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One Chuan Grove against Chuan Park and recent launches: what would its price have to beat?

One Chuan Grove's prices are not out yet. What a buyer can already weigh: Chuan Park's recorded prices on the same floor-area basis, what other launches outside the central region on harmonised land sold at against what their developers paid for the land, and how land prices have moved since One Chuan Grove's sites were sold.

Published
22 Oct 2026
Last fact-checked
20 Oct 2026
Data period
Jan 2017 – Sept 2026
Reading time
6 min

Filed underDistrict 19New launchPrices and transactions

How does One Chuan Grove compare with Chuan Park and other recent launches?

Chuan Park, next door, recorded a median of $2,680 psf on new sales in the 12 months to September 2026, about $2,800 psf on the harmonised floor area One Chuan Grove will use, if 4% of its stated area is taken off for air-con ledges (an assumption, not a measured figure). The two launches outside the central region whose land cost nearest One Chuan Grove's, ELTA ($1,250 psf ppr) and Vela Bay ($1,388 psf ppr), recorded launch-month medians of $2,540 psf and $2,870 psf. One Chuan Grove's land cost $1,331 psf ppr and $1,376 psf ppr in 2025; 11 of the 17 residential sites URA has sold since went for more.

Key takeaways

  • Chuan Park's new sales: median $2,680 psf (115 sales, October 2025 to September 2026) as recorded; about $2,800 psf on harmonised floor area if 4% is taken off for air-con ledges, an assumption ($2,770 psf at 3%, $2,830 psf at 5%). Its stated areas include air-con ledges; One Chuan Grove's harmonised areas count every square foot sold as floor area.
  • The 12 launches outside the central region on land sold under the harmonised rules recorded launch-month medians about $1,120 to $1,480 psf above what their developers paid for the land.
  • Closest in land cost to One Chuan Grove: ELTA ($1,250 psf ppr land, $2,540 psf in its launch month) and Vela Bay ($1,388 psf ppr, $2,870 psf).
  • Across Singapore, the median land price of 99-year residential sites URA sold was $1,190 psf ppr in 2024, $1,330 psf ppr in 2025 and $1,530 psf ppr in 2026 to 18 September; since One Chuan Grove's land was sold, 11 of 17 sites went for more than $1,376 psf ppr.
  • Land cost is not a selling price, and no One Chuan Grove price has been released; nothing here forecasts it.

Data snapshot

CalculatedEvery figure here is worked out on this site from the source below.

Chuan Park, adjusted to harmonised area (assumption)
$2,800 psf
Recorded $2,680 psf; assumes 4% of area is air-con ledge ($2,770 psf at 3%, $2,830 psf at 5%); median of 115 new sales, Oct 2025 – Sep 2026
ELTA and Vela Bay, launch month
$2,540 psf – $2,870 psf
Medians; land $1,250 psf ppr and $1,388 psf ppr
One Chuan Grove's land
about $1,355 psf ppr
Both sites together, awarded Jul and Sep 2025
Median land price, 2026
$1,530 psf ppr
12 residential sites sold by URA to 18 Sep 2026
Lorong Puntong / Sin Ming Avenue, Bishan
$1,612 psf ppr
Awarded 18 Sep 2026

How far launch-month prices sat above land cost: 12 launches outside the central region

Launch-month median price per square foot less the land price per square foot of permitted floor area; sorted by land price

Median price per square foot of the new sales URA recorded in the project's first month of sales, less the successful tender price per square foot of permitted floor area of its site. · $ per sq ft · Launches Mar 2024 – Oct 2026

  • Canberra Crescent Residences (land $793)$1,200 per sq ft
  • Tengah Garden Residences (land $821)$1,290 per sq ft
  • Faber Residence (land $900)$1,250 per sq ft
  • Norwood Grand (land $904)$1,180 per sq ft
  • Springleaf Residence (land $905)$1,260 per sq ft
  • Lentor Gardens Residences (land $920)$1,440 per sq ft
  • Lentor Central Residences (land $982)$1,230 per sq ft
  • Lentor Mansion (land $985)$1,280 per sq ft
  • Narra Residences (land $1,020)$1,120 per sq ft
  • Lucerne Grand (land $1,132)$1,370 per sq ft
  • ELTA (land $1,250)$1,290 per sq ft
  • Vela Bay (land $1,388)$1,480 per sq ft

