Chencharu Central Residences (Chencharu Close GLS): Price, Site and Launch Guide
875 homes over a new bus interchange and hawker centre in the Chencharu precinct beside Khatib MRT, on land the Gamuda–Evia–Ho Lee consortium paid $980 psf ppr for — one of the lowest land costs of any private condominium in the pipeline. Named Chencharu Central Residences in the PropNex register on 22 October 2026.
Launching soon — estimated Q1 2027
In short: Chencharu Central Residences is the launch name of the Chencharu Close GLS site: a 99-year leasehold mixed-use development of 875 units in District 27, in the new Chencharu precinct beside Khatib MRT, built over a bus interchange and a hawker centre. A consortium of Gamuda (Singapore), Evia Real Estate and Ho Lee Group won the 316,459 sq ft site for $1.013 billion, or $980 per square foot per plot ratio; the tender closed on 11 September 2025 and HDB awarded it on 26 September 2025. The PropNex register listed the project as “Launching Soon” under its new name on 22 October 2026. The developers have not announced a preview date, so Q1 2027 remains my estimate. My land-cost model points to a launch average near $1,930–$2,100 psf — among the most affordable private launches in the pipeline.
Chencharu Central Residences at a glance
Sources: HDB tender for the Chencharu Close mixed-use site, closed 11 September 2025, awarded 26 September 2025 · Gamuda Bhd Bursa Malaysia filing, 29 September 2025 · PropNex project register, 22 October 2026 · Updated 23 Oct 2026
| Location | Chencharu Close, District 27 — Yishun, Sembawang · Outside Central Region |
|---|---|
| Developer | Gamuda (Singapore), Evia Real Estate and Ho Lee Group (50:30:20) |
| Tenure | 99-year leasehold |
| Site area | 316,459 sq ft |
| Gross floor area | 1,033,254 sq ft · plot ratio ≈ 3.27 |
| Land price | $1.01 billion · $980 psf ppr |
| Total units | 875 |
| Nearest MRT | Khatib (North–South Line (NS14)) · Yishun (North–South Line (NS13)) · Springleaf (Thomson–East Coast Line (TE4)) |
| Expected launch | Estimated Q1 2027 — not confirmed by the developers; the register lists it as Launching Soon (22 Oct 2026) |
| Est. TOP | Not yet published |
| Indicative pricing | Not released. Modelled range $1,930–$2,100 psf — see the pricing section |
Swipe to see the full table →
My take
The honest read on Chencharu Central Residences
$980 psf ppr. In a pipeline where three sites cost more than $1,700 and the median sits around $1,330, this is the second-cheapest land any private condominium developer has bought. Only Impressions at Dairy Farm (the Dairy Farm Walk site), at $963, sits below it. That makes this one of the two most affordable private launches in the pipeline before a single brochure has been printed.
Cheap land is not free money. It reflects where the site is: Chencharu, a new housing precinct being carved out of the old Chencharu area in Yishun, next to Khatib station. Yishun carries a reputation among Singaporeans that is mostly unfair and entirely persistent, and it does show up in pricing. If you are buying here, you are buying the precinct's future rather than its present.
The precinct is the actual case. Chencharu is being developed as an integrated housing area with new HDB blocks, a park, and community facilities planned around the existing Khatib station — the same playbook that worked in Punggol and is working in Tengah. Private stock inside a new precinct is scarce by design, and this project will be the private option for a long time.
At 875 units this is a large project, and the tender's 1.03 million sq ft of gross floor area is more than 875 homes need. The reason is on the record: HDB's tender conditions put a bus interchange of about 58,100 sq ft and a hawker centre of about 37,700 sq ft inside the development, and Gamuda's filing caps the commercial space at 135,625 sq ft. I still have not published an average unit size, because the residential share has not been confirmed.
The plain summary: this is the pipeline's value play. You will pay materially less per square foot than anywhere else on this list, and you will wait longer for the neighbourhood to become what the plan says it will be.
This suits you if you want the largest floor area your money can buy in a new launch, you are comfortable in the north, and you are buying a home for the next ten years rather than a trade. First-time private buyers priced out of $2,400 psf launches should look here first.
