Part 1 of 4 · Questions 1 to 3
The land deal
What was sold, how it compares, and what it says about launch prices.
Question 1
What was actually sold at Chuan Grove?
Separate what is official from what is only repeated online.
2H2024 Confirmed List
Plot 1
The larger plot, awarded first
- Tender closed
- 8 Jul 2025
- Awarded
- 17 Jul 2025
- Site area
- 15,831.5 m²
- Maximum floor area
- 47,495 m²
- Homes (URA estimate)
- About 555
- Winning bid
- $703.60M
- Land rate
- $1,376 psf ppr
- Bids received
- 7
- Above the runner-up
- 7.3%
1H2025 Confirmed List
Plot 2
The neighbouring plot, tendered after Plot 1's result
- Tender closed
- 4 Sep 2025
- Awarded
- 10 Sep 2025
- Site area
- 14,514.3 m²
- Maximum floor area
- 43,543 m²
- Homes (URA estimate)
- About 505
- Winning bid
- $623.91M
- Land rate
- $1,331 psf ppr
- Bids received
- 5
- Above the runner-up
- 2.9%
Source: URA tender results (Jul and Sep 2025); Sing Holdings SGX filings (Apr and Aug 2026), retrieved 8–9 Oct 2026.
Together the land cost $1,327.51M, or $1,355 psf ppr: land cost per sq ft of buildable floor area, not a home price.
The plots are now one project of 1,056 homes in five blocks, with sales targeted for Q1 2027 and completion expected in 2030 (SGX filing, 12 Aug 2026). There is no official T.O.P date yet, and the name "One Chuan Grove" seen online is not confirmed by the developer.
Homes per plot were URA estimates before the plots were combined. The 1,056 total is subject to approvals.
Question 2
Did the developer pay more than other suburban land buyers?
One headline premium can overstate it, so here is every comparable site.
Land rates at 15 suburban private housing sites
OCR private residential GLS sites, tenders closed Jul 2024 to Oct 2026, ranked by land rate ($ psf ppr). The month under each name is when its tender closed.
Chuan Grove plotsOther suburban private housing sitesMedian of the other 13 sites
Source: URA tender results; other sites as reported by EdgeProp, CBRE and 99.co, retrieved 8–9 Oct 2026. Each bar is one tender; EC and mixed-use sites excluded.
See every bid for both plots
Every bid in $ psf ppr. A dash means that firm did not bid for that plot. Seven bids for Plot 1, five for Plot 2.
| Bidder | Plot 1 (Jul 2025) | Plot 2 (Sep 2025) |
|---|---|---|
| Sing Holdings and Sunway | $1,376 | $1,331 |
| CDL Divine | $1,282 | – |
| Sim Lian Land and Sim Lian Development | $1,281 | $1,240 |
| Kingsford Huray Development | $1,251 | – |
| COLI (Singapore) | $1,203 | $1,293 |
| Intrepid Investments and TID Residential | $1,171 | $1,255 |
| Japura Development | $1,001 | $1,001 |
Source: URA tender results (Annex A), 8 Jul and 4 Sep 2025, retrieved 8–9 Oct 2026.
The two plots ranked 3rd and 4th of 15 suburban sites tendered from Jul 2024 to Oct 2026. Plot 1 was 2nd when it was awarded.
The premium depends on the period. The combined rate is 32.8% above the median of the other 13 sites, but only 6.0% above sites tendered from Sep 2025, as later sites sold for more. With 7 and 5 bids in a busy year, the price reflects a hot 2025 land market as much as these plots.
Most comparison values are media reports of URA results, and sites differ in location, size and timing. Plot 2 was tendered after Plot 1's result was public.
Question 3
Does the land price tell us what launch prices will be?
There is no official price and no published break-even, so this report gives neither.
What named analysts expected, and when they said it
Analyst estimates of the average launch price across all units ($ psf), published Jul–Sep 2025. Axis starts at $2,500 psf.
Analyst estimate (dated, not a forecast)
Source: CBRE, SRI and PropNex via EdgeProp, 99.co and Mingtiandi (Jul and Sep 2025), retrieved 8–9 Oct 2026. Five estimates, all-unit averages.
$1,355 psf ppr
Land only, per sq ft of buildable floor area (verified)
$1,504 psf ppr
Land plus stamp duties: a cost floor, not a break-even
Analysts at CBRE, SRI and PropNex expected an average of about $2,600 to $2,850 psf in Jul–Sep 2025. These estimates are 13 to 15 months old, pre-date the merged project and are averages across all unit types.
