Chencharu Close GLS: Price, Site and Launch Guide
875 homes in the new Chencharu precinct beside Khatib MRT, on land Evia Real Estate paid $980 psf ppr for — one of the lowest land costs of any private condominium in the pipeline.
Upcoming launch — estimated Q1 2027
In short: Chencharu Close GLS is a 99-year leasehold development of 875 units in District 27, in the new Chencharu housing precinct beside Khatib MRT. Evia Real Estate won the 316,459 sq ft site for $1.013 billion, or $980 per square foot per plot ratio, awarded 11 September 2025. Launch is expected around Q1 2027. 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 Close GLS at a glance
Sources: URA Government Land Sales tender record, awarded 11 September 2025 · PropNex local-project data, 7 Aug 2026 · Updated 7 Aug 2026
| Location | Chencharu Close, District 27 — Yishun, Sembawang · Outside Central Region |
|---|---|
| Developer | Evia Real Estate |
| 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 developer |
| 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 Close GLS
$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 Dairy Farm Walk, 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 implies a very high gross floor area for that count — high enough that I suspect a meaningful slice of the floor area is non-residential, which is common on precinct sites carrying commercial or community requirements. I have not published an average unit size for that reason, because the arithmetic would mislead you.
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 Close 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.
Evia paid $1.013 billion for the site, at $980 per square foot per plot ratio, awarded on 11 September 2025. 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 — URA GLS tender, awarded 11 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 Evia 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 inside a planned precinct
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 likeliest explanation is that a significant portion of the floor area is not housing — precinct sites frequently carry commercial, childcare or community requirements written into the tender conditions. Rather than publish an average unit size that would flatter the project, I have left it out until the developer confirms the residential split.
What that does suggest is amenity on site. If a meaningful commercial component is required, expect shops and food within the development rather than a bus ride away — which in a still-developing precinct is worth more than an extra pool.
Location
Where Chencharu Close GLS 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.
Who is building it
Who is building it: Evia Real Estate
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, and the group has partnered on large sites before. Ask at the showflat who the joint-venture partners and main contractor are; on a project of this size, that answer shapes delivery risk more than the brand on the hoarding.
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 about 8–9 weeks, 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 Close 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 7 August 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 Central GLS | D26 Lentor · OCR | 580 | $1,278 | Est. 3Q 2027 | 30% more expensive land for a more established address and a shorter commute |
Swipe to see all columns →
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 Close GLS launches, and how a launch actually works
| Milestone | Date | Status |
|---|---|---|
| Land tender awarded | 11 September 2025 | 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 about nine weeks 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 Close GLS: 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 Dairy Farm Walk as one of the two most affordable private launches in the 2026–2027 pipeline.
875 units per the filed project data. The tender implies more than 1.03 million sq ft of gross floor area, which is too much for 875 homes alone — a meaningful share of the floor area is likely non-residential, 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.
Evia Real Estate, which paid $1.013 billion for the site in a URA tender awarded on 11 September 2025. Evia's track record is mostly in executive condominiums, including Lake Life EC, Parc Life EC and Parc Canberra EC.
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