S=5/5→15pts · T=5/5→35pts · A=4/5→16pts · R=4/5→16pts. The 5-star Transport score reflects one of Singapore's strongest MRT walking distances for a new OCR launch — 400m to CC14.
David and his wife joined the Chuan Park showflat queue at 7am on launch day. There were already 200 people ahead of them. They bought a 3-bedroom at $2,579 psf — thrilled to finally own something new beside Lorong Chuan MRT, the station they had commuted from for eight years. What nobody explained at the showflat: about 55 square feet of that floor area — the slab of concrete sitting outside the living room window — was the AC ledge. Fully charged to them at $2,579 psf. That concrete alone cost roughly $142,000. Six months later, David read about Chuan Grove — the adjacent GLS site, same MRT, same four school zones, 200 metres away. Harmonised. No AC ledge in the strata. He called James. "Tell me honestly — did I overpay?" The honest answer: not necessarily. But his future buyer will be making exactly this comparison. And when that comparison is made unit for unit, liveable sqft for liveable sqft — the numbers need to be understood clearly. This article is for everyone who wants to understand those numbers before signing anything on either project.
Two condos. Same street. Same MRT. Same four school zones. But one quietly charges you up to $181,000 for concrete you can never live on.
Chuan Park is pre-GFA harmonisation — AC ledges are inside your strata area and priced at full PSF. Chuan Grove is a GLS site awarded after September 2022 — every square foot is 100% liveable. At D19 PSF levels, the difference per unit is real money. Here is the full picture before you decide.
📍 Chuan Park and Chuan Grove — Location on Lorong Chuan
Indicative map · Distances approximate · Sources: URA street directory · LTA MRT data · mychoicehomez.com
GFA Harmonisation — The One Rule That Changes the Entire Comparison
Before you compare any two condos in this corridor — or anywhere in Singapore — you need to understand this rule. It determines whether every square foot you pay for is actually liveable.
Chuan Park vs Chuan Grove — Full Factsheet Comparison
The Real Savings — What GFA Harmonisation Means Per Unit
The numbers below show what Chuan Park buyers are paying for unusable space — and what Chuan Grove buyers save by not paying for it. All calculations at Chuan Park's current PSF range of $2,332–$2,792 psf and estimated non-liveable area per unit type.
Harmonised vs pre-harmonisation 2BR
David's calculation — the real cost
Largest unit — largest saving
Non-liveable sqft estimates based on published Chuan Park floor plans. Actual AC ledge area varies by unit type and stack. Savings calculated at published transaction PSF. Verify with developer floor plans before any purchase decision.
True Liveable PSF — The Number That Actually Matters
📊 Quoted PSF vs Liveable-Adjusted PSF — Chuan Park 3BR *Chuan Park liveable-adjusted PSF: estimated 55 sqft AC ledge removed from 3BR 969 sqft strata. ($2,579 × 969) ÷ 914 liveable sqft = ~$2,717 psf effective. Sources: URA Realis · EdgeProp · newlauncher.com.sg May 2026Pros, Cons and James's Honest Answer — Which One Would He Buy?
✅ Chuan Grove — The Case For
- 100% harmonised — every sqft you pay for is liveable, no AC ledge surprise at handover
- Combined ~1,055 units gives scale advantages — better facilities budget, stronger MCST governance, more vibrant community
- Up to 27 storeys — higher floors with better views than Chuan Park's current unsold inventory
- Same 400m walk to Lorong Chuan MRT CC14 — identical transport advantage
- Same 4-school 1km zone — St Gabriel's, CHIJ OLGC, Kuo Chuan Presbyterian, Yangzheng
- Sing Holdings + Sunway — credible developer pairing with Singapore track record
- Larger floor plates on comparable unit types than pre-harmonisation equivalent
❌ Chuan Grove — The Trade-Offs
- Est. PSF $2,800–$3,000+ — higher headline PSF than Chuan Park's current range
- TOP 2030–2031 — longer wait than Chuan Park's Sep 2029 TOP
- Combined 1,055-unit scale also means more resale competition when units hit the market
- No confirmed pricing yet — all PSF figures are estimates based on land cost analysis
- Chuan Park is 84% sold — selection and negotiation may be limited if buying now
The GFA harmonisation comparison between Chuan Park and Chuan Grove is one of the most instructive case studies in Singapore property right now — because both projects sit on the same street, serve the same schools, and share the same MRT station. The only material structural difference is the rule governing what counts in your strata area. That difference is worth $80,000 to $181,000 depending on your unit size. It is not a footnote.
The Lentor resale data tells a consistent story that applies here too. 3BR and larger units with clear school zone rationale in harmonised projects are holding stronger PSF retention as corridors mature. The investors who bought 2BR as short-term plays in pre-harmonisation projects are now competing against a resale market that has to educate future buyers on the liveable PSF adjustment — an extra friction that harmonised projects do not carry.
My honest assessment of the two options: if you are buying for own-stay with children targeting one of the four schools, the school zone argument is identical for both projects. The question is entirely about timing, price sensitivity, and floor plate preference. Chuan Grove at an estimated $2,800–$3,000 psf on 100% liveable area is not necessarily more expensive than Chuan Park at $2,579 on 94% liveable area. When you run the apples-to-apples number, the gap is narrower than the headlines suggest.
From a building management perspective — and this is where my MCST background is relevant — a combined 1,055-unit development at Chuan Grove has better economies of scale for facilities maintenance, sinking fund accumulation, and estate governance than a standalone 916-unit block. Scale is a quality-of-life advantage that does not appear on any floor plan but is felt every time a special levy is called.
WhatsApp James your target unit type and budget. He will calculate the true liveable PSF for both projects at your specific unit size, show you what you are actually paying per usable square foot, and confirm current Chuan Park availability and Chuan Grove registration status. Free. One WhatsApp. No obligation.
- 📐 Liveable PSF calculation
- 💰 Real savings by unit type
- 🏫 School zone ballot guide
- 📊 TDSR at both price points
- 🏗️ MCST governance assessment
- ✅ No obligation · Direct developer access
URA GLS — Chuan Grove Parcel A tender result: Sing Holdings + Sunway $703.6M · $1,376 psf ppr · July 2025
URA GLS — Chuan Grove Parcel B tender result: ~$1,354 ppr combined average · September 2025
99.co — Chuan Grove GLS: combined ~1,055 units · up to 27 storeys · 4Q 2026 launch estimate · March 2026
Dr Wealth — Chuan Park Launch Review: 76% sold · $2,579 psf avg · November 2024
EdgeProp / URA Realis — Chuan Park 84% sold as at July 2025 · $2,585 psf avg
newlauncher.com.sg — Chuan Park Price List: $1.945M–$4.157M · PSF $2,332–$2,792 · May 2026
chuan-grove-residences.com — Chuan Grove development details · 4Q 2026 launch registration
URA — GFA Harmonisation Circular effective 1 September 2022