Project

Canberra Crescent Residences: land $793, launch month $1,990, about $1,200 above land; Tengah Garden Residences: land $821, launch month $2,110, about $1,290 above land; Faber Residence: land $900, launch month $2,150, about $1,250 above land; Norwood Grand: land $904, launch month $2,080, about $1,180 above land; Springleaf Residence: land $905, launch month $2,170, about $1,260 above land; Lentor Gardens Residences: land $920, launch month $2,360, about $1,440 above land; Lentor Central Residences: land $982, launch month $2,210, about $1,230 above land; Lentor Mansion: land $985, launch month $2,270, about $1,280 above land; Narra Residences: land $1,020, launch month $2,140, about $1,120 above land; Lucerne Grand: land $1,132, launch month $2,500, about $1,370 above land; ELTA: land $1,250, launch month $2,540, about $1,290 above land; Vela Bay: land $1,388, launch month $2,870, about $1,480 above land.

Source: URA Data Service: private residential property transactions (Urban Redevelopment Authority), Mar 2024 – Oct 2026. Extracted 20 Oct 2026.

Every 99-year URA residential site launched for tender from 1 September 2022 whose project URA places in the Outside Central Region, as it places Chuan Park, with new sales in URA's records by 20 October 2026. Each follows the harmonised floor-area definitions, as One Chuan Grove will. Launch months differ, from March 2024 to October 2026; Lucerne Grand's October 2026 sales were still being recorded.

Show the data as a table
How far launch-month prices sat above land cost: 12 launches outside the central region: data table
CategoryAbove land cost
Canberra Crescent Residences (land $793)$1,200 per sq ft
Tengah Garden Residences (land $821)$1,290 per sq ft
Faber Residence (land $900)$1,250 per sq ft
Norwood Grand (land $904)$1,180 per sq ft
Springleaf Residence (land $905)$1,260 per sq ft
Lentor Gardens Residences (land $920)$1,440 per sq ft
Lentor Central Residences (land $982)$1,230 per sq ft
Lentor Mansion (land $985)$1,280 per sq ft
Narra Residences (land $1,020)$1,120 per sq ft
Lucerne Grand (land $1,132)$1,370 per sq ft
ELTA (land $1,250)$1,290 per sq ft
Vela Bay (land $1,388)$1,480 per sq ft

Evidence

What the data shows

Chuan Park is the closest comparison: a 99-year development whose lease began in 2024, also off Lorong Chuan, with new sales recorded from November 2024 to October 2026. In its launch month, November 2024, URA recorded 708 new sales at a median of $2,590 psf. In the 12 months to September 2026 it recorded 115 more at a median of $2,680 psf.

Chuan Park new sales by size, as recorded
SizeLaunch month, Nov 2024Oct 2025 – Sep 2026
Under 700 sq ft$2,600 psf (92)Low sample (3)
700 to 999 sq ft$2,590 psf (408)$2,680 psf (39)
1,000 to 1,299 sq ft$2,570 psf (153)$2,710 psf (50)
1,300 sq ft and above$2,570 psf (55)$2,550 psf (23)

Source: URA Data Service: private residential property transactions (Urban Redevelopment Authority), Nov 2024 – Sep 2026. Extracted 20 Oct 2026.

Median price per square foot as URA records it, with the number of sales in brackets. New sales from the developer only.

Those figures are not on One Chuan Grove's floor-area basis. One Chuan Grove's sites were launched after 1 September 2022, so it follows the harmonised definitions, under which all strata area counts as gross floor area. Chuan Park is not under them. Its brochure states that its areas include the air-con ledge and balcony; most layouts leave voids out, but some include the strata void over the living and dining area. Taking 4% off each Chuan Park area for the ledge, an assumption that treats One Chuan Grove's own ledges as negligible, puts its 12-month median at about $2,800 psf; at 3% or 5% it would be $2,770 psf or $2,830 psf.

