Most buyers will line up One Chuan Grove's launch psf against The Chuan Park next door and decide the new project is expensive. That comparison measures two different things. The Chuan Park's floor area includes air-con ledges, and One Chuan Grove's will not.
One Chuan Grove is a 1,056-home, 99-year leasehold project by Sing Holdings and Sunway, about 400m from Lorong Chuan MRT in District 19. Preview is targeted for 13 February 2027. Prices are not out. My working range is $2,800 to $3,000 psf, which is close to The Chuan Park once both are measured the same way.
Launch details · 6 October 2026
Chuan Grove Parcels A and B are now one project, One Chuan Grove: 1,056 homes in blocks of up to 27 storeys, with 7 shops and a childcare centre of about 10,000 sq ft.
Target preview is 13 February 2027 and target launch is 27 February 2027.
| Unit type | Estimated size | At $2,800 to $3,000 psf |
| 1-bedroom | 474 sq ft | $1.33M to $1.42M |
| 2-bedroom to 2-bedroom + study | 581 to 710 sq ft | $1.63M to $2.13M |
| 3-bedroom to 3-bedroom flexi | 807 to 1,001 sq ft | $2.26M to $3.00M |
| 4-bedroom | 1,076 to 1,356 sq ft | $3.01M to $4.07M |
| 5-bedroom | 1,561 sq ft | $4.37M to $4.68M |
Sizes and dates are from the developer's launch details, October 2026, and may change. The price column is my own estimate from the land cost, not the developer's price list.
Best for selective buyers: a 3BR owner-occupier planning to hold 8+ years.
One Chuan Grove suits a 3-bedroom owner-occupier who wants the Circle Line and the Lorong Chuan school belt, and who plans to stay at least 8 years. Measured like for like, I expect its pricing to sit close to The Chuan Park, not well above it. It is a weak fit for anyone who needs rent to cover the mortgage, or who expects to sell within 7 years. This is my assessment, not a recommendation to buy.
The seven checks, on one page
1. Price floor: what the land cost supports
Sing Holdings and Sunway won Parcel A in July 2025 at $1,376 psf ppr, and Parcel B in September 2025 at $1,331 psf ppr. Parcel A's price is 30% above The Chuan Park's 2022 en bloc land cost of $1,058 psf ppr.
+ What that means for your downside →− Collapse
On Parcel A's land cost, I estimate the developer's breakeven near $2,330 psf. A launch at about $2,800 psf would leave buyers roughly 20% above that floor. In a sharp correction, resale prices follow demand in the area, not what the developer paid. The wider land bid picture is on my GLS Tracker.
2. Floor plan: the space you pay for
Both One Chuan Grove sites were sold under the GFA harmonisation rules that took effect on 1 June 2023, so air-con ledges are not counted in the area you pay for. The Chuan Park came before that rule, so its strata area includes them.
+ What the ledge costs at The Chuan Park →− Collapse
At The Chuan Park's prices, I estimate that difference at $80,000 to $181,000 a unit, depending on size. The working is in Chuan Park vs One Chuan Grove, and the rule is explained in my GFA harmonisation guide. When the floor plans are released, check how much of each unit is balcony, since that still counts.
3. Pricing test: is the psf fair?
Prices are not out. If One Chuan Grove launches at $2,800 to $3,000 psf, it will look roughly 9% to 16% dearer than The Chuan Park's launch average of $2,579 psf.
+ The like-for-like comparison →− Collapse
Adjust The Chuan Park for its ledges, using a 10% to 12% uplift, and its launch average becomes roughly $2,840 to $2,890 psf of liveable space. On that basis the two projects are priced close together. A launch well above $3,000 psf would need another reason.
4. Yield: what it rents for
This is not a rental play. At an entry of about $2,800 psf, I estimate gross yield at 2.5% to 3.0% for 2-bedroom and 3-bedroom units, based on SRX and URA rental records for the Lorong Chuan area.
+ What is left after costs →− Collapse
After maintenance fees, property tax and vacancy, that falls to about 1.8% to 2.4% net. A higher launch price lowers both figures. Speak to a licensed financial adviser for advice specific to your situation.
5. Corridor: where the growth comes from
Lorong Chuan is a mature Circle Line address. Serangoon and Bishan interchanges are each one stop away, but no new MRT line is planned here.
