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# Chuan Grove Parcel A: Is $2,792 PSF A Bargain Or A Trap?
- URL: https://www.mychoicehomez.com/chuan-grove-a-pricing-test/
- Published: 2026-09-29T12:25:53.000Z
- Updated: 2026-10-03T00:58:19.000Z
- Description: Adjusted for harmonisation, Chuan Grove Parcel A at $2,792 psf is at or below the Lorong Chuan corridor's existing stock. The pricing test passes for 3BR owner-occupiers. For 1BR/2BR investors, the yield maths is the constraint.
- Author: James Ong
- Tags: New Launch

**Part 3 of 7: Chuan Grove Parcel A, The Complete Analysis**  
↑ [Back to the full review](https://www.mychoicehomez.com/chuan-grove-review/) · [Part 1: The Price Floor](https://www.mychoicehomez.com/chuan-grove-a-price-floor/) · [Part 2: The Floor Plan Trap](https://www.mychoicehomez.com/chuan-grove-a-floor-plan-trap/) · [Part 4: The Yield Reality](https://www.mychoicehomez.com/chuan-grove-a-yield-reality/) · [Part 5: The Spine](https://www.mychoicehomez.com/chuan-grove-a-spine/) · [Part 6: The Exit](https://www.mychoicehomez.com/chuan-grove-a-exit/) · [Part 7: The Management Reality](https://www.mychoicehomez.com/chuan-grove-a-management-reality/) 

At $2,792 psf, most buyers open a comparison table, find The Chuan Park resale at $2,675 psf, and decide Chuan Grove Parcel A carries a 4% new-launch premium. Then they move on without checking whether the comparison holds. It doesn't. Run the right numbers and Chuan Grove's pricing looks a lot more defensible than the portal figures suggest.

Direct Answer

**On a harmonisation-adjusted liveable psf basis, Chuan Grove Parcel A at \~$2,792 psf is priced at or below the Lorong Chuan corridor's existing resale stock.** For 3BR owner-occupiers, the psf test passes. For 1BR and 2BR investors, the entry psf is high against the rent you can realistically get, so the case rests on capital growth, not income. The pricing is honest. The yield is thin.

## Running the comparison correctly

Lorong Chuan has few resale comparables because new GLS launches in this precinct have been rare. The Chuan Park (about 900 units, Kingsford and MCL Land, launched 2023) is the main reference point. The rest come from the wider D19 CCL corridor, such as Bartley Residences, The Scala and projects near Serangoon, though each sits in a slightly different pocket.

The critical step, as established in [Part 2: The Floor Plan Trap](https://www.mychoicehomez.com/chuan-grove-a-floor-plan-trap/), is applying the harmonisation adjustment to any pre-2023 comparable before comparing psf. Failing to do so produces a misleadingly wide gap.

| Project                           | Tenure    | Harmonised? | Portal/Launch PSF  | Adj. Liveable PSF  | Gap vs CG-A                                      |
| --------------------------------- | --------- | ----------- | ------------------ | ------------------ | ------------------------------------------------ |
| The Chuan Park (resale)           | 99-yr     | No          | \~$2,650 to $2,700 | \~$2,940 to $3,070 | CG-A is \~$200 to $280 cheaper per liveable sqft |
| Bartley Residences (resale)       | 99-yr     | No          | \~$1,900 to $2,100 | \~$2,110 to $2,350 | Older vintage, lower absolute quantum            |
| The Scala (resale)                | 99-yr     | No          | \~$2,000 to $2,200 | \~$2,220 to $2,460 | Different CCL node (Lorong Chuan vs Serangoon)   |
| **Chuan Grove Parcel A (launch)** | **99-yr** | **Yes**     | **\~$2,792**       | **\~$2,792**       | **Baseline**                                     |

Sources: SRX, URA REALIS and EdgeProp resale data, 2024 to 2025\. A 10% to 12% harmonisation adjustment is applied to projects from before June 2023\. Comparables show the corridor range only. Strata and harmonised psf are not mixed in direct comparison.

## The three-premium model

Every new launch costs more than the resale stock around it. The question is whether it earns the premium. Chuan Grove Parcel A has three premiums in play, and once you adjust for harmonisation the real premium is smaller than it looks.

**New-launch premium.** Buyers pay for brand-new condition, a fresh lease and showflat finishes. In the OCR, that usually adds 5% to 15% over comparable resale, depending on demand. Because the stated psf no longer inflates the comparison, Chuan Grove's true premium over Chuan Park is close to zero or even negative, meaning the new launch is slightly cheaper per liveable square foot. That's unusual, and it comes entirely from the harmonisation adjustment.

**Land cost premium.** The developer paid $1,376 psf/ppr vs $1,058 for The Chuan Park. That 30% land cost differential flows into the ASP. If buyers want Lorong Chuan corridor exposure in new condition with full CPF accessibility and fresh structural warranties, they are paying for the land cost premium. That premium is structural, not speculative.

**Corridor-timing premium.** Chuan Grove Parcel A arrives in a corridor that hasn't had major new supply since The Chuan Park. Scarcity in an established residential pocket supports pricing. No other GLS site right next to Lorong Chuan is confirmed yet, and Parcel B is a sibling, not a rival. The GLS Tracker at [mychoicehomez.com/gls-tracker](https://www.mychoicehomez.com/gls-tracker) shows no confirmed future GLS in the immediate Lorong Chuan footprint.

