Chencharu Central Residences: mid-table land with a bus interchange built in.

Chencharu Central Residences is the official name for the mixed-use development at Chencharu Close in Yishun, District 27. Four firms are building it: Evia Real Estate, Gamuda Land, Ho Lee Group and Master Contract Services. They won the land in September 2025 at $980 psf ppr. The project sits about 460m from Khatib MRT, with a bus interchange, a hawker centre and shops built into its podium. The preview is targeted for 16 January 2027.

This review helps buyers gain clarity before the showflat opens. The estimated psf and the full data record sit on our Chencharu Central Residences project page.

What do we know about Chencharu Central Residences so far?

Here are the preliminary details. Floor plans and prices come at preview.

Take out the shops and the bus and food space, and the homes share roughly 898,000 sq ft. That is about 1,040 sq ft of floor space for each of 864 homes. This is post-harmonised floor area, so it does not include air-con ledge spaces. It does include lobbies and corridors, so it is not a unit size. But it fits a mix that runs up to five bedrooms, not one built around studios.

Where to get official details: interested buyers should visit the Chencharu Central Residences appointed developer sales website. You can register interest and get the latest e-brochure there, and book a showflat slot for the 16 January preview.

Is $980 psf ppr cheap for OCR land?

It is mid-table. The table lists every private-housing state site sold in the OCR since January 2024, excluding ECs.

Here are two findings. Six of the other 18 sites cost less, and twelve cost more. And of the four mixed-use sites with a large commercial podium, Chencharu Close was the cheapest. Tampines Street 94 cost 2% more, Hougang Central 20% more and Bayshore Drive 35% more. Location explains much of that gap. Those three are in older, busier towns.

The closest match is older. Tampines Avenue 11, awarded in July 2023 at $885 psf ppr, also had to include a bus interchange and a hawker centre. CBRE pointed to it when the tender closed. Chencharu Close cost about 11% more two years later.

The bidding was thin. Only three groups bid. A Frasers Property group came second at $818 psf ppr, and Sim Lian third at $670. The winning bid was 19.8% above the second. PropNex put the gap down to mixed views on an untested location.

What launch price does $980 psf ppr imply?

Land cost gives us an idea of what the starting price will be. Our model adds the other costs.

Divide $2,037.6 million by about 1.03 million sq ft and the breakeven is about $1,972 psf ppr. We add the 15% to 30% margin band that we measured across 42 launched projects. That gives an indicative range of $2,270 to $2,560 psf (est.). Part of that margin is not profit. It covers the gap between the floor area a developer pays for and the smaller area it can sell.

A second method points higher. Five similar OCR launches have so far sold at 2.41 to 2.67 times what their land cost.

Applied to $980, those multiples give about $2,360 to $2,620 psf. That band starts above our floor and ends above our top. Analysts were close to it when the tender closed. CBRE suggested an average of $2,450 to $2,550 psf, and PropNex above $2,300. So our cost model reads lower than the market evidence. If the developer prices the way Parktown and Pinery did, expect the upper half of our range or a little above. All of these figures are estimates, and none is developer-confirmed.

Parktown Residence, with its own bus interchange and hawker centre, is the closest launch to compare against. It sold 87% of its 1,193 homes on its February 2025 launch weekend, at an average of $2,360 psf.

How does that compare with Yishun resale prices?

Chencharu Central Residences will likely command a premium. The table covers the private condos within about 2.8km that resold most in the past two years, leaving out ECs.

North Park Residences is the closest match. It also sits over a mall and a bus interchange, beside Yishun MRT. Its homes resold at a median of $1,858 psf over the past two years. Our range sits 22% to 38% above it. The two newest condos nearby, The Commodore and The Watergardens at Canberra, resell at about $1,740 to $1,760 psf. All of these older projects are pre-harmonised, so their floor area included spaces such as air-con ledges. On today's basis their psf would read a few percent higher, which narrows the gap a little but does not close it.

Here is the good news. Of 2,287 recorded resales across these eight projects, 2,061 made money, or 90%. That matches District 27 as a whole, where 91% of 3,411 resales made money at a median of 2.6% a year. The losses cluster in two places: Orchid Park, where 153 of 621 sold at a loss, and Skies Miltonia, with 61 of 262.

Which primary schools are near Chencharu Central Residences, and who gets in?

One within 1km and five more within about 2km, on our straight-line estimates. The table shows Phase 2C results for both recent years.

Peiying is the school on the doorstep, and it has had places to spare. It took every Phase 2C applicant in both years. Its ballots came later, at the supplementary round for children who missed out elsewhere: 76 applicants for 59 places in 2026.

