One Chuan Grove: Why Lorong Chuan's 1,056-Home Launch Deserves A Serious Look

1. One Chuan Grove At A Glance

One Chuan Grove is a 1,056-unit, 99-year leasehold condominium off Lorong Chuan in District 19, developed by Sing Holdings and Sunway Developments on two government land plots bought for about $1.33 billion. It sits about 400m from Lorong Chuan MRT (CC14), with a preview targeted for 13 February 2027 and booking for 27 February 2027.

2. What Exactly Is Being Built At One Chuan Grove?

Two land plots, built as one project.

When the first plot was sold in July 2025, the plan was about 550 homes in three towers. The second plot, sold in September 2025, was expected to yield about 505.

In February 2026, Sing Holdings told the Singapore Exchange that it had in-principle approval to put the two sites together and build them as one development, with a combined gross floor area of 979,924 sq ft.

The developer's preliminary figures released this month put that at 1,056 homes in blocks of up to 27 storeys.

That makes One Chuan Grove larger than the 916-unit Chuan Park nearby.

Two smaller additions are worth noticing, because most launches this size do not have them.

There will be seven shops, each about 409 sq ft. That is a convenience cluster, not a mall. The mall is NTP+, next door.

And there will be a childcare centre on the site.

For a family with a toddler, that removes one drop-off from every working day for years. It is a small thing on a brochure and a large thing in a household.

The developer's preliminary figures and preview dates are also on the One Chuan Grove project site, where interested buyers can register their interest and get the e-brochure.

3. Why Does It Matter That One Developer Owns Both Plots?

Because nobody can undercut it on this street.

In most GLS precincts, neighbouring plots go to rival developers.

Two years later they launch against each other, and the buyer who waits sometimes gets a better price from the second one.

That will not happen here.

The Sing Holdings and Sunway joint venture beat six other bidders for the first plot, topping City Developments by 7.3%. Two months later it came back and won the second plot too, 2.9% above COLI.

It paid less the second time: $1,331 psf ppr against $1,376 psf ppr.

ERA Singapore's chief executive Marcus Chu said at the time that the joint venture was likely protecting its benchmark pricing, and also chasing economies of scale in construction.

I think he is right on both counts. And the two effects pull in different directions for a buyer.

On one hand, a developer that controls all the new land on a street has every reason to defend its price.

There is no price war next door waiting to drag down the value of the unit you bought.

On the other hand, the same fact removes the discount.

"I'll wait and see if they cut prices after launch."

I wouldn't count on it.

A developer that owns the whole street has no reason to break its own benchmark, and a buyer planning around a discount is planning around the wrong developer.

One more number puts the scale in perspective.

$1.33 billion of land spread across 1,056 homes is about $1.26 million of land for every home, before a single brick is laid. That is my arithmetic, and it is why the price list will not be cheap.

4. How Close Is The MRT, And What Did The Circle Line Loop Change?

Close, and already running.

Sunway and EdgeProp both describe the site as about 400m, or within a five-minute walk, of Lorong Chuan MRT (CC14) on the Circle Line.

PropertyInsider.sg's straight-line measure from the middle of the site is 0.44km, about seven minutes on foot. The real walk depends on where the gates are, which the site plan will show.

The two parcels that make up One Chuan Grove, between the Central Expressway and New Tech Park, with Lorong Chuan MRT (CC14) to the east across Lorong Chuan. Illustrative map, not to scale.

One stop one way is Serangoon (CC13 and NE12), with the North East Line and NEX mall.

One stop the other way is Bishan (CC15 and NS17), with the North-South Line to Orchard, City Hall and Raffles Place.

Then there is the loop.

On 12 July 2026, the Land Transport Authority opened Keppel, Cantonment and Prince Edward Road stations. That joined HarbourFront to Marina Bay and turned the Circle Line into a full circle of 33 stations and 12 interchanges.

LTA's own example is a Telok Blangah commuter heading to Marina Bay. That trip used to need three lines and now needs one, and takes about 10 minutes less.

For Lorong Chuan, it means the line serving your front door now goes all the way round, in both directions, to the southern edge of the city.

Exit B of Lorong Chuan MRT (CC14), the nearest station to One Chuan Grove.

