One Chuan Grove (Chuan Grove GLS Plot 2): Price, Site and Launch Guide
505 units on the second Chuan Grove parcel, five minutes from Lorong Chuan station on the Circle Line, on land Sing Holdings and Sunway bought at $1,331 psf ppr.
Upcoming launch — estimated Q4 2026
In short: One Chuan Grove — the confirmed name of the Chuan Grove GLS Plot 2 site — is a 99-year leasehold condominium of 505 units in District 19, near Lorong Chuan MRT. Sing Holdings and Sunway Developments won the 170,408 sq ft site for $623.9 million, or $1,331 per square foot per plot ratio, awarded 4 September 2025. Launch is expected around Q4 2026. My land-cost model points to a launch average near $2,380–$2,600 psf.
One Chuan Grove at a glance
Sources: URA Government Land Sales tender record, awarded 4 September 2025 · PropNex local-project data, 7 Aug 2026 · Updated 7 Aug 2026
| Location | Chuan Grove, District 19 — Serangoon Garden, Hougang, Punggol · Outside Central Region |
|---|---|
| Developer | Sing Holdings Limited and Sunway Developments |
| Tenure | 99-year leasehold |
| Site area | 170,408 sq ft |
| Gross floor area | 468,753 sq ft · plot ratio ≈ 2.75 |
| Land price | $623.91 million · $1,331 psf ppr |
| Total units | 505 |
| Average unit size | ≈ 928 sq ft — GFA ÷ unit count, a planning figure, not a floor plan |
| Nearest MRT | Lorong Chuan (Circle Line (CC14)) · Serangoon (Circle Line + North East Line interchange (CC13 / NE12)) · Bartley (Circle Line (CC12)) |
| Expected launch | Estimated Q4 2026 — not confirmed by the developer |
| Est. TOP | Not yet published |
| Indicative pricing | Not released. Modelled range $2,380–$2,600 psf — see the pricing section |
Swipe to see the full table →
My take
The honest read on One Chuan Grove
This is the second of two Chuan Grove parcels, and that is the first thing to understand about it. The plots were released separately, sold separately and will launch separately, which means at some point there will be two new condominiums on the same road competing for the same buyers. Whichever launches second inherits the first one's price list as a benchmark.
At $1,331 psf ppr the land sits almost exactly at the pipeline median. That is neither a bargain nor a stretch, and it tells you the developers priced this as a solid mainstream project rather than a trophy or a punt.
Sing Holdings is the interesting name here. It is a small, disciplined Singapore developer — Parc Botannia in Sengkang and Robin Residences in Bukit Timah are the ones most buyers know — and it does not buy sites it cannot sell. Small developers cannot afford a slow launch the way a CDL can, which historically has meant sharper opening pricing.
The location argument is Lorong Chuan on the Circle Line, one stop from Serangoon and NEX. The Circle Line is not the fastest way into the CBD, but Serangoon gives you the North East Line, and the wider area — Serangoon Gardens, the Chuan estate, the schools belt around Upper Serangoon — is one of the more settled parts of the OCR.
The honest caution is that District 19 has absorbed a lot of new supply, and more is coming. Nothing about that stops this project working as a home. It does mean that if your plan involves reselling in year four alongside a wave of TOP-ing neighbours, you should model that competition rather than assume it away.
This suits you if you want a settled, mature part of the north-east with real schools and real food rather than a brand-new precinct, and you are buying at the pipeline's median land cost with clear eyes about what that implies for the price list.
Skip it if you cannot stomach the two-plot problem. There will be a second new condominium on this road, and if it launches after yours it will price against you. Skip it too if you need a fast CBD commute — the Circle Line is not that.
Pricing
One Chuan Grove price: the land cost, and the plot-1 shadow
The developer has not released prices. What follows is an estimate built from the land bid, not a price list.
Sing Holdings and Sunway paid $623.9 million, or $1,331 psf ppr, awarded on 4 September 2025 — within a few dollars of the pipeline median.
One factor my model does not capture: the other Chuan Grove parcel. If Plot 1 launches first and prices aggressively, this project will be pulled toward it whatever the maths says. If it launches second, it will price against a known number. Ask me where Plot 1 stands before you decide, because on this road the sequence is worth more than the arithmetic.
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 | $1,331 | Confirmed — URA GLS tender, awarded 4 September 2025 |
| Construction | $520 | My assumption for a mid-size Outside Central Region condominium in 2026 |
| Interest, marketing, fees, contingency | +15% | My assumption — finance over the build, agency, professional fees |
| Estimated breakeven | ≈ $2,129 | Land + build + soft costs |
| Developer margin | 12–22% | The normal band for a Singapore launch |
| Modelled launch average | $2,380–$2,600 | 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 Sing Holdings and Sunway 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: 505 units at a plot ratio near 2.75
The parcel is 170,408 sq ft carrying an implied gross floor area of about 469,000 sq ft — a plot ratio near 2.75. Across 505 units that averages about 930 sq ft per home, a mainstream family-weighted mix.
A plot ratio of 2.75 usually produces mid-to-high-rise blocks with a reasonable ground plane rather than a tower-on-podium. At 505 units the maintenance base is large enough to carry a proper facilities deck without the per-unit cost getting uncomfortable.
The unit mix has not been published. On a site of this size and average, expect a spread from one-bedroom through four, weighted to two and three — but that is the market norm, not a developer statement, and I will replace it with the real mix when the e-brochure lands.
Location
Where One Chuan Grove actually is
The site is on Chuan Grove in the Chuan estate, District 19, between Lorong Chuan and Upper Serangoon. This is old, settled north-east Singapore — landed housing, low-rise condominiums, and a street pattern that predates the mega-precinct era.