The verified cost floor is $1,504 psf ppr (land plus stamp duties). It leaves out construction, financing and profit, so it is not a break-even. Recent launches on similar land, Vela Bay and The Orie, sold at about 2.0 to 2.1 times their land rate; that is context, not a forecast.
These multiples compare home prices with land cost per sq ft of floor area and should not be used to estimate Chuan Grove's price. Launch-weekend averages are developer-reported.
Part 2 of 4 · Questions 4 to 5
Prices on the ground
What buyers have actually paid nearby, per sq ft and in total.
Question 4
What are buyers actually paying on this street today?
Chuan Park, about 450 m away, is the closest real price reference on this street.
Median price per sq ft: Chuan Park new sales vs resale condos
Achieved prices, 12 months to Q2 2026. New sale and resale are different sale types and are shown in separate groups.
Chuan Park, new saleResale
Source: PropKaki summary of URA records, 12 months to Q2 2026, retrieved 8–9 Oct 2026. Sales: Chuan Park 109; The Scala 18; Sky Habitat 11; Sky Vue 18; Jadescape 80; Park Colonial 45; Garden Residences 49; Affinity 91.
Chuan Park's new sales reached a median of $2,668 psf (109 sales, 12 months to Q2 2026) and have held in a narrow band since its 2024 launch.
That is about 35% above The Scala and 22% to 34% above Sky Vue and Sky Habitat. Gaps against newer condos farther away range from 13.6% to 44.4%, so age alone doesn't explain them, and none measures what Chuan Grove will achieve.
Figures are published summaries of URA sale records. Nearby resale samples are 11 to 18 sales each, and two of the three projects are in Bishan.
Question 5
Price per sq ft or total price: which matters for your budget?
Buyers pay the total price, and it doesn't always move with price per sq ft.
Chuan Park by bedroom type: per sq ft vs total price
Average achieved new-sale prices, 12 months to about Sep 2026. Each chart has its own scale.
Per sq ft
Total price
Chuan Park, new sale (average)
Source: ShiokNest citing URA REALIS, 12 months to about Sep 2026, retrieved 8–9 Oct 2026. Sales: 2BR 43, 3BR 44, 4BR 25 (may include 5BR).
At Chuan Park, 2-bedrooms averaged $2.04M, 3-bedrooms $3.22M and 4-bedrooms $3.81M. The largest homes had the lowest price per sq ft but the highest total price.
Against newer resale 3-bedrooms, Chuan Park's price per sq ft is similar but its total is higher because its units are bigger (3 to 8 sales per project, so read it as a pattern). Once Chuan Grove's sizes are out, compare the total price for the size you need.
3-bedroom homes: Chuan Park vs recent resales
Chuan Park new-sale average (12 months to about Sep 2026) and recent resale 3-bedroom sales. Every resale row rests on fewer than 10 sales, and windows differ by row.
| Project | Size (sq ft) | Per sq ft | Total price | Sales |
|---|---|---|---|---|
| Chuan Park (new sale, average) | About 1,197 | $2,691 | $3.22M | 44 |
| Sky Habitat (average) | About 1,213 | $2,198 | $2.67M | 5 |
| Sky Vue (average) | About 1,141 | $2,419 | $2.76M | 3 |
| The Scala (May–Nov 2025) | 1,044 | $1,834–2,011 | $1.92M–2.10M | 4 |
| Park Colonial (Mar–Apr 2026) | 936–1,066 | $2,449–2,720 | $2.33M–2.90M | 5 |
| Jadescape (Jan–Apr 2026) | 904–1,152 | $2,489–2,607 | $2.25M–2.92M | 5 |
| Forest Woods (Sep 2025–Jun 2026) | 926–1,173 | $2,029–2,322 | $2.00M–2.38M | 8 |
Source: ShiokNest citing URA REALIS and published URA summaries, retrieved 8–9 Oct 2026. Approximate sizes are average price ÷ average psf.
Scenario, not a forecast
Scenario, not a forecast: illustrative total prices at the 2025 analyst band
Example sizes multiplied by the Jul–Sep 2025 analyst band of $2,600 to $2,850 psf. Chuan Grove's sizes and prices have not been published.
| Example size (scenario) | At $2,600 psf | At $2,850 psf |
|---|---|---|
| 1,000 sq ft, scenario | $2.60M | $2.85M |
| 1,100 sq ft, scenario | $2.86M | $3.14M |
| 1,200 sq ft, scenario | $3.12M | $3.42M |
Source: arithmetic on the named-analyst estimates shown in Question 3. The sizes are examples only, and the analyst figures are dated averages across all unit types. This is not an indicative price.