Skip it if you need the address to do work for you. Yishun does not carry a premium and will not for some time. Skip it too if you need the amenities to exist on the day you move in — much of the Chencharu plan is still to be built.
Pricing
Chencharu Central Residences price: among the cheapest land in the private pipeline
The developer has not released prices. What follows is an estimate built from the land bid, not a price list.
The Gamuda–Evia–Ho Lee consortium bid $1.013 billion for the site, or $980 per square foot per plot ratio, when the HDB tender closed on 11 September 2025 with three bids; HDB awarded it on 26 September 2025. The next bid, from a Frasers Property-led group, was $845 million, or $818 psf ppr. That land cost is roughly 26% below the pipeline median and about 46% below the Bukit Timah Road site.
Because the land is cheap, construction cost carries proportionally more weight in the final price here than in a central project. That makes the estimate below more sensitive to build-cost inflation than the ones on my Core Central Region pages, and it is the reason I would not narrow the range further than I have.
My model. Land cost is fact; every other line is a stated assumption. Nothing here is a price list.
| Line | $ psf | Where it comes from |
|---|---|---|
| Land | $980 | Confirmed — HDB GLS tender, closed 11 September 2025, awarded 26 September 2025 |
| Construction | $520 | My assumption for a large Outside Central Region development in 2026 |
| Interest, marketing, fees, contingency | +15% | My assumption — finance over the build, agency, professional fees |
| Estimated breakeven | ≈ $1,725 | Land + build + soft costs |
| Developer margin | 12–22% | The normal band for a Singapore launch |
| Modelled launch average | $1,930–$2,100 | An estimate, not a price |
Swipe to see the full table →
Two things this model cannot know: the unit mix, and how hard the developer wants to clear the first weekend. A mix weighted to compact units lifts the average psf without changing the maths above; a developer under ABSD time pressure prices at the bottom of the band and moves stock. When the Gamuda–Evia–Ho Lee consortium releases the real price list I will publish it here and leave this estimate visible next to it, right or wrong.
The site
The site: 875 homes over a bus interchange and a hawker centre
The parcel is 316,459 sq ft, and the tender implies a gross floor area over 1.03 million sq ft. Against 875 homes that works out at more than 1,180 sq ft per unit, which is not a plausible residential average for this market.
The explanation is in the tender conditions: the development must include a bus interchange of about 58,100 sq ft and a hawker centre of about 37,700 sq ft, and Gamuda's Bursa Malaysia filing of 29 September 2025 caps the commercial space at 135,625 sq ft (12,600 m²). Rather than publish an average unit size that would flatter the project, I have left it out until the developers confirm the residential split.
What that means is amenity on site from day one: the town's bus interchange and a hawker centre under the homes, plus shops, rather than a bus ride away — which in a still-developing precinct is worth more than an extra pool.
Location
Where Chencharu Central Residences actually is
The site is in Chencharu, the new housing precinct on the eastern side of Yishun, in District 27. It sits next to Khatib station on the North–South Line, which is the whole planning logic of the precinct — homes built around a station that already runs.
Yishun town centre and Northpoint City are one stop north at Yishun station, and they carry the retail, cinema and food-court load for the whole town. Yishun Pond Park, Lower Seletar Reservoir and the Khatib Bongsu nature area frame the precinct on three sides, which is a genuinely good set of green edges.
Khatib is also where Yishun Community Hospital and Khoo Teck Puat Hospital sit — relevant if healthcare access matters in your household. The commute to the CBD on the North–South Line is long and honest about it: this is a northern address, and you should test the actual journey time before you commit.
| Station | Line | Note |
|---|---|---|
| Khatib | North–South Line (NS14) | The station the Chencharu precinct is built around |
| Yishun | North–South Line (NS13) | Northpoint City and the town centre |
| Springleaf | Thomson–East Coast Line (TE4) | A second line, on the other side of the Seletar corridor |
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Site coordinates for this parcel are 1.41536322, 103.82938738 — check the exact walk yourself before you rely on anyone's number, mine included.