## The verdict by buyer profile

**3BR owner-occupier, 8+ year hold.** The pricing test passes. Harmonisation-adjusted, Chuan Grove Parcel A is competitive or cheaper than Chuan Park resale. You are buying a brand-new building with fresh lease, no pre-existing maintenance obligations, and full CPF accessibility. The corridor's established demand depth provides a credible exit buyer pool at the 10-year mark.

**4BR family buyer.** At $3.35 million and up for a 1,200 sqft 4BR, the quantum is high, but the liveable-psf value is similar to the 3BR case. If Lorong Chuan fits your school and lifestyle needs, the pricing holds up. There won't be many 4BR units in a 550-unit project, so stack selection matters.

**1BR/2BR investor.** The pricing test is harder for investors. A 1BR at about $1.51 million against D19 rents of roughly $2,300 to $2,600 a month gives a gross yield of about 1.8% to 2.1%. That's below the level where holding costs feel comfortable. The 2BR is a little better but still under 3% gross. At Chuan Grove, the investor case is capital growth over 8 to 10 years, not income. If your horizon is shorter, or holding costs worry you, this isn't the right vehicle. The [Yield Reality](https://www.mychoicehomez.com/chuan-grove-a-yield-reality/) addresses this in full.

James's Note

"The psf looks high until you adjust. Then it looks cheap."

At Chuan Grove Parcel A, the pricing story runs almost opposite to what the portals show. Most buyers will see a 4% premium over Chuan Park and weigh whether it's worth paying. Buyers who adjust for harmonisation will see the new launch priced below the corridor's existing stock like for like. That's rare in Singapore's new-launch market. It comes from the harmonisation changeover: for now, post-harmonisation launches look expensive next to older comparables when the real comparison runs the other way. I expect that gap to narrow as older stock reprices over the next 5 to 10 years.

James Ong · CEA Reg No. R008385F · PropNex Realty

## Frequently asked questions

### Will the harmonisation premium persist at resale?

As more of the resale market becomes post-harmonisation stock, like-for-like comparisons will get cleaner. Older projects are likely to trade at a growing discount per strata sqft as buyers understand the measurement difference. A Chuan Grove Parcel A owner selling in 2034 to 2036 will be offering a post-harmonisation unit to buyers who increasingly get the distinction. That's a real positioning advantage at resale.

### Why is Chuan Grove Parcel A priced below Parcel B on nominal psf?

Parcel B's estimated ASP of about $2,941 psf is higher than Parcel A's $2,792 psf, even though Parcel B's land cost was slightly lower ($1,331 against $1,376 psf ppr). The gap may come from unit mix, the site itself, or how the developer is pricing the sibling parcel. We won't know Parcel B's final pricing until it launches in December 2026\. If it does launch above Parcel A, that gives Parcel A resale prices a second benchmark to lean on.

### What would cause the pricing test to fail?

The pricing test fails if: corridor demand collapses to the point where Chuan Park resale drops below its harmonisation-adjusted level; Sing Holdings prices launch units significantly above \~$2,792 psf to capture margin; or a major supply event introduces competing stock that disrupts the precinct's historical demand-supply balance. None of these are base-case scenarios for Lorong Chuan in the near term.

Read the full Chuan Grove Parcel A series

[The Complete Analysis](https://www.mychoicehomez.com/chuan-grove-review/) [The Price Floor](https://www.mychoicehomez.com/chuan-grove-a-price-floor/) [The Floor Plan Trap](https://www.mychoicehomez.com/chuan-grove-a-floor-plan-trap/) [The Pricing Test](https://www.mychoicehomez.com/chuan-grove-a-pricing-test/) [The Yield Reality](https://www.mychoicehomez.com/chuan-grove-a-yield-reality/) [The Spine](https://www.mychoicehomez.com/chuan-grove-a-spine/) [The Exit](https://www.mychoicehomez.com/chuan-grove-a-exit/) [The Management Reality](https://www.mychoicehomez.com/chuan-grove-a-management-reality/) 

Is this project right for you?

Every buyer's numbers are different. I'll check your budget, loan, the alternatives and your exit in a free written Property Decision Review. No obligation.

[Get my free Property Decision Review →](https://www.mychoicehomez.com/property-decision-review/)

## Sources

1\. URA REALIS, D19 resale caveats, Lorong Chuan and Serangoon corridor, 2023 to 2025  
2\. SRX Property, The Chuan Park, Bartley Residences, The Scala resale data, 2024 to 2025  
3\. EdgeProp, D19 CCL corridor psf trends, 2024 to 2026  
4\. PropNex Research, upcoming launches pipeline data, 2025 to 2026  
5\. URA, GFA Harmonisation Circular, June 2023  
6\. OrangeTee Research, D19 new launch and resale price trends, Q1 2026 

This article is for informational and educational purposes only. It does not constitute financial, investment, or legal advice. Property investments involve risk. Past performance is not indicative of future results. Readers should seek independent advice from licensed professionals before making any property or financial decision. James Ong is a licensed real estate salesperson (CEA Reg No. R008385F) with PropNex Realty Pte Ltd and is not a licensed financial adviser. 

James Ong | CEA Reg No. R008385F | PropNex Realty Pte Ltd