Here is why this matters more than it sounds.

Most transport arguments for new launches rest on a line that opens in 2030 or later.

If that line slips, the argument slips with it.

At One Chuan Grove there is nothing left to slip.

The honest flip side is that there is no future boost left to collect either. The market has had since July to price the loop in, and you will be paying for a network that already works.

I would rather pay for something that exists than for something promised.

By road, the Central Expressway runs along the western edge of the site, roughly ten minutes from the city outside peak hours.

5. What Does Chuan Park Next Door Prove?

That buyers will pay over $2,500 psf on this street.

Before Chuan Park, there had been no new condo launch in the Lorong Chuan area since The Scala in 2010, according to PropNex's Ismail Gafoor.

Then Kingsford launched the 916-unit Chuan Park in November 2024.

Some 5,000 people visited on the first day of the preview. On the launch weekend, 696 units, or 76%, sold at an average of $2,579 psf.

By September 2025 it was 85% sold at an average of $2,586 psf, based on caveats.

By mid-August 2026 it was about 97% sold, averaging about $2,596 psf on PropertyInsider.sg's tracked record.

Look at that sequence again.

$2,579 → $2,586 → $2,596.

The average price held while the project sold through its last units.

That tells me something. Balance units at the tail of a launch are usually the less popular stacks, and the developer often has to lean on price to move them. Here it did not have to.

I have helped a buyer into Chuan Park, so this is a street I have followed closely since that launch.

One more signal, and it is my favourite in the whole file.

Kingsford, the developer with the best sales data on this street, also bid for the first Chuan Grove plot. Its bid of $1,251 psf ppr came fourth.

The people who knew exactly how Chuan Park was selling wanted more land here.

But I would not stretch the precedent too far.

Chuan Park launched after 14 years without a new condo in the area. That scarcity was part of what it sold.

One Chuan Grove will not have that. It launches into a much busier year, which I come back to in section 11.

So Chuan Park proves the address. It does not prove the price One Chuan Grove will ask.

6. What Did The Land Cost, And What Does That Mean For Price?

More than Chuan Park's land, and it will show.

The sums reproduce cleanly.

$703.6 million over the first plot's maximum floor area of 511,232 sq ft is $1,376 psf ppr.

$623.91 million over the second plot's 468,693 sq ft is $1,331 psf ppr.

Put together, about $1.33 billion over 979,924 sq ft is about $1,355 psf ppr.

When the first plot closed, consultants called $1,376 the second-highest land rate ever paid for a site outside the central region, behind Bayshore Road.

It was also higher than the Toa Payoh plot that became The Orie, which sits in the city fringe.

So what does that land cost mean for the launch price?

Nobody knows yet, and the published estimates prove it.

From the lowest estimate to the highest is a gap of about 23%.

On an 807 sq ft three-bedroom, that is the difference between about $2.10 million and $2.57 million.

Anyone quoting you one number with confidence today is guessing.

Against Chuan Park, the obvious maths is this: $2,700 psf would be about 4% above its $2,596 average, and $2,800 about 8% above.

But there is a measuring difference that most comparisons miss.

From June 2023, URA changed what counts in the floor area of a new home. Spaces such as air-conditioner ledges are no longer included in the area you pay for.

The same home now measures fewer square feet, so its psf reads higher even at the same price.

Both One Chuan Grove plots were sold under the new rules. Chuan Park was planned under the old ones.

PropertyInsider.sg's working restates Chuan Park at about $2,730 to $2,800 psf on the new basis.

On that like-for-like view, a One Chuan Grove launch at $2,700 to $2,800 psf would be roughly level with its neighbour, not a premium over it.

Level with Chuan Park, like for like, would be a fair price for a fresh 99-year lease. Well above it, the product has to earn the gap.

7. What Could Each One Chuan Grove Unit Type Cost?

From about $1.28 million for a one-bedroom, if the consultants are right.

The developer has released sizes but no prices, and not yet the number of units of each type.

Multiplying the preliminary sizes by the consultants' $2,700 to $2,800 psf gives an illustrative range. I have taken the smallest size at the low rate and the largest size at the high rate.

The same arithmetic as Table 4, as a quick reference. Illustrative only; the developer's prices will apply.

