District 19 · Lorong Chuan · Expected Q3–Q4 2026
Chuan Grove: The New Launch
Next Door to Chuan Park
You Cannot Afford to Miss
~1,055 units · Sing Holdings × Sunway JV · Est. from S$2,600 psf · 5-min walk Lorong Chuan MRT
76%Chuan Park sold
on launch day
5,000Visitors on Chuan
Park preview day
16 yrsSince last GLS in
Lorong Chuan
~1,055Chuan Grove
total units
$1,376Land rate psf ppr
Plot 1 (top bid)

In November 2024, Chuan Park opened its doors and 5,000 people showed up on the first day. By launch weekend, 76% of 916 units were gone. Buyers who missed it — and there were many — have been watching a single question ever since: when does the site next door open? The answer is Q3–Q4 2026. Here is everything you need to know before that queue forms.

What Exactly Is Chuan Grove?
Two adjacent GLS plots — same developer, same vision, potentially one mega project

Chuan Grove refers to two Government Land Sale sites released by URA in the Lorong Chuan precinct — the first since 2009. They sit directly adjacent to Chuan Park and, if the developer's amalgamation plan is approved, will form a single development of approximately 1,055 units across five blocks rising to 27 storeys. The developer — a JV between Singapore-listed Sing Holdings and Malaysian Sunway Developments — fought off six other bidders for Plot 1, then came back and won Plot 2 as well.

That is not a coincidence. Owning both plots gives the JV complete control over the precinct's pricing, design, and phasing. It eliminates the risk of a competing product undercutting them from the adjacent site. And it enables economies of scale in construction — a single contractor, a single supply chain, one Temporary Occupation Permit application. For buyers, a larger development typically means more comprehensive facilities, better landscaping, and a stronger resale market.

Chuan Grove Plot 1 — GLS Tender Results (8 July 2025)
Source: URA / EdgeProp
7 bids · Site area 170,409 sqft · GPR 3.0 · Est. 555 units · Top bid won by Sing Holdings × Sunway Developments
Sing Holdings / SunwayWINNER
S$703.6M
$1,376 psf ppr
City Developments (CDL)
$1,282 psf ppr
Hong Leong / TID
$1,254 psf ppr
Frasers Property
$1,162 psf ppr
GuocoLand
$1,066 psf ppr
Others (2 bids)
~$1,000 psf ppr
The gap tells the story: The winner paid 7.3% more than CDL — one of Singapore's largest developers. That premium reflects not just confidence in the site, but the specific strategic value of owning it next to their other plot. Plot 2 (tender closed 4 Sep 2025) saw the same JV win again at $1,331 psf ppr — 3.4% below Plot 1, consistent with disciplined pricing discipline across both plots.
The Chuan Park Benchmark — What Next Door Already Proved
The best predictor of Chuan Grove's demand is what happened 200 metres away in November 2024

The last time a new launch appeared in Lorong Chuan before Chuan Park was 2010 — The Scala. Fourteen years of pent-up demand had nowhere to go. When Chuan Park finally launched, the preview day drew 5,000 visitors. By the end of launch weekend, 76% of 916 units had been absorbed at an average of S$2,579 psf. That is not a soft opening. That is a market telling you it was waiting.

Chuan Park Sales Velocity — Nov 2024 to Sep 2025
Source: URA Caveats / EdgeProp
76%
Sold on
launch day
85%
Sold by
Sep 2025
$2,586
Avg PSF
transacted
5,000
Preview day
visitors
5-Year Resale Price Growth — Condos Near Lorong Chuan (2020–2025)
The Scala
Lorong Chuan · 2012
+43.8%
Chiltern Park
Serangoon · 1997
+32.5%
The Springbloom
Serangoon · 1998
+23.9%
Source: URA Realis / ERA Research, as at May 2025. All three condos in D19 registered capital appreciation between 23.9% and 43.8% over 5 years.
The Circle Line Advantage
One stop to two MRT interchanges — and a completed CCL loop arriving in 2026

Chuan Grove is a 5-minute walk from Lorong Chuan MRT (CC14) on the Circle Line. This single station gives you one-stop access to Serangoon MRT (NEL interchange) eastbound, and one-stop access to Bishan MRT (NSL interchange) westbound. From either interchange, you are connected to the full MRT network — Orchard, Raffles Place, Marina Bay, Jurong East, Changi Airport.