Northland is the school in demand. In both years it balloted at Phase 2C among citizens living within 1km, with about 140 applicants for about 40 places. At about 1.43km, a Chencharu Central Residences family would not have reached that ballot in either year. Naval Base, just outside 1km, balloted in 2025 (only among permanent residents within 1km) but not in 2026.

Ahmad Ibrahim and Yishun Primary sit within 30m of the 2km line in our data. MOE's own measure will decide which band they fall in. Ballot results change every year, and MOE measures distance its own way. So check on MOE SchoolFinder or OneMap's school query before you rely on any figure here. Our study of school demand and new launches explains how these ratios move. With thousands of new families due by 2040, Peiying's spare places may not last.

What is within walking distance today?

Schools, a polyclinic and the MRT are close. Malls and hawker food are a bus ride away until the podium opens.

The table shows why the podium matters. Today the nearest hawker centre is Chong Pang, about 1.7km away. The nearest malls are 1.4km to 1.5km away. Food and shops downstairs will change daily life here more than in a town that has them already.

For work, Seletar Aerospace Park is the nearest large employment hub, roughly 4km to 5km away. The CBD is about 15km in a straight line, reached by the North-South Line from Khatib without a change. For drivers, the North-South Corridor viaduct is now due to open in phases from 2029, two years late.

Plus points for Chencharu Central Residences

• Infrastructure that must be built. The bus interchange and hawker centre are conditions of the land sale.
• Good MRT connectivity. Khatib is about 460m away, and the North-South Line runs to Orchard and Raffles Place with no change.
• Mid-table land with more built in. It was the cheapest of the four OCR mixed-use sites with a large podium since 2024.
• School places nearby. Peiying, about 180m away, took every Phase 2C applicant in 2025 and 2026.
• A clean local resale record. 2,061 of 2,287 recorded resales in the eight nearby projects made money, including 230 of 234 at North Park Residences.

Minus points for Chencharu Central Residences

• A premium over resale. At $2,270 psf or more (est.), buyers pay 22% to 38% above North Park Residences' resale price. Buyers may opt for a comparable resale instead.
• A large cash outlay. A 1,000 sq ft three-bedroom at our range costs about $2.27 million to $2.56 million (est.). The 25% down payment on a first loan is $567,500 to $640,000, plus Buyer's Stamp Duty of about $83,100 to $97,600.
• A thin rental yield. North Park Residences rents average about $4.70 psf a month across 1,978 lodged contracts. At our range, that is a gross yield of about 2.2% to 2.5% (est.), before tax, fees and empty months.
• A town still being built. Chencharu finishes around 2040, about eight years after this project's estimated completion, so expect building work nearby for years.
• Cheaper ECs in the same district. Sembawang Road, Miltonia Close and Canberra Drive come out at $1,690 to $2,150 psf on our model, though with EC income and resale rules.

Our affordability calculator, stamp duty calculator and progressive payment calculator show how the cash works stage by stage.

The short version

So what should you do with this?

• Plan around $2,270 to $2,560 psf for now, and compare the price list against about $1,860 psf at North Park Residences and about $1,990 at Canberra Crescent Residences.
• If schools matter, check your child's school on MOE SchoolFinder once the address is final. Peiying and Northland behave very differently at ballot.
• Get a bank's in-principle approval before 16 January 2027. Then register on the official Chencharu Central Residences sales website for the e-brochure and a showflat slot.

Frequently asked questions

Sources & methodology

How we checked this

The land price and bids come from the tender results, which we reproduced. The winning bid was $1,012,588,990 for 96,008 sq m of floor area. Multiply the floor area by 10.7639 to get about 1.033 million sq ft, divide the bid by that, and you get $980 psf ppr. The same floor area on a 29,450 sq m site gives the plot ratio of 3.26.

The name, partners, unit types and preview date come from the developer's appointed sales team, 8 October 2026. Resale figures match each sale in URA caveat data to the earlier purchase of the same home, losses included.

Where the figures come from

The site, its bus interchange and hawker centre, and the 875-home cap are from HDB's tender launch release. The town plan is from HDB's Chencharu masterplan. The bids, site area, plot ratio and commercial space are as reported by EdgeProp and 99.co; CBRE's launch estimate is from its tender commentary. The 84-month completion term is from Gamuda Land's announcement. The North-South Corridor dates are from LTA and Mothership.

The cost breakdown and breakeven are our own estimates from the PropertyInsider.sg cost model, explained in our pricing methodology. Earlier land prices are from our land cost tracker. School results are MOE Primary 1 registration figures compiled in our schools dataset. Resale and rent figures are our own compilation of URA caveat data and lodged rental contracts, also mapped on our resale returns map. Amenity distances use the same straight-line and walking model as our project pages. The wider pipeline is in our GLS pipeline tracker.

See the full Chencharu Central Residences project page