Two lines in that table matter more than the rest.

The first is the three-bedroom from about $2.18 million.

For a Bishan, Serangoon or Ang Mo Kio family selling a five-room flat, that is the number that decides whether this is a stretch or a sensible move.

The second is how much the psf moves the quantum. Every $100 psf on that 807 sq ft three-bedroom is about $80,700.

If the launch lands at PropertyInsider.sg's upper estimate instead, the largest three-bedroom is closer to $3.19 million.

That is why I would not budget off a single figure until the price list is out.

8. What Might The One Chuan Grove Layouts Look Like?

Pinery Residences is the best clue available.

No One Chuan Grove floor plans have been released. They are expected around the preview.

But Sunway, one of the two developers here, was also behind Pinery Residences in Tampines, with Hoi Hup Realty.

Pinery's 588 homes went on sale in March 2026. It sold 544 of them, or 92.5%, over the launch weekend of 28 and 29 March, at an average of $2,546 psf.

Its plans are dated January 2026, so they were drawn under the same floor-area rules that One Chuan Grove will use.

The caveat first. Pinery had a different partner, a different site and possibly a different architect. Treat it as a gauge of Sunway's recent thinking, not a preview.

One detail stands out.

The smallest three-bedroom at both projects is exactly 75 sqm, or 807 sq ft.

That may be a coincidence. It may also be a size Sunway has settled on for a compact family home. Either way, Pinery's Type C1 is the closest real reference for what that size buys.

Pinery Residences Type C1, 75 sqm or 807 sq ft. This is a Pinery Residences plan, shown for reference. It is not a One Chuan Grove floor plan.

Here is what 807 sq ft looks like in that plan:

• Three bedrooms and two bathrooms
• All three bedrooms along one side of the unit, next to the living room and balcony
• The third bedroom on the far side of the living room from the other two
• Rectangular rooms with no wasted corners
• An enclosed kitchen with space for a washer-dryer
• A small store and a distribution board in the entrance corridor

The legend on every Pinery plan also marks the air-conditioner ledges and reinforced concrete ledges as non-strata.

That means they are not part of the area you pay for. Your psf buys floor you can actually use.

Where One Chuan Grove goes further than Pinery is at both ends.

It adds a one-bedroom of about 474 sq ft, which Pinery does not have. And its five-bedroom, at about 1,561 sq ft, is 86 sq ft larger than Pinery's.

A range from a single professional's first home to a three-generation family's last one is unusual in one project.

9. Is Lorong Chuan A Good Place To Live?

Yes, and it is already built.

Lorong Chuan is a mature estate. There is no masterplan to wait for, and no mall that opens in five years.

On PropertyInsider.sg's straight-line measurements from the site:

• NTP+ mall at New Tech Park, 0.19km
• Australian International School, 0.30km
• Nanyang Junior College, 0.72km
• Junction 8 at Bishan, 1.26km
• NEX at Serangoon, 1.36km
• Serangoon Garden Market, 1.55km
• Bishan-Ang Mo Kio Park, 1.65km
• Stamford American International School, 1.79km

Chuan Lane Park sits across the road, and the childcare centre will be inside the development itself.

What about primary schools?

Four sit within about 1km in a straight line.

These are straight lines from the middle of the site, not MOE's official home-to-school measurement, and the development does not yet have a final postal address.

Check your exact unit on the OneMap School Query tool before it shapes any decision.

Two things are worth knowing.

Being inside 1km gets your child into a ballot. It does not win it.

But four schools inside the band means a family has more than one door to try, and the nearest two are far enough inside it that a small shift in the address is unlikely to move them out.

10. What Has District 19 Actually Returned?

Steadily, rather than spectacularly.

PropertyInsider.sg has matched every District 19 condo that was bought and later resold, from March 1995 to August 2026.

The number I would pay most attention to is not the 3.2%.

It is the 94%.

Almost nineteen in every twenty District 19 condo sellers on record made money, against about 86% across the Outside Central Region as a whole.

Among the ten District 19 projects with at least 20 recorded resales, the middle one returned 4.3% a year, and the range ran from 3.6% to 7.1%.

Two cautions keep this honest.

A median describes the middle seller, not your odds on a particular unit.