Launches elsewhere show what developers have charged on harmonised land. The 12 projects below are every 99-year URA residential site launched for tender from 1 September 2022 whose project URA places in the Outside Central Region, as it places Chuan Park, with new sales in URA's records by 20 October 2026. The median price in each one's first month of sales was about $1,120 to $1,480 psf above what its developer paid for the land; Lucerne Grand's first month, October 2026, was still being recorded. The two whose land cost nearest One Chuan Grove's: ELTA ($1,250 psf ppr land; $2,540 psf in Feb 2025), Vela Bay ($1,388 psf ppr land; $2,870 psf in Apr 2026).

Launches outside the central region on harmonised land: land price and launch month
Project (planning area)Land psf pprLaunch-month psf
Canberra Crescent Residences (Sembawang)$793$1,990 (Aug 2025)
Tengah Garden Residences (Tengah)$821$2,110 (Apr 2026)
Faber Residence (Clementi)$900$2,150 (Oct 2025)
Norwood Grand (Woodlands)$904$2,080 (Oct 2024)
Springleaf Residence (Yishun)$905$2,170 (Aug 2025)
Lentor Gardens Residences (Ang Mo Kio)$920$2,360 (Jul 2026)
Lentor Central Residences (Ang Mo Kio)$982$2,210 (Mar 2025)
Lentor Mansion (Ang Mo Kio)$985$2,270 (Mar 2024)
Narra Residences (Bukit Panjang)$1,020$2,140 (Jan 2026)
Lucerne Grand (Jurong West)$1,132$2,500 (Oct 2026)*
ELTA (Clementi)$1,250$2,540 (Feb 2025)
Vela Bay (Bedok)$1,388$2,870 (Apr 2026)

Source: URA Data Service: private residential property transactions (Urban Redevelopment Authority), Mar 2024 – Oct 2026. Extracted 20 Oct 2026.

Land: URA's successful tender price per square metre of permitted floor area, converted at 10.7639 sq ft per sq m. Launch-month psf: the median price per square foot of the single-unit new sales URA recorded in the project's first month of sales (month in brackets), from 210 sales at Canberra Crescent Residences, 846 sales at Tengah Garden Residences, 346 sales at Faber Residence, 290 sales at Norwood Grand, 876 sales at Springleaf Residence, 267 sales at Lentor Gardens Residences, 453 sales at Lentor Central Residences, 403 sales at Lentor Mansion, 103 sales at Narra Residences, 358 sales at Lucerne Grand, 321 sales at ELTA, 366 sales at Vela Bay. *Still being recorded on 20 October 2026.

Land prices across Singapore. URA's record of the residential sites it has sold gives the land price behind each new launch. For 99-year sites, the median was $1,150 psf ppr in 2023 (8 sites), $1,190 psf ppr in 2024 (11), $1,330 psf ppr in 2025 (16) and $1,530 psf ppr in 2026 to 18 September (12). The sites differ each year, from the suburbs to the city fringe, so the medians are a guide to the level, not a like-for-like index.

Median land price of residential sites sold by URA, 2017 to 2026

99-year sites, all regions, by year of award; 2026 to 18 September

Median of the successful tender price per square foot of permitted floor area (psf ppr) of the year's sites · $ per sq ft · 2017 – 2026 (to 18 Sep)

05001,0001,5002,000201720192021202320252026Year of award

Median psf ppr by year: 2017, $1,000 (9 sites); 2018, $1,070 (9 sites); 2019, $1,190 (7 sites); 2020, $890 (5 sites); 2021, $1,200 (5 sites); 2022, $1,130 (9 sites); 2023, $1,150 (8 sites); 2024, $1,190 (11 sites); 2025, $1,330 (16 sites); 2026 (to 18 Sep), $1,530 (12 sites).