Want this comparison for your size and budget once Chuan Grove's prices are out?
WhatsApp for a comparisonPart 3 of 4 · Questions 6 to 8
Supply and location
New homes coming, who competes, and what is nearby.
Question 6
How many new homes are coming, and how certain are they?
Each number below says how certain it is.
1,972
Confirmed new homes in the Lorong Chuan cluster (Chuan Park 916, Chuan Grove 1,056)
2,749
Confirmed new homes within about 2 km, adding The Orie in Toa Payoh
About 97%
Chuan Park homes sold (886 to 889 of 916) by Aug–Sep 2026
935 and 235
Potential, not confirmed: about 935 homes at a third Chuan Grove site and about 235 at Serangoon North View, sold only if triggered; not in the totals
New private homes near Chuan Grove, by certainty
Homes per project or site, grouped by distance. Solid bars are confirmed projects; dashed outlines are Reserve List sites that are sold only if triggered.
Chuan Grove (confirmed)Other confirmed projectPotential, not confirmed
Source: Sing Holdings SGX filings; URA GLS pages; Frasers Property; EdgeProp, ERA, PropNex and Huttons, retrieved 8–9 Oct 2026. Reserve List counts are estimates.
Two confirmed projects add 1,972 homes on this street: Chuan Park (916, expected 2028) and Chuan Grove (1,056, expected 2030). Within about 2 km, The Orie in Toa Payoh brings it to 2,749.
Two Reserve List sites (about 935 and about 235 homes) would add more only if triggered, and PropNex rates the third Chuan Grove site's chance as relatively low. Further out, Thomson Reserve and Hougang Central may compete for some buyers. Island-wide, 42,472 homes are in the pipeline, including executive condominiums (ECs).
Totals count confirmed projects only. Without a count of existing condos nearby, 1,972 can't be called large or small for the area.
Question 7
Who would a Chuan Grove buyer compete with, now and later?
Competition changes over time, from launch to resale.
From new homes built to homes still for sale
The Lorong Chuan cluster (Chuan Park and Chuan Grove), status in Aug–Sep 2026
Cluster total and developer-held stockChuan Grove's own homes
Source: Sing Holdings SGX filings; developer sales chart via PropertyNet; ShiokNest citing URA REALIS, retrieved 8–9 Oct 2026.
- Nov 2024Chuan Park sells 696 of 916 homes (76%) on launch weekend.
- Aug–Sep 2026Chuan Park about 97% sold. Of about 1,083 to 1,086 unsold homes on the street, 1,056 are Chuan Grove's.
- Q1 2027 (target)Chuan Grove's sales launch, subject to approvals.
- 2028 (expected)Chuan Park expected to complete. Any unsold Chuan Grove homes may then compete with Chuan Park owners who sell.
- 2030 (expected)Chuan Grove expected to complete. The 1,972 new homes then form one resale pool.
Chuan Park sold fast, then more slowly, reaching about 84% by Jul 2025. With 1,056 of the street's unsold new homes being Chuan Grove's own, its main competition at launch is likely to be its own units.
At its expected 2030 completion it would be the newest project here. Only Chuan Park matches it on location, tenure, age and price; older resale condos sit at lower price levels. Being newest is a position, not a promise of higher resale prices.
Chuan Park's 2024 sales don't predict Chuan Grove's pace. How many Chuan Park owners will sell, and when, is not known.
Question 8
Location around here: what sits close to the site?
How far is the MRT, and which schools are near?
What is within 500 m and 1 km
Places within about 1 km, drawn to scale from OneMap coordinates. The site point is approximate (about 100 m either way). Numbers match the table below.
| Place | Type | Straight line |
|---|---|---|
| 1 · NTP+ | Mall | About 80–180 m |
| 2 · St Gabriel's Primary | Primary school | About 190–320 m |
| 3 · Lorong Chuan MRT (CC14) | MRT, Circle Line | About 300–450 m |
| 4 · Chuan Park | New-sale condo | About 450 m |
| 5 · The Scala | Resale condo | About 510 m |
| 6 · Kuo Chuan Presbyterian Primary | Primary school | About 580–790 m |
| 7 · CHIJ Our Lady of Good Counsel | Primary school | About 790–850 m |
| 8 · Yangzheng Primary | Primary school | About 0.8–1.0 km |
Just beyond 1 km
| Place | Type | Straight line |
|---|---|---|
| Sky Habitat | Resale condo (Bishan) | About 1.0 km |
| Sky Vue | Resale condo (Bishan) | About 1.1 km |
| Serangoon MRT (CC13/NE12) | MRT interchange | About 1.1 km |
| Bishan MRT (CC15/NS17) | MRT interchange | About 1.2 km |
Source: OneMap (SLA), retrieved 8–9 Oct 2026. Site point estimated; no official address yet.
