events decides both the stamp duty and the deposit. Test your repayment at a rate above today's. We do not forecast rates.

Where the case for 1,056 units is weakest

Six things could make this purchase worse than it looks. Each comes with what softens it.

• HighA wide gap to completed resaleThe bottom of our range, $2,820 psf, is about 27% above Sky Vue's recent $2,227 median and about 42% above The Scala's $1,991. A buyer who needs to sell early competes with that older, cheaper stock. What softens it: a lease that starts in 2025 and a building that will be new around 2031, which resale cannot offer.
• ModeratePriced at or above the neighbourOur range sits at or above Chuan Park's adjusted $2,730–$2,800. What softens it: The Orie and Vela Bay, on near-identical land, launched at $2,730 and $2,869, so a keen launch price is plausible.
• ModerateLittle room to discountA breakeven near $2,456 psf leaves the developer limited room to cut if the market cools before February 2027. What softens it: the same cost floor limits how far launch prices can fall after you buy, and 2026 land bids of $1,500 psf ppr and up put later launches on a higher floor.
• ModerateTwo big completions a few years apartChuan Park's 916 units are due around 2027–28 and One Chuan Grove's 1,056 at the end of 2030 on the developers' estimate. Nearly 2,000 new homes on one street will compete for tenants and resale buyers. What softens it: no further new-launch land exists on this stretch, and size brings more transactions, which makes a fair resale price easier to find.
• LowFinal approvals and facilities not yet publishedThe single-scheme plan rested on in-principle approval in February 2026, and the unit mix, facility list and completion date are all preliminary. What softens it: a material change would be expected to surface in Sing Holdings’ SGX disclosures, and the pricing case does not depend on the final unit count.
• LowSchool distances not yet tied to an addressThe four sub-1km schools are measured to the site, not to a final postal address. What softens it: the two nearest sit at 0.31km and 0.57km, well inside the band.

From showflat to keys: the dates to track

1. Jul & Sep 2025Both parcels awarded$703.6M and $623.9M to the same joint venture, blending to about $1,355 psf ppr.
2. 12 Jul 2026Circle Line loop completesStage 6 opens, giving CC14 direct trains to the southern CBD.
3. Sep 2026Name and preliminary plan announcedOne Chuan Grove: 1,056 homes in five blocks, 7 shops, a childcare centre, one-bedroom to five-bedroom sizes.
4. 13 Feb 2027 (target)Preview and price listShowflat, floor plans, stacks and actual pricing. The estimates on this page are replaced or corrected here.
5. 27 Feb 2027 (target)Booking dayDay-one take-up, as a share of 1,056 units, is the demand signal to watch. Chuan Park's benchmark is 76% on its launch weekend.
6. 2030 (target)Cross Island Line Phase 1Officially targeted. Adds an interchange at Ang Mo Kio, two train stops from Lorong Chuan.
7. End 2030 (est.)Estimated completionThe developers' preliminary estimate; our tracker keeps 2031 until a TOP date is confirmed. About 94 years of a lease that began in 2025 would remain.

Our read on One Chuan Grove

On our estimates, One Chuan Grove asks buyers to pay at or slightly above Chuan Park, and well above completed resale nearby. In exchange they get a lease that began in 2025, a station a few minutes' walk away on a loop that now runs in full, and two primary schools within 600m. They also get land bought before 2026's higher bids, a facility list built for a 1,056-unit scale, and a street where one seller controls all the new supply. That suits an upgrader or right-sizer from the Bishan, Toa Payoh, Serangoon and Ang Mo Kio area with money beyond their flat proceeds and a seven-to-ten-year horizon. It does not suit a buyer stretching to the last dollar, one who needs a discount against the neighbour, or one buying mainly for rent.

Watch the launch price first. Near $2,820 psf, One Chuan Grove would be priced like The Orie and Vela Bay, and the land cost would not have been passed on in full. Near $3,190, the premium over the adjusted Chuan Park figure has to be justified by the lease and the new building alone. Then watch booking day. Selling half the units in a weekend would show demand deep enough for 1,056 homes; a slow start would suggest the price outran it. We will update this page against both on 13 February 2027.

Wider context sits in our GLS pipeline tracker and the Singapore price trends dashboard. Supply and resale-return figures are in our Chuan Grove investment analysis. Interested buyers can book a showflat viewing, register interest and get the latest e-brochure on the One Chuan Grove appointed developer sales website, where floor plans and the unit mix appear as they are released. Use this page as the yardstick to measure them against.