Source: Past sale sites: residential (excluding landed housing) and other sites sold (Urban Redevelopment Authority), 2017 – Sep 2026. Extracted 20 Oct 2026.

Each year's median is of different sites in different places, so a change between years mixes the price of land with where the sites were. Residential (non-landed) sites and residential sites with commercial use on the first storey; 60-year sites left out. Sites launched from 1 September 2022 are priced on the harmonised floor area.

Show the data as a table
Median land price of residential sites sold by URA, 2017 to 2026: data table
Year of awardMedian psf ppr
2017$1,000 per sq ft
2018$1,070 per sq ft
2019$1,190 per sq ft
2020$890 per sq ft
2021$1,200 per sq ft
2022$1,130 per sq ft
2023$1,150 per sq ft
2024$1,190 per sq ft
2025$1,330 per sq ft
2026$1,530 per sq ft

One Chuan Grove's two sites were awarded in July and September 2025 at $1,376 psf ppr and $1,331 psf ppr, about $1,355 together. Of the 17 residential sites URA has sold since, 11 went for more than $1,376 psf ppr; the median of all 17 was $1,490 psf ppr. Nearer Lorong Chuan, Lentor Central in Ang Mo Kio went for $1,278 psf ppr in March 2026 and Lorong Puntong / Sin Ming Avenue in Bishan for $1,612 psf ppr in September 2026.

Residential sites URA has sold since One Chuan Grove's land (17 sites, October 2025 to September 2026)
Site (planning area)AwardedLand price
Dorset Road (Kallang)Oct 2025$1,338 psf ppr
Upper Thomson Road (Parcel A) (Yishun)Oct 2025$1,062 psf ppr
Telok Blangah Road (Bukit Merah)Nov 2025$1,326 psf ppr
Bukit Timah Road (Newton)Nov 2025$1,820 psf ppr
Bedok Rise (Bedok)Dec 2025$1,330 psf ppr
Dairy Farm Walk (Bukit Panjang)Jan 2026$962 psf ppr
Tanjong Rhu Road (Kallang)Feb 2026$1,455 psf ppr
Lentor Central (Ang Mo Kio)Mar 2026$1,278 psf ppr
Dover Drive (Queenstown)Mar 2026$1,556 psf ppr
Kallang Close (Kallang)Apr 2026$1,415 psf ppr
Dunearn Road (Bukit Timah)May 2026$1,625 psf ppr
Holland Plain (Bukit Timah)May 2026$1,491 psf ppr
Peck Hay Road (Newton)Jun 2026$1,865 psf ppr
River Valley Green (Parcel C) (River Valley)Jun 2026$1,730 psf ppr
Berlayar Drive (Bukit Merah)Aug 2026$1,515 psf ppr
New Upper Changi Road (Bedok)Sep 2026$1,537 psf ppr
Lorong Puntong / Sin Ming Avenue (Bishan)Sep 2026$1,612 psf ppr

Source: Past sale sites: residential (excluding landed housing) and other sites sold (Urban Redevelopment Authority), Oct 2025 – Sep 2026. Extracted 20 Oct 2026.

URA's successful tender price per square metre of permitted floor area, converted at 10.7639 square feet per square metre. 99-year residential sites only.

More land is on URA's Reserve List nearby, put up for tender only if a developer's application with an acceptable minimum price is accepted: a further Chuan Grove site of about 935 homes (second half of 2026) and a Serangoon North View site of about 235 homes (released 29 September 2026). Land cost is the starting point of a developer's cost, before construction, financing and other costs; it says nothing by itself about the price a developer will set.

Analysis · opinion

James's interpretation

Compare on the same basis. When One Chuan Grove's price list comes out, its price per square foot will be on harmonised floor area, so the same price would show a higher psf than on Chuan Park's measure. On that basis, assuming 4% of its area is ledge, I would put Chuan Park at about $2,800 psf, and judge the launch against that, not against the $2,680 psf in the records.