Circle Line — Lorong Chuan to Key Nodes
LTA / URA
HarbourFront
CCL end
···
Bishan
NSL ✕ CCL
Lorong Chuan
CHUAN GROVE ★
Serangoon
NEL ✕ CCL
···
Dhoby Ghaut
City
🔴 Lorong Chuan = Chuan Grove MRT 🔵 Interchange stations (NSL/NEL) ★ 5-min walk from site
2026 CCL loop completion: Three new Circle Line stations — Keppel, Cantonment, and Prince Edward Road — will complete the CCL loop in 2026. This extends the Circle Line's reach to the Greater Southern Waterfront and connects Lorong Chuan residents to a fully looped orbital MRT line for the first time. Commute times to Marina Bay via CCL will shorten meaningfully.
Expected Launch Price — What the Numbers Say
Three independent data points converge on the same answer: S$2,600 psf and above

When PropNex Research head Wong Siew Ying, HLIB Research, and ERA Singapore's CEO Marcus Chu all arrive at a similar price point independently, it is worth paying attention. The case is built on three pillars: the land cost paid, the comparable benchmark set by The Orie in Toa Payoh, and the live pricing of Chuan Park next door.

Launch PSF Benchmarks — Comparable OCR / Near-OCR Projects
Source: URA, PropNex Research, HLIB Research, ERA
Chuan Grove (est.)
Launch Q3–Q4 2026
~$2,600–$2,700
Chuan Park
Launched Nov 2024 · 85% sold
$2,586 avg
The Orie
Toa Payoh · $1,360 psf ppr land
$2,731 avg
Lentor Central Res.
D26 · Launched Mar 2025
$2,200 avg
Parktown Residence
Tampines · 2025
$2,360 avg
The Land Cost Argument
Plot 1 land: $1,376 psf ppr
The Orie paid $1,360 psf ppr and launched at $2,731 psf. A $1,376 psf ppr land cost implies a similar or higher launch PSF.
HLIB GDV model: ~$2,600–$2,700
Assuming 50% land-to-GDV ratio, combined land cost of ~$1.33B implies total GDV of ~$1.4B — consistent with ~$2,600–$2,700 psf on ~1,055 units.
What S$2,600 PSF Looks Like Per Unit Type
Indicative quantum at launch entry pricing — based on analyst and market estimates
2-Bedroom
~700–750 sqft
from ~S$1.82M
HDB upgrader sweet spot · typical entry for singles/couples
3-Bedroom
~900–1,000 sqft
from ~S$2.34M
Family unit · most popular type at Chuan Park launch
4-Bedroom
~1,200–1,400 sqft
from ~S$3.12M
Multi-gen / landed right-sizer · premium facing / high floor
Note on unit sizes: As a post-GFA harmonisation project (both GLS sites tendered after September 2022), Chuan Grove's stated square footage will exclude AC ledges and non-liveable areas. Every sq ft quoted is liveable floor plate — making these quantums more efficient than comparable pre-harmonisation figures suggest.
8 Reasons to Buy Chuan Grove
The case for not missing this one twice
01
🏗️
First new GLS in Lorong Chuan in 16 years
The last GLS in this area was won in 2009 and became The Scala. Sixteen years of supply drought means Chuan Grove is not competing with a crowded pipeline — it is the pipeline.
02
🚇
5-min walk to Lorong Chuan MRT
One stop east to Serangoon NEL/CCL interchange. One stop west to Bishan NSL/CCL interchange. From either, you reach Raffles Place, Orchard, Marina Bay and Changi without a transfer.
03
📊
Chuan Park proves the demand exists
76% sold on launch day. 5,000 preview visitors. 85% sold by Sep 2025. Huttons CEO Mark Yip expects Chuan Park to be sold out before Chuan Grove even launches — leaving 15% of buyers waiting for a new option in the exact same precinct.
04
🔒
Same developer controls both plots — pricing discipline
ERA's CEO Marcus Chu explicitly called out that the same JV owning both Chuan Grove plots gives them full control of the precinct's pricing strategy. No internal competitor. No race to the bottom. The developer protects their own investment.
05
🏫
1km to top primary schools
St. Gabriel's Primary School and Kuo Chuan Presbyterian Primary School are both within 1km. This is the single most reliable driver of sustained resale demand for family-sized units in Singapore.
06
🛍️
NEX, Junction 8, NTP+ all within 2 stops
NEX Mall at Serangoon (1 MRT stop) is one of Singapore's top 5 largest malls. Junction 8 at Bishan (1 MRT stop). NTP+ directly adjacent. Singapore's largest polyclinic opened in Serangoon in 2025 — across from NEX.
07
🔄
CCL loop completion in 2026 upgrades connectivity
Keppel, Cantonment, and Prince Edward Road stations complete the Circle Line in 2026. Lorong Chuan MRT becomes part of a fully looped orbital line — adding direct access to the Greater Southern Waterfront without needing a transfer.
08
📈
Nearby resale condos up 23–44% in 5 years
The Scala +43.8%. Chiltern Park +32.5%. The Springbloom +23.9%. These are secondary market projects — older, smaller, no MRT proximity. A brand new, fully harmonised, 1,055-unit project with a 5-min MRT walk should outperform this baseline.
Who Should Be Looking at Chuan Grove?
Three buyer profiles where this project makes the clearest case
Buyer Profile Why Chuan Grove Works Best Unit Key Watch Point
HDB Upgrader (Serangoon / Bishan / AMK) Steps from family, schools familiar, Lorong Chuan MRT on doorstep. Quantum starting ~$1.82M matches typical upgrader CPF + cash capacity. 2BR or 3BR ABSD exemption if HDB is sold first. Timing of proceeds vs OTP.
Missed Chuan Park Buyer ★ Same precinct. Same MRT walk. Same school catchment. Chuan Grove is the second chance at the same story — likely better facilities at ~1,055 units vs 916. Any type Act at launch — repeat of 76% launch day absorption likely.
D19 Landed Right-Sizer Serangoon Gardens landed median values easily fund a 3BR or 4BR at Chuan Grove. Stays in familiar neighbourhood, reduces maintenance burden, unlocks capital. 3BR or 4BR BSD and ABSD on purchase timing. Rental option if staying landed temporarily.
Rental Investor (buy-to-let) Deep tenant pool: Serangoon MRT, NEX workers, nearby international schools, professionals at NTP+ business park. Rental yield expected 2.8–3.2% on new launch price. 2BR ABSD 20% (Singapore citizens, 2nd property). Factor into yield calculation.
The FOMO Is Real — But So Are the Risks
Every compelling launch has a balanced case. Here is the full picture.
Chuan Grove — Bull and Bear Case
James Ong Analysis · April 2026
✅ Bull Case
Proven demand from Chuan Park — buyers still actively looking at resale in this corridor
Single developer controls pricing — no self-competition, no race to cut prices
CCL loop in 2026 upgrades the station's connectivity profile materially
GFA harmonised — every sq ft is liveable, efficient layouts
Strong school catchment — structural demand floor for family units
⚠️ Watch Points
~1,055 units is a large supply injection — may take 2–3 years to fully absorb if macro softens
5–10 min walk to MRT, not doorstep — some buyers will compare unfavourably to Chuan Park's ~1 min walk
$2,600+ psf is OCR new high territory — some price sensitivity among upgraders with tighter budgets
Sing Holdings is a smaller developer — less brand recognition than CDL, CapitaLand. Sunway brings regional credibility.
Global macro uncertainty: US tariffs, Fed policy shift, SG GDP moderation in 2026 could temper sentiment
James's Note

