Let me fetch the live page first to see exactly what's rendering.Good — this is the same HTML card content as the file I already built and scaled. The live page is showing small fonts because it was published with the **old pre-scaled version**. The fix is simply to replace the Ghost post body with the updated file I already corrected. Let me pull the current fixed file and output it as a clean copyable code block.Here's exactly what to do in Ghost: **Steps to update the live page:** 1. Go to **mychoicehomez.ghost.io/ghost/#/posts** 2. Search for **"Chuan Park vs Chuan Grove"** (the one at `/chuan-park-vs-chuan-grove-lorong-chuan-2026/`) 3. Open the post → click the existing **HTML card** to select it 4. Click the **three dots (⋯)** on the card → **Edit HTML** 5. **Select All** and delete everything in that card 6. Paste the full code below 7. Click outside to close the card → **Update** (top right) --- Here is the complete corrected HTML to paste: ```html
❌ Pre-Harmonisation
Chuan Park
En bloc · 99yr · Launched Nov 2024
📐AC ledge inside your strata area
💸$80K–$181K paid for unusable space
📊True liveable PSF: ~$2,717 psf
🏷️Quoted avg: $2,586 psf (includes ledge)
✅ Harmonised GLS
Chuan Grove
GLS · 99yr · Est. launch Q3–Q4 2026
📐AC ledge is common property — not charged
💸$0 paid for non-liveable space
📊True liveable PSF: = quoted PSF
🏷️Est. launch: $2,600–$2,700 psf (100% liveable)
Chuan Park and Chuan Grove are 200 metres apart. Same MRT. Same schools. Same precinct. But one charges you $80,000 to $181,000 for a slab of concrete outside your window. Here's how to tell them apart — and which one actually wins on value.
200mDistance between Chuan Park and Chuan Grove
4–5%Strata area that is AC ledge at Chuan Park
$181KMaximum paid for unusable space (4/5BR Chuan Park)
Sep '22GFA harmonisation cut-off date for GLS sites

Why Chuan Park Is Pre-Harmonisation

The en bloc sale date determines which rules apply — not the launch date. One critical timeline explains everything:

Sep 2022
URA GFA harmonisation takes effect for all GLS sites released from this date onward. AC ledges, void spaces and bay windows are excluded from strata area calculations.
Jul 2022
Chuan Park en bloc acquired by Kingsford & MCC Land via private treaty — before the harmonisation cut-off. Because it is an en bloc, not a GLS tender, harmonisation rules do not apply.
Jun 2023
GFA harmonisation extends to all development applications. Chuan Park's DA was submitted pre-this date.
Nov 2024
Chuan Park launches at $2,586 psf avg — floor area includes AC ledges and void spaces. Confirmed by PropertyLimBrothers independent review.
2025
Chuan Grove GLS plots tendered and awarded by URA — well after the Sep 2022 cut-off. Harmonisation is mandatory. Every sqft is liveable floor plate.
Q3–Q4 2026
Chuan Grove estimated launch at $2,600–$2,700 psf. 100% liveable. No AC ledge charge.

Every D19 Development — Harmonised or Not?

The complete Lorong Chuan / Serangoon corridor GFA status at a glance:

DevelopmentYearTenurePSF (est.)GFA Status
The Minton201099yr~$1,400–$1,600❌ Pre-harm.
The Scala2012FH~$1,600–$1,900❌ Pre-harm.
Forest Woods201699yr~$1,400–$1,700❌ Pre-harm.
Chuan Park202499yr$2,586 avg❌ Pre-harm. (en bloc)
Chuan Grove ★2026 est.99yr~$2,600–$2,700✅ Harmonised (GLS)

Floor Plan Comparison: 3-Bedroom Side by Side

Same corridor, same MRT, same schools — very different floor plates. Here's what you're actually paying for:

❌ Chuan Park 3BR~1,098 sqft quoted
Living / Dining
~340 sqft
Master BR
~170 sqft
BR 2
~90 sqft
BR 3
~85 sqft
Kitchen
~80 sqft
Balcony
~65 sqft
🚫 AC Ledge
~49–55 sqft
IN YOUR STRATA
🚫 Void / Bay Win.
~20 sqft paid
Liveable: ~1,023–1,034 sqft | ~70 sqft = unusable
At $2,586 psf: ~$181K paid for concrete you can't live on
✅ Chuan Grove 3BR~975 sqft quoted
Living / Dining
~360 sqft ✓
Master BR
~178 sqft ✓
BR 2
~92 sqft ✓
BR 3
~88 sqft ✓
Kitchen
~85 sqft ✓
Balcony
~60 sqft ✓
AC Ledge = Common Property 💚 Not charged to you
Liveable: ~975 sqft | Every sqft in title = liveable
At $2,650 psf: $0 paid for non-liveable space
$181K
Maximum paid for concrete you cannot live on at Chuan Park (4/5BR) 2BR saves $88K–$111K · 3BR saves $127K–$142K · 4BR saves $155K–$181K when buying harmonised Chuan Grove instead.