Look at what the land cost. One Chuan Grove's land was bought in 2025 at about $1,355 psf ppr. The two launches outside the central region on land at a similar price, ELTA and Vela Bay, recorded launch-month medians of $2,540 psf and $2,870 psf. Since One Chuan Grove's sites were sold, 11 of the 17 residential sites URA has sold went for more; nearer Lorong Chuan, land has gone for both less and more, Lentor Central at $1,278 psf ppr and Bishan at $1,612 psf ppr. The land is one cost a launch has to recover, not a price.

What a launch gives you over a completed home: the choice of unit and stack before anyone else, a new lease for the whole time you own it, and a price fixed now but paid in stages as it is built. What it costs you: the wait for the keys (the developer's accounts expect completion in 2030), a price you will not know until the preview, and usually a higher price per square foot than an older home nearby.

My approach with a buyer: fix the size and budget first, put Chuan Park and the realistic alternatives on the same basis, and then judge One Chuan Grove's price list against them on the day it is released.

What it may mean for buyers

Compare like with like: recorded prices, not asking prices, and the same floor-area basis. Ask whether a development's stated sizes are before or after GFA harmonisation.

James's short video explains why GFA harmonisation did not make new launches cheaper for good.

If you own a home, settle the order of selling and buying before the preview: Owning a home and looking at One Chuan Grove.

What it may mean for sellers and owners

Owners of nearby condominiums can see where Chuan Park's recorded prices sit on the harmonised basis. A launch next door adds homes to choose from; it does not set a resale price.

Limitations

The floor-area adjustment for Chuan Park is an estimate; the recorded figure is shown beside it.

The launches differ in place, timing and product, and a launch-month median reflects the units sold first. They show what developers have charged on land of a given cost; they do not set One Chuan Grove's price.

URA's records cover only sales with a caveat lodged. Chuan Park's include 168 records that fall in groups identical in every recorded field (same month, size, floor range and price), 89 more than if each group were one sale; most are in its launch month. They are counted as separate sales, as URA lists them.

Yearly land medians mix sites in different places; a land price is not a selling price. One Chuan Grove's prices have not been released, and nothing here forecasts them.

Methodology

Sales: URA's records of caveated new sales, read through URA's Data Service on 20 October 2026, single-unit sales only. Price per square foot is the price divided by the floor area in square feet (10.7639 to the square metre). Medians are rounded to the nearest $10; fewer than five sales is marked low sample. Chuan Park's headline period is October 2025 to September 2026.

Chuan Park on harmonised floor area: each sale's price per square foot is divided by 0.96, taking 4% off its stated area for the air-con ledge. The 4% is an assumption that treats One Chuan Grove's own ledges as negligible; Stacked Homes' worked example of the change, ledge and void together, comes to 5.4%. Most Chuan Park layouts leave voids out, but some include a strata void over the living and dining area, so for those the adjustment is understated. The real share varies by layout.

Launches: every 99-year URA residential site launched for tender from 1 September 2022 whose project URA's records place in the Outside Central Region and that had recorded new sales by 20 October 2026: 12 projects, each matched to its site by street, lease start and developer (Canberra Crescent Residences: Canberra Crescent; Tengah Garden Residences: Tengah Garden Avenue; Faber Residence: Faber Walk; Norwood Grand: Champions Way; Springleaf Residence: Upper Thomson Road (Parcel B); Lentor Gardens Residences: Lentor Gardens; Lentor Central Residences: Lentor Central; Lentor Mansion: Lentor Gardens; Narra Residences: Dairy Farm Walk; Lucerne Grand: Lakeside Drive; ELTA: Clementi Avenue 1; Vela Bay: Bayshore Road). Lucerne Grand's first month, October 2026, was still being recorded. Launch month is the first month with new sales in URA's records; its median is of that month's single-unit sales only, so it reflects the units sold first.

Land: URA's workbook of past sale sites (residential, excluding landed housing), downloaded on 11 October 2026; its latest award is 18 September 2026, and URA's media releases to 15 October 2026 list no later residential award. Included: residential (non-landed) sites and residential sites with commercial use on the first storey, 99-year leases. psf ppr is URA's price per square metre of permitted floor area divided by 10.7639. Medians are of each year's sites by award date.