I have been watching this corridor since Chuan Park launched in November 2024. I was at the preview. The demand was real — these were not speculative investors flipping options. These were families from Serangoon, Bishan, and Ang Mo Kio who had been waiting years for a new condo near their parents, their children's schools, and their MRT station. Many of them left empty-handed.

Chuan Grove is their second chance. And unlike most "second chances" in Singapore property — which are typically inferior sites launched at higher prices to capture overflow demand — this one is not inferior. The Sing Holdings-Sunway JV bought the land at a disciplined price, returned for the second plot at a price 3.4% lower, and publicly stated they intend to amalgamate both plots into a single development. That is a developer who wants to build something meaningful, not just extract margin from FOMO.

The question is not whether to look at Chuan Grove. The question is whether you will be in the queue when it opens or watching the 76% headline from the outside again.

Register Your Interest for Chuan Grove Before the Queue Forms

James provides VVIP priority access, floor plan analysis and a full financial model for HDB upgraders, investors and right-sizers — before the official launch day. CEA Reg No. R008385F · PropNex Realty

WhatsApp James — Register for VVIP Preview
Sources: URA GLS tender results (8 Jul 2025, 4 Sep 2025); EdgeProp, Sing Holdings-Sunway top bid $1,376 psf ppr, July 2025; PropNex Research (Wong Siew Ying), expected launch price ~$2,600 psf; HLIB Research GDV analysis, July 2025; ERA Singapore GLS site analysis, September 2025; 99.co, Chuan Grove GLS project data, March 2026; PropNex, Lorong Chuan second condo launch article, September 2025; StackedHomes, Chuan Park review; Sunway Property press release, July 2025; URA Realis caveat data
James Ong  |  CEA Reg No. R008385F  |  PropNex Realty Pte Ltd  |  mychoicehomez.com
For informational purposes only. Expected launch prices and timelines are analyst estimates based on publicly available data and are subject to change. Indicative unit quantums are based on assumed sizes at estimated PSF — actual developer pricing and unit types will only be confirmed at official launch. This does not constitute financial or investment advice. All investment decisions should be made with reference to your own financial position and after consulting a licensed financial advisor and licensed real estate salesperson.