True PSF Comparison — Adjusted for Liveable Area

Strip out the AC ledge and the gap narrows dramatically. Here's the real cost per liveable square foot:

Effective Liveable PSF — D19 Lorong Chuan Corridor (Apr 2026)
Forest Woods
Resale · 99yr · 2016
~$1,550 psf
The Scala
Resale · FH · 2012
~$1,800 psf
Chuan Park
Quoted (incl. AC ledge)
$2,586 psf
Chuan Park
Liveable-adjusted
~$2,717 psf*
Chuan Grove ★
Est. launch · 100% liveable
~$2,650 psf
Resale
Chuan Park quoted
Chuan Park liveable adj.
Chuan Grove harmonised

*Strips ~5% AC ledge per Launches.sg industry average. Source: URA Realis · PropNex Research · Apr 2026

2-Bedroom$88K–$111K
AC ledge ~34–43 sqft charged at Chuan Park PSF. Zero at Chuan Grove.
3-Bedroom$127K–$142K
AC ledge ~49–55 sqft charged at Chuan Park PSF. Zero at Chuan Grove.
4/5-Bedroom$155K–$181K
AC ledge ~60–70 sqft charged at Chuan Park PSF. Zero at Chuan Grove.

How Chuan Grove's Harmonised Status Benefits You

💰
Financial Benefits
  • No AC ledge charge — $80K–$181K savings vs Chuan Park
  • Lower BSD base — purchase price on smaller sqft = less stamp duty
  • Better rental yield — income vs. 100% liveable purchase price
  • Transparent resale — apples-to-apples with all future harmonised projects
🏠
Layout Benefits
  • Every sqft in your title is sqft you can walk on and furnish
  • Cleaner floor plans — no oversized bay windows padded into strata
  • More efficient living rooms — developers maximise actual floor plate
  • Better-shaped rooms — AC ledge protrusions eliminated by design incentive

The Comparison Trap — Why Most Buyers Get This Wrong

❌Mistake 1 — Comparing quoted sqft directly
"Chuan Park offers a 3BR at 1,098 sqft. Chuan Grove's 3BR is only ~975 sqft. Chuan Park is bigger." Wrong. Chuan Park's 1,098 sqft includes ~70 sqft of AC ledge and voids. Chuan Grove's 975 sqft is 100% liveable. The actual liveable difference is closer to 50 sqft — not 123 sqft.
❌Mistake 2 — Comparing PSF at face value
"Chuan Park is $2,586 psf. Chuan Grove is $2,650 psf. Chuan Park is cheaper." Wrong. Chuan Park's effective liveable PSF is ~$2,717 once you strip the AC ledge. Chuan Grove at $2,650 psf on 100% liveable space is actually cheaper per functional square foot.
✅Correct approach — liveable PSF and functional floor plate
Adjust both projects to liveable floor area. Compare liveable PSF. Compare room sizes on the actual floor plan — not the quoted strata. Then factor in lease age, developer quality, and CCL loop completion. That is how to choose between these two projects.
James's Note

When Chuan Park launched in November 2024, I watched the queue form before sunrise. These were families from Serangoon and Bishan who had been waiting 14 years for a new condo next to Lorong Chuan MRT. What nobody explained clearly at the showflat was that the quoted floor area included the AC ledge — a slab of concrete outside the window that nobody lives on. A 3BR buyer paid approximately $127,000 to $142,000 for that ledge.

Chuan Grove gives those same buyers a second chance — and a better one. Not because the location is superior (it is next door). It is better because every square foot at Chuan Grove is liveable floor plate. At $2,600–$2,700 psf on a harmonised basis, Chuan Grove is effectively cheaper per functional square foot than what Chuan Park buyers paid.

My advice: do not compare quoted sqft. Compare liveable sqft. Add up what you are paying per room. I will run that comparison for you before you sign anything.

Get the Liveable PSF Comparison Before You Decide

I'm James Ong, a CEA-licensed property consultant with PropNex Realty and over a decade of estate management experience — from ECs to ultra-luxury condominiums. I run the floor-by-floor, unit-type comparison — liveable sqft adjusted, BSD calculated, yield modelled — before you commit to either project. VVIP access for Chuan Grove Q3–Q4 2026 preview.

💬 WhatsApp James: 91111173 📞 Call: 9111 1173

CEA Reg No. R008385F · PropNex Realty · No obligation

Sources

PropertyLimBrothers — Chuan Park New Launch Review, November 2024 · URA GFA Harmonisation Circular, September 2022

ERA Singapore — GFA Harmonisation Explained, May 2025 · PropNex Research — Chuan Grove expected launch PSF, July 2025

URA Realis — D19 transaction data 2024–2026 · Launches.sg — AC ledges 4–5% of saleable area in pre-harmonisation condos

James Ong  ·  CEA Reg No. R008385F  ·  PropNex Realty Pte Ltd
AC ledge estimates based on industry average of 4–5% of strata area for pre-harmonisation en bloc projects. Chuan Grove floor plans are indicative only. Not financial or investment advice.
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