Chencharu Close · 99 Years · Expected TOP TBC
Facts last checked:
Primary source: HDB final tender result — Chencharu Close
Data status: Confirmed — stated in the cited official source or current published project record. Indicative — current project information that may change before launch or sale. Estimate — Sean See analysis or projection, not an official developer commitment.
Chencharu Close buyer analysis
Chencharu Close is an upcoming 99-year mixed-use private residential development near Khatib MRT in District 27. HDB awarded the 29,450.3 sqm site to Evia MCS Pte. Ltd., Gamuda (Singapore) Pte. Ltd. and H108 Pte. Ltd. for S$1,012,588,989.89 in September 2025. The site is planned for about 875 homes and is integrated with a bus interchange and hawker centre. Official launch pricing, unit mix, floor plans and stack plans have not yet been released.
Confirmed source: HDB final tender result — Chencharu Close.
The winning tender was S$1.013 billion, equivalent to about S$980 psf per plot ratio. The tender drew three bids. The second-highest bid was S$845 million and the third was S$692.4 million, leaving the winning bid almost 20% above the runner-up.
This wide spread suggests developers had materially different views on the site's mixed-use complexity, delivery risk and future value rather than a single consensus land value.
Confirmed source: HDB provisional tender result.
The land rate is not the developer's breakeven. Chencharu Close is more complex than a conventional condominium site because the developer must coordinate a mixed-use scheme together with major public facilities. Construction, financing, professional fees, statutory costs, commercial components, public-facility integration and the relationship between gross floor area and saleable residential area all affect the eventual selling price.
ERA Research noted that the sub-S$1,000 psf ppr land rate should be interpreted in the context of the integrated bus interchange and hawker-centre requirements rather than as evidence that the site is necessarily "cheap".
Market-analysis reference: ERA Chencharu Close GLS analysis.
Until an official price list is released, a scenario range is more useful than publishing one exact launch-price prediction.
Data status: these are Sean See analytical scenarios, not developer-confirmed prices or guaranteed future values.
HDB's Chencharu masterplan envisions a new 70-hectare housing area with around 10,000 new homes by 2040, of which at least 80% are planned for public housing. The broader plan also includes new park spaces, amenities, walking and cycling connections, and community facilities while retaining parts of the area's heritage.
This matters because Chencharu Close is not simply another condo in an established estate: it is positioned as one of the main private-housing components within a new growth precinct that is expected to mature over many years.
Official planning source: HDB Chencharu masterplan.
North Park Residences and The Wisteria are useful mixed-use or integrated northern benchmarks because they show how buyers have historically valued private homes attached to retail and transport convenience. The Estuary provides an older Khatib-area resale comparison.
For newer supply, buyers should also watch projects in the wider north such as Springleaf Residence and future EC/private launches around Yishun, Canberra and Sembawang. These are not perfect substitutes, but they help frame the premium buyers may be asked to pay for integration and newness.
ERA's URA-based analysis noted that Yishun non-landed resale prices were relatively subdued between 2021 and 2023, before District 27 recorded a much sharper increase from 2024 to 2025. That change coincided with renewed development activity and expectations around the broader northern transformation.
How to use this: historical district growth is context, not a forecast. The actual Chencharu Close entry price, unit quantum, layout efficiency and premium over nearby resale remain more important for an individual buyer.
Market-data reference: ERA / URA D27 resale trend analysis.
ERA's site analysis places the project about a 6 to 8-minute walk from Khatib MRT on the North-South Line. The development itself is also required to integrate a bus interchange, which should strengthen local connectivity once completed.
The wider Chencharu plan includes new internal roads, walking and cycling links, while the progressive completion of the North-South Corridor is expected to improve road connectivity for northern residents.
Chencharu sits beside an established Yishun town rather than in an isolated greenfield location. Existing amenities in the wider catchment include Northpoint City, Khoo Teck Puat Hospital, HomeTeamNS Khatib, neighbourhood retail and established schools.