GFA harmonisation
Floor area measured the same way by URA, SLA, BCA and SCDF: for sale sites launched from 1 September 2022 and applications from 1 June 2023, all strata area counts as gross floor area and voids are left out of strata area (URA circular of 1 September 2022). Under the earlier definitions, air-con ledges could be sold as strata area without counting as gross floor area.
Launch month
The first month in which URA's records show new sales for a project; its median price per square foot is of the single-unit sales recorded that month.
psf ppr
Land price per square foot of permitted floor area (per plot ratio): what the developer paid for the land divided by the floor area it may build.

How all research on this site is built

Sources

  1. 1.
    URA Data Service: private residential property transactions

    Urban Redevelopment Authority · Period: Nov 2024 – Oct 2026 · Extracted 20 Oct 2026

    New sales: Chuan Park and 12 launches outside the central region on harmonised land.

  2. 2.
    Past sale sites: residential (excluding landed housing) and other sites sold

    Urban Redevelopment Authority · Period: 1993 – Sep 2026 · Extracted 20 Oct 2026

    Residential sites sold, with the price per square metre of floor area. Workbook downloaded 11 Oct 2026; latest award 18 Sep 2026.

  3. 3.
    Harmonisation of floor area definitions by URA, SLA, BCA and SCDF (circular DC22-09)

    Urban Redevelopment Authority · Period: Circular of 1 Sep 2022 · Extracted 20 Oct 2026

    Harmonised definitions for sale sites launched from 1 Sep 2022 and applications from 1 Jun 2023; all strata area included as GFA; voids left out of strata area.

  4. 4.
    Chuan Park e-brochure

    Kingsford Development (Chuan Park Development Pte Ltd) · Period: Read 20 Oct 2026 · Extracted 20 Oct 2026

    Floor plans: “Area includes AC ledge and balcony. RC ledge and void are excluded from the strata area”.

  5. 5.
    Chuan Park condo review

    Stacked Homes · Period: Read 20 Oct 2026 · Extracted 20 Oct 2026

    Chuan Park is not under the harmonised definitions.

  6. 6.
    Why this new condo rule makes new launch condos more 'expensive': GFA harmonisation explained

    Stacked Homes · Period: Read 20 Oct 2026 · Extracted 20 Oct 2026

    Worked example: a three-bedroom of 1,001 sq ft becomes 947 sq ft without its air-con ledge and void.

  7. 7.
    Tender award for URA sale site at Chuan Grove (17 July 2025)

    Urban Redevelopment Authority · Period: Released 17 Jul 2025 · Extracted 20 Oct 2026

    First Chuan Grove site: price and floor area.

  8. 8.
    Tender award for URA sale site at Chuan Grove (10 September 2025)

    Urban Redevelopment Authority · Period: Released 10 Sep 2025 · Extracted 20 Oct 2026

    Second Chuan Grove site: price and floor area.

  9. 9.
    Tender award for URA sale site at Lorong Puntong / Sin Ming Avenue (18 September 2026)

    Urban Redevelopment Authority · Period: Released 18 Sep 2026 · Extracted 20 Oct 2026

    Lorong Puntong / Sin Ming Avenue: $208,099,000; $17,350.26 per sq m of GFA.

  10. 10.
    URA releases two sale sites at East Coast Road and Serangoon North View (29 September 2026)

    Urban Redevelopment Authority · Period: Released 29 Sep 2026 · Extracted 20 Oct 2026

    Serangoon North View, Reserve List, about 235 homes.

  11. 11.
    Government Land Sales Programme for the second half of 2026 (3 June 2026)

    Urban Redevelopment Authority · Period: Released 3 Jun 2026 · Extracted 20 Oct 2026

    A further Chuan Grove site on the Reserve List, about 935 homes.

General information only, not financial, legal or tax advice. Figures reflect the data period shown and may since have changed; your own circumstances will differ. Full disclaimer.

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