Is One Chuan Grove worth a look?
One Chuan Grove is worth a close look for families who want to stay around Bishan, Serangoon and Lorong Chuan, and less so for investors chasing rent. The location holds up: an MRT station about 440m away, four primary schools within about 1km, and a mall next door. The price is the open question. Our estimate of $2,820 to $3,190 psf (est.) sits at or above Chuan Park across the road, and at least 27% above the newest completed resale nearby.
One Chuan Grove is the official name for the site we tracked as Chuan Grove GLS. It is a planned 1,056-unit, 99-year leasehold condominium off Lorong Chuan in District 19, by Sing Holdings and Sunway Developments. Preview is targeted for 13 February 2027 and booking for 27 February 2027. This review checks the project against four things you can measure before the showflat opens: what the land cost, which schools are near, what is within walking distance, and what nearby homes resell for.
The short version
- Units and height1,056 homes, up to 27 storeys
- Preview and booking (targets)13 Feb 2027 and 27 Feb 2027
- Land cost, two plots blended$1,355 psf ppr
- Our indicative launch range$2,820–$3,190 psf (est.)
- Lorong Chuan MRT (CC14)About 440m, 7 minutes on foot (est.)
- Primary schools within about 1km4
- Newest nearby resale, past year$1,991–$2,227 psf
Four terms used in this review
- psfPrice per square foot: a home's price divided by its floor area
- psf pprWhat the developer paid for land, per square foot of floor space it is allowed to build
- BreakevenOur estimate of what each square foot costs the developer once land, building, finance, fees and marketing are added up
- Phase 2CThe Primary 1 registration stage for children with no sibling, alumni or other link to the school. Distance from home decides who gets in
What is One Chuan Grove?
It is one condominium built across two plots of state land at Chuan Grove, just off Lorong Chuan. The joint venture of Sing Holdings (65%) and Sunway Developments (35%) won the first plot in July 2025 and the second in September 2025. The two are being built as a single project. The developers released the name and a preliminary plan in September 2026.
That plan lists 1,056 homes in blocks of up to 27 storeys, plus 7 shops of about 409 sq ft each and a childcare centre. Completion is expected around 2031 (est.). The unit sizes are below. All of them are preliminary and can change at preview.
| Unit type | Size (sq ft) | Size (sqm) |
|---|---|---|
| 1-bedroom | ~474 | 44 |
| 2-bedroom, 2-bedroom + study | 581–710 | 54–66 |
| 3-bedroom, 3-bedroom flexi | 807–1,001 | 75–93 |
| 4-bedroom | 1,076–1,356 | 100–126 |
| 5-bedroom | ~1,561 | 145 |
| Shop (7 units) | ~409 | 38 |
How we checked this
Every number here comes from a named source or from our own datasets. Land prices are from URA's tender award notice and the joint venture's announcements, checked against our land-sales records. School distances are straight lines from OneMap coordinates to the site, and ballot figures are MOE's 2025 and 2026 Primary 1 results. Amenity distances come from our dataset of 959 places built from NEA, NParks, SportSG, MOH and mall directories.
Resale prices come from URA caveats in our transaction records. We use the median price per square foot over the year to August 2026, for resales where the earlier purchase is also on record. That covers most resales but not all of them. The launch price is our estimate, not the developer's. It will be replaced by the real price list at preview.
What does the land price say about the launch price?
It sets a floor, and a fairly high one. The two plots cost $703.6M and $623.9M, or $1,327.5M in total. The developers may build 979,924 sq ft of floor space. Divide one by the other and you get $1,355 per square foot of buildable space.
| Site | Land psf ppr | Launched at, or our estimate |
|---|---|---|
| Hougang Central GLS (D19) | $1,179 | $2,580–$2,920 (est.) |
| Chuan Park, 2022 collective sale (D19) | $1,203 | $2,596 average, old floor-area rules |
| Chuan Grove plot 2, Sep 2025 | $1,331 | Part of One Chuan Grove |
| One Chuan Grove, both plots | $1,355 | $2,820–$3,190 (est.) |
| The Orie, Toa Payoh (D12) | $1,360 | $2,730 average |
| Chuan Grove plot 1, Jul 2025 | $1,376 | Part of One Chuan Grove |
| Vela Bay, Bayshore (D16) | $1,388 | $2,869 average |
Land is only part of the bill. Add building costs, professional fees, interest and marketing, and we estimate the developer breaks even at about $2,456 psf. Developers usually price 15% to 30% above breakeven. That gives our range of $2,820 to $3,190 psf. The full method is in our pricing methodology, and the cost stack is on the One Chuan Grove project page.