The short version, in eight lines

• One Chuan Grove is the official name for the Chuan Grove GLS site: 1,056 homes in five blocks, preview targeted for 13 Feb 2027.
• Land cost a blended $1,355 psf ppr. Eight of nine private and mixed-use sites tendered from April to September 2026 cost more.
• Our indicative range is $2,820–$3,190 psf, not developer-confirmed. Near-identical land at The Orie and Vela Bay launched at $2,730 and $2,869.
• That range sits at or above Chuan Park, and 27% or more above the newest completed resale nearby.
• About 58% of homes are one- or two-bedroom types, which on our range come in under $2.3M.
• Lorong Chuan MRT is a short walk, quoted at 250m by the developers and 440m from the middle of the site on our data.
• Four primary schools lie within about 1km and ten within 2km. Kuo Chuan balloted among citizens within 1km in 2026; St. Gabriel's did not need to.
• Gross rental yield works out around 2.0–2.8% (est.), so this is a home first and an income asset second.

What to do with this: work out what your current home nets after the CPF refund and outstanding loan, and compare it against the size you need in the unit table above, not against the headline psf. At the preview, check the price list against The Orie's $2,730 and the adjusted Chuan Park figure of $2,730–$2,800.

Sources: URA tender award notices for the Chuan Grove sites (2025); Sing Holdings and Sunway Berhad announcements on the joint venture and amalgamation; the developers' preliminary project information and sales material released September–October 2026 (site area, blocks, unit mix, facilities, consultants, completion estimate); EdgeProp reporting of analyst launch-price expectations (July 2025), Chuan Park's launch weekend (11 November 2024), the 2026 GLS tender results and 2025 million-dollar HDB resales; LTA announcement of Circle Line Stage 6 (opened 12 July 2026) and the Cross Island Line Phase 1 target; MOE Primary 1 registration results for 2025 and 2026 compiled in our schools dataset; our amenity dataset (NEA, NParks, SportSG, MOH and mall directories, geocoded via OneMap); URA caveat records compiled in our transaction and rental datasets; IRAS and MAS for duties and financing rules. Figures marked (est.) are our estimates and subject to change at preview; indicative launch pricing is produced by our pricing model and is not developer pricing. Past performance of comparable projects is not indicative of future results. This page is research, not financial advice. PropertyInsider.sg is an independent research publication. The publisher’s agency is part of the developer’s appointed sales team for this project; that work sits outside the research desk and does not change our figures or verdict. See our editorial policy.

Page history

• 19 Oct 2026 — Refreshed from the developers' latest preliminary material. Added the site area (30,345 sqm), block heights, basements, architect and landscape consultant; the indicative unit mix with implied prices for each type; the facility list; a table of nine 2026 GLS tenders against this site's land cost; analyst launch-price expectations from 2025; Chuan Park's launch-weekend take-up and buyer profile; million-dollar HDB resales in Toa Payoh; the developers' sales record; ten primary schools within 2km and the international schools nearby; the Cross Island Line target; and the developers' 250m walking figure beside our own 440m. Completion now shows the developers' end-2030 estimate. The indicative range, $2,820–$3,190 psf, is unchanged. Added photos and marketing panels; the artist's impression moved to the gallery at the top of the page.
• 3 Oct 2026 — Wording pass. Region names now use URA's CCR, RCR and OCR labels, and several phrases were simplified for first-read clarity. No figure, date or source changed.
• 2 Oct 2026 — Link to the project’s appointed developer sales website reworded, so readers can see where to register interest, get the e-brochure and book a showflat viewing. Disclosure line updated to state that the publisher’s agency is part of the appointed sales team. No figure, table, source or FAQ answer changed.
• 30 Sep 2026 — Estimated breakeven restated on the PropertyInsider.sg cost model, which replaces the third-party cost stack used before: $2,456 psf ppr; indicative range now $2,820–$3,190 psf. Cost lines quoted in the text updated to match.
• 27 Sep 2026 — Refreshed for the official name, One Chuan Grove, and the developers' preliminary information: 1,056 units (from about 1,055), up to 27 storeys, 7 shops, a childcare centre, unit sizes, and preview and booking targets of 13 and 27 Feb 2027 (previously Q1 2027 est.). Added implied prices at the announced sizes, The Orie and Vela Bay as launched land comparables, a completed-resale cross-check, and 2026 Phase 2C ballot results in place of 2025. Corrected the lease remaining at completion to about 93–94 years (previously stated as 97–98, which counted from the wrong start date). Revised the rental estimate to rents from our own records. The indicative range, $2,820–$3,190 psf, is unchanged.
• 9 Sep 2026 — Plain-English pass. Prose rewritten for shorter sentences and first-read clarity. No figure, source or FAQ answer changed in substance.
• 20 Aug 2026 — Editorial pass: headings and framing made specific to this project. No figures changed.
• 19 Aug 2026 — Research read rewritten to the house standard, with the two-tender land timeline, the breakeven walk, the Chuan Park cross-check, 2025 ballot figures, the rental counter-case and the financing section.
• 31 Jul 2026 — Indicative range revised to $2,820–$3,190 psf (est.); blended land rate aligned to $1,355 psf ppr.
• 22 Jul 2026 — Page published.
• Next scheduled update — the 13 Feb 2027 preview, when the indicative range is replaced with the published price list and stack data.

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