And an owner sitting on a paper loss can choose not to sell, so the true share of losing purchases is higher than the share of losing sales.

What the record does say is that District 19 has been a forgiving place to own a condo.

11. What Could Go Wrong?

Five things are worth weighing.

A much busier supply year

Chuan Park launched into a scarcity. One Chuan Grove will not.

URA's 2026 Government Land Sales Confirmed Lists carry 9,320 private homes, more than half again the average of the past decade.

Closer to home, the 835-unit Hougang Central site is also in District 19's pipeline. I cover it in my look at the Hougang Central integrated development.

The mitigant is that there is no other new-launch site on this street. The joint venture holds both.

A price above the neighbour

If the launch opens well above Chuan Park's like-for-like $2,730 to $2,800 psf, buyers are paying a premium on a street where the resale benchmark is already visible to everyone.

Chuan Park is due for completion around 2028, and some of its owners will be reselling around the time One Chuan Grove completes.

1,056 homes finishing at once

Around 2030 to 2031, more than a thousand units will look for tenants or new owners in the same window.

PropertyInsider.sg estimates the rental yield on a two-bedroom at about 2.6% gross and 1.7% to 2.1% after costs (est.). URA recorded Outside Central Region rents falling 0.3% in the second quarter of 2026.

This is a home and a long-term hold. It is not an income play.

A first-time partnership

Sing Holdings has been listed since 2007 and posted a record $142.3 million profit for 2025 on the back of North Gaia. Sunway's Singapore record includes The Continuum and Novo Place.

But this is the first project the two have built together. The risk is coordination, not competence.

Views and the expressway

With 1,056 homes in several towers, some stacks will face another block. Stacks on the western side are likely to look towards the Central Expressway.

No view is worth promising until the site plan is out, and I would not pick a unit from a render.

The wider market is steady rather than hot. URA's final figures show Outside Central Region non-landed prices fell 0.1% in the second quarter of 2026, after rising 2.2% in the first.

None of these is a reason to walk away. Each is a reason to buy the right stack at a quantum you can carry comfortably to completion.

12. Who Is One Chuan Grove For?

Four buyers clearly. Three clearly not.

13. My View: The Case Is Built. The Price Is Not.

I have tested this project from five directions, and they keep pointing the same way.

The station works. The street has proven itself. District 19 has historically paid its owners. The unit mix runs from a first home to a family's last one. And one developer controls every new home that will be built on this street for years.

Each of those, on its own, is a normal selling point.

What makes One Chuan Grove different is that they all protect the same thing: your downside.

A working station cannot be delayed. A proven street cannot be unproven. A developer with no rival next door has no reason to start a price war against its own buyers.

Most 2027 launches ask you to take a risk for an upside. This one mainly removes risks.

The catch is that everything that makes it safer also makes it harder to get cheaply.

So the whole decision comes down to one number I do not have yet: the average psf on the price list.

My base case, and it is a view rather than a forecast, is that the developer opens close to the consultants' $2,700 to $2,800 psf. That would be roughly level with Chuan Park like for like.

If it does, I think One Chuan Grove will be one of the easier Outside Central Region launches of 2027 to recommend to the right upgrader.

If it opens above about $2,900 psf, I would still look. But I would want the specific stack, floor and facing to justify every dollar of the gap.

What would prove me wrong is a launch weekend where fewer than half the units sell. That would say 1,056 homes in a heavy year is overhang, not depth.

What would prove me too cautious is a Chuan Park-style weekend at a price above Chuan Park.

14. The Short Version

So what should you do with this?

Before the preview, take these questions to your numbers rather than to a showflat:

• What does my current home net after the CPF refund and outstanding loan?
• Does a three-bedroom from about $2.18 million work, and does it still work at $2.5 million?
• Can I carry the unit comfortably until about 2031 without needing the market's help?
• Which two or three stacks would I choose once the site plan shows the facing?

Then get an in-principle approval from a bank, so you know your loan limit before the price list arrives rather than after.

15. Frequently Asked Questions

16. My Thoughts

There is a version of this review that writes itself.

Station at the door. Circle Line complete. Chuan Park sold out. One developer. Four schools.

Every one of those statements is true, and I have checked each of them.

But none of them tells you whether the price leaves room for the price you will one day receive.