The two launched projects in the table are the useful check. The Orie paid almost the same for its land and sold at an average of $2,730 psf. Vela Bay paid slightly more and sold at $2,869. Both fall under the same floor-area rules as One Chuan Grove. So the lower half of our range has real precedent behind it. The top half would need buyers to pay more than they did at either.
In dollars, a 581 to 710 sq ft two-bedroom works out to about $1.64M to $2.26M (est.) across the range. A 807 to 1,001 sq ft three-bedroom works out to about $2.28M to $3.19M (est.). None of these are developer prices.
Which primary schools are near One Chuan Grove, and how hard are they to get into?
Four schools sit within about 1km in a straight line. Only one of them was hard to enter in 2026 for families with no link to it. The table shows Phase 2C, the stage where living nearby matters most.
| School | Distance | 2025 Phase 2C | 2026 Phase 2C |
|---|---|---|---|
| St. Gabriel's Primary (boys) | ~0.31km | 70 applied for 82 places, no ballot | 85 for 83, only permanent residents beyond 2km balloted |
| Kuo Chuan Presbyterian Primary | ~0.57km | 113 for 59, citizens within 1km balloted | 82 for 48, citizens within 1km balloted |
| CHIJ Our Lady of Good Counsel (girls) | ~0.92km | 44 for 93, no ballot | 28 for 89, no ballot |
| Yangzheng Primary | ~0.94km | 98 for 47, citizens within 1km balloted | 56 for 55, balloted |
Kuo Chuan Presbyterian is the one to plan around. In both years there were far more children than places at Phase 2C, and the draw ran among citizens living within 1km. Living nearby gets a child into that draw. It does not guarantee a place. St. Gabriel's is the easier case: every citizen applicant at Phase 2C got in, in both years. Yangzheng was tight in 2025 and almost exactly full in 2026.
Two popular schools sit a little further out, between 1km and 2km. Pei Chun Public (~1.59km) and Catholic High (~1.74km) both balloted at Phase 2C in 2026. In both, the draw was still running among citizens inside 1km when places ran out. So a family from One Chuan Grove, in the 1km to 2km group, got no Phase 2C place at either.
These distances are straight lines to the site. MOE uses its own measurement from the home's final postal address, which One Chuan Grove does not have yet. Check on MOE SchoolFinder once the address is issued. The wider pattern is in our study of primary schools and new launch demand and on the schools map.
What is within walking distance?
Shopping and transport are close. Food centres and parks are not. The table lists the nearest place in each category from our amenity dataset.
| Amenity | Nearest | Distance | Walk (est.) |
|---|---|---|---|
| Shopping mall | NTP+ at New Tech Park | ~0.19km | 3 min |
| International school | Australian International School | ~0.30km | 5 min |
| MRT station | Lorong Chuan (CC14) | ~0.44km | 7 min |
| Secondary school | Kuo Chuan Presbyterian Secondary | ~0.57km | 9 min |
| Junior college | Nanyang Junior College | ~0.72km | 11 min |
| Sports centre | Burghley Squash & Tennis Centre | ~0.95km | 14 min |
| Larger malls | Junction 8 (Bishan), NEX (Serangoon) | ~1.26km, ~1.36km | One MRT stop each |
| Hawker centre | Toa Payoh Lorong 8, Blk 210 | ~1.33km | 20 min |
| Polyclinic | Serangoon Polyclinic | ~1.55km | 23 min |
| Large park | Bishan-Ang Mo Kio Park | ~1.65km | 25 min |
The trains are the strong point. Lorong Chuan is on the Circle Line, one stop from the Serangoon interchange (North East Line) and one from Bishan (North South Line). On 12 July 2026, Circle Line Stage 6 opened and closed the loop, so trains from Lorong Chuan now reach Keppel and Prince Edward Road without a change. Nothing in that list is still being built.
The weak point is food. No hawker centre sits within 1km, and the nearest is a 20-minute walk. The NTP+ mall next door and the project's own shops will cover daily needs. Families who eat at hawker centres most days will be taking a bus or driving.
What do condos near One Chuan Grove resell for?