+ Why that means a longer hold →− Collapse
Price growth here depends on steady upgrader demand, the school belt and limited new supply, not on new infrastructure. That usually means slower, steadier gains. Buyers who want an infrastructure-led story will find one on the Thomson corridor, which I cover in Big Estates.
6. Exit: who buys it from you
The likely buyer in 2034 to 2036 is an HDB upgrader from District 19, or a Serangoon family moving within the area. 3-bedroom and 4-bedroom units have the deepest pool of buyers.
+ The growth your exit needs →− Collapse
From an entry of about $2,800 psf, a resale at $3,200 to $3,400 psf needs about 14% to 21% growth over 10 years, or 1.3% to 2.0% a year. Past performance is not indicative of future results. With 1,056 homes, similar units will often be for sale at the same time, so stack, floor and facing matter more than in a small project.
7. Running it: what you live with after TOP
One Chuan Grove will have 7 shops and a childcare centre alongside the homes, so it is not a purely residential estate. The commercial share is small, but it changes what to check.
+ Four things I would check →− Collapse
Ask how share values are split between the shops and the homes, because that decides who pays what for shared upkeep. After TOP, watch which managing agent the developer appoints, the sinking fund rate set at the first AGM, and how defects are handled before the defects liability period ends. Sing Holdings and Sunway are credible developers, though not among the largest brands, so look at how their completed projects have been maintained.
Strengths and watch points
- Harmonised floor plans, so the psf you pay is for space you can use
- About 400m to Lorong Chuan MRT, with Serangoon and Bishan one stop away
- Four primary schools within about 1km. Check your block's distance with MOE
- 1,056 homes spread the running costs of shared facilities
- No new MRT line coming, so growth is steady, not step-change
- Estimated gross yield of 2.5% to 3.0%, and under 2.5% net
- Many similar units at resale in a 1,056-home project
- Shops and a childcare centre add a share-value question for owners
Who should skip this
One Chuan Grove probably isn't for you if:
- You need rent to cover costs. Gross yield is under 3%, and net yield under 2.5%.
- You plan to hold for less than about 7 years.
- You want a tier-1 developer. Sing Holdings and Sunway are credible, but not in that group.
- You mind competing with your neighbours at resale. With 1,056 homes, similar units will often be for sale at the same time.
It suits a 3-bedroom owner-occupier who wants CCL access and plans to hold for 8 years or more.
"The comparison every buyer will make is wrong. And no one at the showflat will correct it."
What I check before a project like this is not only the psf. I look at how older estates along Lorong Chuan have kept up their buildings, and what the first few years after handover will ask of owners. Sing Holdings and Sunway are not building a bad product. But a buyer putting $2.3 million to $3 million into a strata unit should understand how it will be run, not just the floor plan.
If you are considering One Chuan Grove to live in or for retirement planning, I can run the like-for-like psf comparison, the running costs and the exit with you. WhatsApp me at wa.me/6591111173.
Is this project right for you?
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Is One Chuan Grove the same as Chuan Grove Parcel A and Parcel B?+ Read →− Hide
When does One Chuan Grove launch?+ Read →− Hide
How much will One Chuan Grove cost?+ Read →− Hide
How does One Chuan Grove compare with The Chuan Park?+ Read →− Hide
Which primary schools are near One Chuan Grove?+ Read →− Hide
Sources+
- URA: tender results for the two Chuan Grove Government Land Sales sites, July 2025 and September 2025
- 99.co: report on the $1,376 psf ppr top bid for the first Chuan Grove site, 2025
- EdgeProp: report on the $1,331 psf ppr top bid for the second Chuan Grove site, 2025
- Developer launch details for One Chuan Grove, October 2026: unit count, unit sizes, preview and launch targets
- URA: GFA harmonisation circular, effective 1 June 2023
- URA REALIS and 99.co: The Chuan Park launch and transaction data, 2024 to 2026
- EdgeProp: The Chuan Park launch weekend sales, November 2024
- SRX and URA REALIS: rental records for District 19 Circle Line projects, 2026
- LTA: Circle Line station and interchange data
- MOE School Finder: primary schools near Lorong Chuan, 2026
- BCA: Building Maintenance and Strata Management Act, share values and sinking fund requirements
Disclaimer+
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.
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