That is the only question a buyer is really asking, and it will not have an answer until the preview.

What I can say today is that One Chuan Grove starts from a stronger position than most launches I will review this cycle.

It does not need anything to go right in the future. It needs a sensible price in February.

A good location is one where the story has already happened. The only thing left to get right is what you pay for it.

If you would like the preview dates and the price list the day it is released, the One Chuan Grove preview and price list page collects them in one place.

The framework behind how I assess any launch is in what I look at when advising a buyer on a new launch. If the region labels are new to you, start with how OCR, RCR and CCR differ, and the rest of my coverage sits on the project reviews pillar.

17. Sources And Update Log

Project facts. The name One Chuan Grove, the 1,056 homes, the seven shops of about 409 sq ft, the childcare centre, the storey height, the unit sizes and the preview and booking targets are from the developer's preliminary information of 25 September 2026, as supplied to me. The number of units of each type has not been released.

Land and tenders. The bids, bid counts, runner-up bids, site areas, floor areas, plot unit estimates and consultant quotes are from URA's Chuan Grove tender results as reported by EdgeProp on 8 July 2025 and 4 September 2025. The in-principle approval to amalgamate, the combined 979,924 sq ft gross floor area, the construction start and Sing Holdings' $142.3 million 2025 profit are from Sing Holdings' SGX filing of 24 February 2026, as reported by EdgeProp. The per-plot and blended psf ppr figures, the plot ratio of 3.0 and the $1.26 million of land per home are my own arithmetic, and all reproduce.

Transport. The Circle Line Stage 6 opening date, station names, the 33-station and 12-interchange network and the ten-minute example are from LTA's release of 14 May 2026. The 400m distance is as stated by Sunway and EdgeProp.

Chuan Park. The 5,000 first-day visitors, the 76% launch-weekend take-up at $2,579 psf, the 85% at $2,586 psf in September 2025, the $890 million collective sale and Kingsford's $1,251 psf ppr bid are from the EdgeProp reports above. The roughly 97% sold and $2,596 psf average, and the like-for-like restatement at $2,730 to $2,800 psf, are from the Chuan Grove project record on PropertyInsider.sg, the Singapore property research platform I founded and publish, refreshed 15 August 2026.

Price estimates, schools and returns. The $2,820 to $3,190 psf estimate, the $2,451 psf ppr breakeven, the rental yield estimate, the straight-line distances, the school demand tiers and the District 19 resale figures come from PropertyInsider.sg's project record, schools dataset and resale returns dataset. Every figure there marked as an estimate is one.

Pinery Residences. The 588 homes, the 544 units sold over 28 and 29 March 2026 and the $2,546 psf average are from EdgeProp's launch report. Unit sizes and the Type C1 plan are from Pinery Residences' published floor plans dated 23 January 2026, reproduced for reference with the developer's labels intact.

Market. The second-quarter 2026 price and rental changes are from URA's 2nd Quarter 2026 real estate statistics. The 9,320-unit 2026 Confirmed List total is from URA's 2026 Government Land Sales programmes.

Discrepancies I am flagging rather than smoothing over. First, walking time: the developer's partners describe a five-minute walk, while PropertyInsider.sg's straight-line estimate implies about seven. The site plan will settle it. Second, PropertyInsider.sg's record lists a plot ratio of 2.1 and a floor area for one parcel only, which does not match URA's combined figures giving 3.0. Its breakeven was built on the second parcel's cost stack, so the blended figure would sit slightly higher. I have raised both for correction. Third, published land rates for Chuan Park's 2022 collective sale range from about $1,042 to about $1,256 psf ppr depending on what each source includes, so I have not relied on any of them. Fourth, my own earlier research used an estimated 1,055 homes; the developer's figure of 1,056 replaces it.

What is still unknown. The price list. The number of units of each type. The site plan, stack facing and gate positions. Official floor plans. Maintenance fees. The completion date. Every forward-looking figure in this review is an estimate and should be read as one.

Update Log

• 27 September 2026. First published, using the developer's preliminary information of 25 September 2026 and PropertyInsider.sg's project record refreshed 15 August 2026.

This page will be updated when the price list, site plan and floor plans are released, and again after booking day.

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