Well below our launch estimate. Over the year to August 2026, the newest completed condos within about 2km resold for a median of $1,991 to $2,227 psf. Older ones from the 1990s and 2000s resold closer to $1,600.
| Condo (completed) | Distance | Median resale psf, past year | Resales in that year | Made a profit, all resales | Median yearly return |
|---|---|---|---|---|---|
| Sky Vue (2016) | ~1.0km | $2,227 | 18 | 99.2% of 263 | 3.0% |
| Forest Woods (2020) | ~1.9km | $2,084 | 20 | 100% of 156 | 4.4% |
| The Tre Ver (2022) | ~1.5km | $2,005 | 51 | 100% of 304 | 3.8% |
| Sky Habitat (2015) | ~1.0km | $1,999 | 9 | 80.9% of 152 | 1.8% |
| The Scala (2013) | ~0.6km | $1,991 | 16 | 98.9% of 282 | 3.1% |
| Sunglade (2003) | ~1.2km | $1,658 | 13 | 88.1% of 452 | 4.7% |
| Chiltern Park (1995) | ~0.5km | $1,594 | 7 | 76.6% of 376 | 2.4% |
| The Springbloom (1999) | ~0.5km | $1,584 | 8 | 83.2% of 351 | 2.8% |
The gap is wide. At $2,820 psf, the bottom of our range, One Chuan Grove would cost about 27% more per square foot than Sky Vue and 42% more than The Scala. On a 1,000 sq ft home, the gap to The Scala is about $830,000.
Part of that gap buys something. A buyer at One Chuan Grove gets a brand-new building in 2031 and a lease that began in 2025. The Scala's lease began in 2010. Part of it is measurement. Projects approved after June 2023 count floor area slightly differently, which pushes their psf up by roughly 5% to 8% for the same home. Adjusted that way, Chuan Park's $2,596 average is worth about $2,730 to $2,800 like for like.
The resale record itself is reassuring for the area. Across District 19, 94.0% of 14,848 matched resales made a profit, at a median of 3.2% a year over a median hold of 8.2 years. The Scala, the closest well-traded condo, made money on 279 of its 282 recorded resales. Those are past results. They say the area has held value, not that a buyer at a higher entry price will do the same. The full district data is on our resale exit dashboard.
What stands in One Chuan Grove's favour?
Four things hold up well under the data. The station is 440m away on a line that is complete, so no part of the case depends on a future opening. Two primary schools, St. Gabriel's and Kuo Chuan Presbyterian, are within about 600m. One joint venture owns all the new land on this stretch of Lorong Chuan, so no rival launch next door can undercut the price. And the area's own resale history is strong, with 94% of District 19 resales in profit.
The unit mix also widens the buyer pool. Chuan Park, on our records, sold no one-bedroom units. A one-bedroom at about 474 sq ft works out to $1.34M to $1.51M on our range (est.), which is within reach of buyers that a three-bedroom is not.
Where is the case weakest?
Price first. Every completed condo nearby is cheaper per square foot, most by a wide margin, and a buyer who has to sell early will be competing with them. Second, supply on one street. Chuan Park's 916 homes are due around 2027 to 2028 and One Chuan Grove's 1,056 around 2031 (est.), so nearly 2,000 new homes will be looking for tenants and later buyers on the same road. Third, rent. On rents of about $5.44 to $6.53 psf a month at nearby condos, the gross yield at our range is about 2.0% to 2.8% (est.), before property tax, maintenance and empty months. The return from here would have to come mostly from price growth.
The investment side, including supply across the North-East and returns by unit size, is worked through in our Chuan Grove investment analysis.
Who should look at One Chuan Grove?
It suits owners already living around Bishan, Serangoon, Ang Mo Kio and Toa Payoh who want a newer home without changing schools or routines. It suits families planning for Kuo Chuan Presbyterian or St. Gabriel's who accept that the ballot is not guaranteed. It suits buyers with a horizon of seven years or more, who will be holding past completion and past the four-year Seller's Stamp Duty window. It suits less well anyone who needs the cheapest home in the area, anyone buying mainly for rent, and anyone whose whole budget is the proceeds of an HDB flat with nothing on top.
The short version
Six things to take away.
What we found
- What it isOne Chuan Grove is the Chuan Grove GLS site: 1,056 homes, preview targeted for 13 Feb 2027
- Land cost$1,355 psf ppr, close to The Orie and Vela Bay
- Our price estimate$2,820–$3,190 psf (est.); The Orie and Vela Bay launched at $2,730 and $2,869
- SchoolsFour within about 1km; Kuo Chuan is the one that balloted among citizens within 1km
- AmenitiesMall, MRT and schools within 10 minutes on foot; no hawker centre within 1km
- Resale nearby$1,991–$2,227 psf for the newest completed condos, at least 27% below our range
So what should you do with this?