Lorong Chuan on the Circle Line is the nearest station, with Serangoon one stop away giving the North East Line and NEX. Bartley is one stop in the other direction. The Circle Line is a genuinely good orbital connection to the east and to one-north, and a genuinely mediocre one to Raffles Place.
For daily life the area leans on Serangoon Gardens for food, NEX for retail and the Upper Serangoon corridor for everything else. Several long-established schools sit within the wider Serangoon area; P1 distance bands are settled by a OneMap school-home query, so I publish those only once I have run them for the exact site.
| Station | Line | Note |
|---|---|---|
| Lorong Chuan | Circle Line (CC14) | The station this site is priced against |
| Serangoon | Circle Line + North East Line interchange (CC13 / NE12) | NEX mall and the interchange |
| Bartley | Circle Line (CC12) | One stop the other way |
Swipe to see the full table →
Site coordinates for this parcel are 1.35153476, 103.85937137 — check the exact walk yourself before you rely on anyone's number, mine included.
One Chuan Grove location map: MRT and schools nearby
The nearest MRT station to One Chuan Grove is Lorong Chuan MRT, about 510 m in a straight line. 3 MOE primary schools sit within about 1 km of the site.
Nearest MRT and LRT stations
- Lorong Chuan MRT510 m
- Bishan MRT1.2 km
- Serangoon MRT1.5 km
- Braddell MRT1.9 km
Primary schools within about 1 km
- 1St. Gabriel's Primary School420 m
- 2Kuo Chuan Presbyterian Primary School540 m
- 3Chij Our Lady of Good Counsel830 m
What homes near One Chuan Grove resell for
Resale prices within 1 km
The 8 nearest completed private developments with at least 3 resale caveats in the last 12 months. Their resales had a combined median of $1,831 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 Chuan | 220 m | 999-yr from 1877 | 6 | $2,082 | $2,625,000 |
| Goldenhill Park Condominium | 360 m | Freehold | 7 | $2,405 | $3,450,000 |
| The Springbloom | 370 m | 99-yr from 1995 | 9 | $1,652 | $2,230,000 |
| Chiltern Park | 460 m | 99-yr from 1991 | 10 | $1,581 | $2,026,500 |
| The Scala | 680 m | 99-yr from 2010 | 14 | $1,991 | $1,800,000 |
| Cardiff Residence | 810 m | 99-yr from 2011 | 6 | $1,579 | $810,444 |
| Sky Habitat | 820 m | 99-yr from 2011 | 10 | $2,018 | $2,765,000 |
| Bishan Loft EC | 920 m | 99-yr from 2000 | 7 | $1,762 | $2,480,000 |
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: Sing Holdings and Sunway
Sing Holdings is a listed Singapore developer that works at a deliberately modest scale. Parc Botannia in Sengkang and Robin Residences in Bukit Timah are its best-known residential projects, and the pattern across both was steady selling rather than headline pricing.
Sunway Developments brings the Malaysian Sunway Group's development experience into the partnership. The pairing gives the project balance-sheet depth that Sing Holdings on its own would find heavy on a $624 million site.
What this combination suggests about pricing: neither party has the appetite to hold a half-sold project for three years. Smaller developers price to clear, and that is generally good news for the buyer who turns up on booking day rather than in month eighteen.
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 |
Swipe to see the full table →
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
One Chuan Grove vs the other north-east pipeline sites
District 19 and its neighbours have several sites moving at once. These are the ones that will take the same buyer.
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 |
|---|---|---|---|---|---|
| Hougang Central Residences | D19 Hougang · OCR | 830 | $1,179 | Est. Q2 2027 | Cheaper land, integrated with the town centre and bus interchange — a very different urban feel |
| Lentor Signature | D26 Lentor · OCR | 553 | $1,278 | 1H 2027 (developer) | Similar land cost on the Thomson–East Coast Line, in a precinct GuocoLand has been building out for years |
| Dorset Road GLS | D8 Farrer Park · RCR | 430 | $1,338 | Est. Q1 2027 | Identical land cost but city-fringe rather than suburban — the same money buys a very different commute |
Swipe to see all columns →
The Dorset Road comparison is the sharpest one on this list. Almost exactly the same land cost, but one site is in the north-east suburbs and the other is two stops from Little India. If commute matters more to you than space, run that one properly.
Timeline
When One Chuan Grove launches, and how a launch actually works
| Milestone | Date | Status |
|---|---|---|
| Land tender awarded | 4 September 2025 | Confirmed |
| Showflat preview | Estimated Q4 2026 | 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
One Chuan Grove: questions people actually ask
No price list exists. From the confirmed $1,331 psf ppr land cost, a $520 psf construction assumption and 15% for soft costs, breakeven lands near $2,129 psf, pointing to a launch average of roughly $2,380–$2,600 psf. The other Chuan Grove parcel could pull the real number either way, which is why I would not narrow that range.
They are two separate Government Land Sales parcels on the same road, tendered and awarded separately to different developers, and they will launch separately. This page covers Plot 2 — 505 units, awarded to Sing Holdings and Sunway Developments on 4 September 2025 at $1,331 psf ppr.
505 units on a 170,408 sq ft site, implying a plot ratio near 2.75 and an average of about 930 sq ft per home.
Lorong Chuan on the Circle Line (CC14), with Serangoon (CC13/NE12) one stop away for the North East Line and NEX, and Bartley (CC12) one stop the other way. Measured walking times go up once I have walked them.
Around the fourth quarter of 2026 is the current expectation. No preview date is confirmed. Register and I will send the date the day it is announced.
Sing Holdings Limited together with Sunway Developments. Sing Holdings is a listed Singapore developer behind Parc Botannia and Robin Residences; Sunway is part of the Malaysian Sunway Group.
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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
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