Chencharu Central Residences location map: MRT and schools nearby
The nearest MRT station to Chencharu Central Residences is Khatib MRT, about 450 m in a straight line. One MOE primary school sits within about 1 km of the site.
Nearest MRT and LRT stations
- Khatib MRT450 m
- Yishun MRT1.7 km
- Springleaf MRT2.3 km
Primary schools within about 1 km
- 1Peiying Primary School240 m
What homes near Chencharu Central Residences resell for
Resale prices within 1 km
The 2 nearest completed private developments with at least 3 resale caveats in the last 12 months. Their resales had a combined median of $1,075 psf. Older and leasehold projects usually sit below a new launch, so read the tenure column alongside the psf.
| Development | Distance | Tenure | Resales | Median psf | Median price |
|---|---|---|---|---|---|
| The Estuary | 590 m | 99-yr from 2008 | 18 | $1,342 | $1,500,000 |
| Orchid Park Condominium | 650 m | 99-yr from 1991 | 26 | $1,020 | $1,125,000 |
Source: URA Data Service, private residential caveats lodged to Oct 2026, accessed 10 Oct 2026 (licence terms). Not every purchase is caveated, and caveats can lag the sale. Sizes are strata area, so psf includes AC ledges and voids. Distances are straight-line.
Who is building it
Who is building it: Gamuda, Evia and Ho Lee
Evia Real Estate is a Singapore developer best known for executive condominiums — Lake Life EC in Jurong, Parc Life EC in Sembawang and Parc Canberra EC among them. It has consistently worked in the mass market rather than in the prime districts.
That matters here in a useful way. A developer whose entire history is in delivering value-segment product to income-ceiling buyers knows exactly how to specify and price for this market. You are unlikely to get luxury finishes; you are quite likely to get sensible layouts and a price list that clears.
The scale of this site — a billion-dollar bill — is a step up from Evia's usual, which is why it is not the lead partner. Gamuda's Bursa Malaysia filing of 29 September 2025 gives the split as Gamuda (Singapore) 50%, Evia MCS 30% and H108 20%, H108 being the Ho Lee Group vehicle. Gamuda Land and Evia have built together twice before: Gem Residences in Toa Payoh (578 units, launched 2016) and the Ola executive condominium in Sengkang (548 units, 2020). On a project of this size the main contractor shapes delivery risk more than the brand on the hoarding, so ask at the showflat who it is.
Payment
What you actually pay, and when
This is a private condominium, so there is no eligibility gate — only stamp duty and financing.
| Stage | % of price | When |
|---|---|---|
| Booking fee | 5% | Booking day, by cheque. Buys the Option to Purchase |
| On signing the S&P | 15% | Within 8 weeks of the Option date, cash or CPF, plus stamp duties |
| Foundation | 10% | First progressive draw, typically loan-funded |
| Structure, walls, roof, wiring, car park | 40% | Drawn in five stages as construction progresses |
| TOP | 25% | On Temporary Occupation Permit |
| CSC | 5% | Held until the Certificate of Statutory Completion |
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Buyer's Stamp Duty is payable by everyone. Additional Buyer's Stamp Duty depends on how many residential properties you already hold and on your residency: 20% for a citizen's second property, 30% for a third, and 60% for foreign buyers at 2026 rates. Singapore Permanent Residents pay 5% on a first property. Work out your number on the ABSD calculator before the showflat, not after.
Alternatives
Chencharu Central Residences vs the other northern pipeline sites
The north has the pipeline's cheapest EC land and some of its cheapest private land. These are the three that should be on the same shortlist.