- Get a bank's in-principle approval before 13 February 2027, so you know which unit sizes you can actually afford.
- At preview, compare the price list with The Orie's $2,730 psf and Chuan Park's adjusted $2,730 to $2,800, not with the older resale prices.
- If a school place matters, confirm the distance on MOE SchoolFinder for your chosen block once the address is issued.
Interested buyers should visit the One Chuan Grove appointed developer sales website to register interest, get the latest e-brochure and book a showflat viewing; earlier renderings are on thechuangrove.sg. We will update this review and the One Chuan Grove project page with the real prices when the list is published.
Frequently asked questions
Is One Chuan Grove a good buy?
It depends on why you are buying. For families who want to live near Lorong Chuan MRT and four primary schools, the location holds up well. For investors, our estimated price of $2,820 to $3,190 psf (est.) implies a gross rental yield of about 2.0% to 2.8% (est.), so returns would depend on price growth. We do not give investment advice.
What is the One Chuan Grove launch price?
No price list has been released. Our indicative range is $2,820 to $3,190 psf (est.), worked up from an estimated breakeven of about $2,456 psf. Two launches on similar land, The Orie and Vela Bay, averaged $2,730 and $2,869 psf. The price list is expected at the preview targeted for 13 February 2027.
How much did the land for One Chuan Grove cost?
Sing Holdings and Sunway Developments paid $703.6M for the first Chuan Grove plot in July 2025 and $623.9M for the second in September 2025. That is $1,327.5M for 979,924 sq ft of buildable floor space, or $1,355 psf ppr.
Which primary schools are within 1km of One Chuan Grove?
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), measured in a straight line. In 2026, Kuo Chuan's Phase 2C had 82 applicants for 48 places and balloted among citizens within 1km. MOE measures from the final address, so confirm on MOE SchoolFinder.
What amenities are near One Chuan Grove?
NTP+ mall is about 190m away, the Australian International School about 300m and Lorong Chuan MRT about 440m. Junction 8 and NEX are one MRT stop away. The nearest hawker centre, at Toa Payoh Lorong 8, is about 1.3km away, and the nearest large park is Bishan-Ang Mo Kio Park at about 1.65km.
What do condos near One Chuan Grove resell for?
Over the year to August 2026, the newest completed condos nearby resold for a median of about $1,991 to $2,227 psf, including The Scala, Sky Habitat, The Tre Ver, Forest Woods and Sky Vue. Older condos from the 1990s resold near $1,600 psf. Chuan Park, still under construction, averages $2,596 psf on its sales.
When is the One Chuan Grove showflat preview?
The developers are targeting a preview on 13 February 2027 and booking on 27 February 2027. These are announced targets and can move. Showflat viewing registration is handled on the One Chuan Grove project site.
Sources & methodology
Land figures come from URA's award notice for the first Chuan Grove site (press release PR25-39), the joint venture's announcements on both awards, and our land-sales and project records. Launch averages for The Orie, Vela Bay and Chuan Park are the average psf on caveats in our project dataset. The indicative range is our breakeven estimate times a 1.15 to 1.30 margin band, rounded, as set out in our pricing methodology.
School distances are straight-line distances from OneMap coordinates to the site; ballot results are MOE's 2025 and 2026 Primary 1 registration results as compiled in our schools dataset. Amenity distances use our dataset of 959 places from NEA, NParks, SportSG, MOH, OpenStreetMap and mall directories; parks are included only from 10 hectares, a threshold we set. Resale figures are URA caveats matched to an earlier purchase of the same unit, compiled 14 August 2026; the past-year medians cover September 2025 to August 2026. Rents are from the rental records in the same dataset. Circle Line Stage 6 details are from LTA. Project details are the developers' preliminary information released in September 2026.
Disclaimer. Independent research published for general information and education. Not financial, investment, legal or property advice, and it does not account for your circumstances. Figures marked (est.) are our estimates, not developer-confirmed prices. Resale returns are gross figures from caveat data and exclude duties, interest and fees. Past performance of nearby projects does not predict future results. Compiled in good faith as at 27 September 2026 but not guaranteed; check against URA, MOE, LTA, MAS and IRAS publications. 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.
Update history
- Link to the project’s appointed developer sales website reworded, so readers can see where to register interest and book a showflat viewing; disclosure updated to match. No figures changed.
- Published after the developers released the name One Chuan Grove and preliminary details: 1,056 units, up to 27 storeys, 7 shops, a childcare centre, unit sizes, and preview and booking targets of 13 and 27 February 2027. Next update: when the price list is published at preview.