Lorong Chuan MRT, about 300 to 450 m away, is one stop from both the Serangoon and Bishan interchanges, and NTP+ is next door.
For schools near the 1 km mark, such as Yangzheng Primary, the Primary 1 distance will depend on the address point, which isn't assigned yet.
Approximate site (about 100 m either way); straight-line distances, not walking times.
Part 4 of 4 · Questions 9 to 10
Owners, unknowns and risks
Nearby resale prices, open questions and risks.
Question 9
For owners nearby: what has happened to resale prices?
Past gains are easy to read as a launch effect. This data doesn't show that link.
Annual average resale price per sq ft at three nearby condos
2021 to 2026 to about September; annual averages from one portal, not medians. All three charts share one scale.
The Scala
Sky Habitat
Sky Vue
Full-year average2026 to about September (part year)
Source: ShiokNest citing URA REALIS, retrieved 8–9 Oct 2026. 16 to 42 resales a year per project; 2026 to date: 8, 5 and 12.
Resale averages at The Scala, Sky Habitat and Sky Vue rose 21% to 27% from 2021 to 2025, and 63% to 85% of each rise was already in the 2024 average.
With no market index to compare against, the data can't show whether these condos beat the market or whether nearby launches played a part. For owners, the next milestone is Chuan Park's expected 2028 completion and how many of its owners sell.
Annual averages from one portal, before costs. 2026 is a partial year.
Question 10
What is still unknown, and what could change the picture?
Know which claims online are confirmed before relying on them.
5 blocks
One of 24 storeys and four of 27 storeys (SGX, 12 Aug 2026)
Not yet
Official unit mix, sizes and prices have not been published
$464.6M
ABSD waiver at stake if not every home is sold in time
Jul & Sep 2030
Deadlines to sell every home (derived), Plot 1 and Plot 2
What could make selling or reselling harder
Plain-word levels as of 9 Oct 2026. Not a forecast.
| Area | Level | Why |
|---|---|---|
| Same-street supply | Moderate | Chuan Park (916 homes, about 450 m away) overlaps on location, age and price. |
| 2026–27 launch pipeline | Moderate | Thomson Reserve and Hougang Central; analysts forecast 8,400 to 9,732 new-launch units in 2026. |
| Newer projects at resale | Lower | Chuan Grove would be the newest here in 2030, unless the third site is built. |
| Chuan Grove's own homes at resale | Unclear | No unit mix yet, so same-type competition can't be measured. |
| Reserve List sites | Unclear | About 935 and about 235 homes, sold only if triggered. |
| Developer sale timeline | Unclear | A reason to sell through; the effect on pricing can't be predicted. |
| Not measurable yet | Unclear | Market momentum (OCR prices −0.1% in Q2 2026), total prices, resale turnover and buyer profiles can't be assessed yet. |
Source: URA private housing release (24 Jul 2026); IRAS rules on ABSD for housing developers; Sing Holdings SGX filings; analyst commentary; retrieved 8–9 Oct 2026.
Only the total is confirmed: 1,056 homes in five blocks. With no unit mix yet, competition between same-type homes can't be measured.
Developers pay 40% ABSD on residential land, and 35% of it is waived only if every home is built and sold within five years. For Chuan Grove that points to about Jul and Sep 2030, with $464.6M at stake. That is a reason to sell through, not a prediction of prices or discounts.
Deadlines assume the land was acquired on the award dates. A smaller repayment may apply if at least 90% of homes are sold.
What to watch
What to watch before the launch, and after
These five details will matter most once they are released.
01
Official prices and sizes at preview
Compare the total price for the size you need against Chuan Park's achieved prices. Until then, the 2025 analyst band is the only range on record.
02
The unit mix by bedroom type
It decides how many homes like yours will sell alongside it.
03
Any 2026 analyst updates
Current estimates are over a year old.
04
Whether the third Reserve List site is triggered
It would add about 935 homes on the same street.
05
Chuan Park resales around its 2028 completion
How many owners sell will shape resale competition.
Also worth tracking: URA's suburban price index, and the Thomson Reserve preview on 17 Oct 2026 as a reference for another large launch.
A monitoring list, not a recommendation to buy, sell or wait.