Land prices are from public tender records. Launch timing is the developer's or the market's expectation, not a confirmed date · Updated 23 October 2026
| Project | Where | Units | Land $ psf ppr | Expected launch | The honest difference |
|---|---|---|---|---|---|
| Miltonia Close EC | D27 Yishun · EC | Not published | $732 | Est. 3Q 2027 | An EC in the same district — cheaper again, but with eligibility rules and a 5-year MOP |
| Upper Thomson Road (Parcel A) | D26 Springleaf · OCR | 595 | $1,062 | Est. Q1 2027 | Slightly dearer land, on the Thomson–East Coast Line instead of the North–South |
| Lentor Signature | D26 Lentor · OCR | 553 | $1,278 | 1H 2027 (developer) | 30% more expensive land for a more established address and a shorter commute |
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If you qualify for an executive condominium, run the Miltonia Close numbers before you commit here. The land cost gap is enormous, and the only thing standing between you and it is the eligibility test and the five-year occupation period.
Timeline
When Chencharu Central Residences launches, and how a launch actually works
| Milestone | Date | Status |
|---|---|---|
| Land tender awarded | 26 September 2025 (tender closed 11 September) | Confirmed |
| Showflat preview | Estimated Q1 2027 | Expected |
| E-application window | Announced about 2 weeks before booking | Expected |
| Booking day | Typically 1–2 weeks after preview opens | Expected |
| Estimated TOP | Not yet published | Expected |
Swipe to see the full table →
- Preview. The showflat opens, usually for around two weeks. Walking in costs nothing, and registering for the e-application costs nothing and commits you to nothing.
- E-application and ballot. If registered buyers outnumber units, a ballot sets the order in which people pick. Ballot position is luck. Being registered in time is not.
- Booking day. Bring a cheque and an in-principle loan approval. Five percent secures the unit. Hesitation costs you your stack.
- Sale and Purchase. Within eight weeks of the Option date you sign the S&P and pay the next 15% in cash or CPF, plus stamp duties. Progressive payments follow construction from there.
There is no countdown on this page and there never will be. The only real deadline in a launch is the e-application window, and I will tell you the day it is announced.
Common questions
Chencharu Central Residences: questions people actually ask
No price list exists yet. From the confirmed $980 psf ppr land cost, a $520 psf construction assumption and 15% for soft costs, breakeven lands near $1,725 psf, pointing to a launch average of roughly $1,930–$2,100 psf. That would put it alongside Impressions at Dairy Farm as one of the two most affordable private launches in the 2026–2027 pipeline.
Yes. Chencharu Close is the tender name of the mixed-use site HDB sold in September 2025; Chencharu Central Residences is the project name under which the PropNex register listed it as “Launching Soon” on 22 October 2026. It is a private development, not one of the Chencharu Green, Chencharu Vines or Chencharu Hills BTO projects around it.
875 units, per HDB's tender results and the PropNex register of 22 October 2026. The site's 1.03 million sq ft of gross floor area also has to hold a bus interchange, a hawker centre and up to 135,625 sq ft of commercial space, so I have not published an average unit size.
Chencharu is a new housing precinct on the eastern side of Yishun in District 27, planned around the existing Khatib MRT station on the North–South Line. It is being developed with new HDB blocks, park space and community facilities, with this site as its private residential component.
A consortium of Gamuda (Singapore), Evia Real Estate and Ho Lee Group, split 50:30:20 according to Gamuda's Bursa Malaysia filing of 29 September 2025. Its $1.013 billion bid was the top of three when the HDB tender closed on 11 September 2025, and HDB awarded the site on 26 September 2025. Evia's track record is mostly in executive condominiums, including Lake Life EC, Parc Life EC and Parc Canberra EC; Gamuda Land and Evia built Gem Residences and Ola together.
A private condominium. There is no income ceiling, no eligibility test and no minimum occupation period. If you want an EC in the same district, Miltonia Close is the pipeline option — cheaper, but with the full set of EC rules attached.
On price, yes — this is among the cheapest private land in the pipeline and that will show in the price list. On resale performance, Yishun has historically underperformed the central and eastern districts, and buying here means betting on the Chencharu precinct maturing. That is a reasonable bet with a ten-year horizon and a poor one with a three-year horizon.
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Keep reading
- The full 2026–2027 launch pipeline — every confirmed site, with land bids
- All project pages on this site
- How developers actually price a launch — the maths behind the psf
- New launch vs resale — which one wins on your numbers
- Buying a resale condo — the alternative worth pricing against