The project will add its own retail/commercial component together with the hawker centre and bus interchange. Families should still verify Primary 1 distance eligibility using the final residential block address and prevailing MOE/OneMap rules once the project addresses are confirmed.
ERA identifies an unusually large upgrader pool around Yishun because of the established HDB population and limited recent private-housing supply close to Khatib MRT. The broader Chencharu precinct is also expected to add thousands of new HDB households over time.
This can support future owner-occupier demand, but it should not be treated as a guaranteed exit strategy or automatic capital-appreciation outcome.
It may suit buyers who value integrated convenience, Khatib MRT access, a newer large-scale project and the prospect of living within a growing northern precinct.
Compare alternatives first if your priority is immediate occupation, a lower entry price, a smaller project or proven completed-home value. North Park Residences, The Wisteria, The Estuary and newer northern projects should be compared against the eventual Chencharu Close price list.
Floor-plan / stack analysis: TBC until official plans are released. No facing, stack or layout conclusion should be treated as confirmed before approved developer materials are available.
Use this project page to review Chencharu Close Condo price, floor plan, launch date, showflat, location, developer information and key buyer checks. Project details, availability and sales information can change, so verify the latest documents before making a purchase decision.
Current pricing should be checked against the latest available sales information before shortlisting a unit. Compare the exact unit's total price, price per square foot, floor, facing, usable internal area and availability rather than relying only on a headline starting price.
Review the exact floor plan for every shortlisted unit. Check entrance privacy, kitchen and service areas, balcony proportion, storage, bedroom furniture clearance, bathroom access, structural elements and circulation. Use the Singapore condo floor-plan guide to compare layouts consistently.
Understand the neighbourhood first, then judge the exact project entrance, transport routes, surrounding land use and the unit you are considering.
Chencharu Close Condo is recorded at Chencharu Close in D27 - Sembawang / Yishun. Compare the actual entrance, everyday transport, road exposure, nearby amenities, surrounding development and the exact unit rather than relying only on the district label.
Go deeper into transport, amenities, housing choices and buyer checks for the wider neighbourhood.
Read District 27 Yishun and Khatib property guideThe current project record describes 875 units, 99 Years tenure, and a property type recorded as Residential Highrise. Expected TOP is TBC. Review the current site plan, block and stack positions, arrival routes, lifts, parking, shared facilities, maintenance estimates and construction or handover programme before deciding.
Chencharu Close Condo may suit buyers whose verified budget, timing, location needs and preferred layout match an available home. Compare the exact unit's total cost, position, tenure and practical daily use with nearby new-launch and resale alternatives rather than choosing from the project name or marketing story alone.
Use the same framework across every project so your comparison is based on budget, layout and total cost rather than marketing alone.
Estimate mortgage, cash, CPF and stamp-duty requirements before selecting a unit.
Calculate your affordabilityWork through the practical checks that should be completed before committing to a new-launch purchase.
Open the buyer checklistCompare layout efficiency, circulation, storage, balcony allocation and furniture clearance.
Read the floor-plan guideCompare completion timing, condition, renovation, facilities and total acquisition cost.
Compare new launch and resaleCommon buyer questions based on the current project information shown on this page.
Chencharu Close Condo is recorded at Chencharu Close in D27 - Sembawang / Yishun. Verify the actual entrance and regular routes before relying on a location label.
The page records 99 Years tenure and 875 units. Confirm the applicable title, lease commencement and current project documents.
Current pricing should be checked against the latest available sales information before shortlisting a unit. Request the latest available sales information and exact unit schedule before comparing costs.
Use the exact current floor plan for each shortlisted home and verify its area, dimensions, orientation, structural elements and qualifications before comparing layouts.
The page records expected TOP as TBC. Verify the latest construction, completion and handover information.
Verify current price and availability, exact floor plan, stack position, tenure, construction or completion status, financing and total acquisition cost.
It may suit buyers whose verified budget, timing, daily-location needs and preferred layout match the exact available home.
This section brings together the latest project status, land and pricing context, nearby comparisons, Sean’s review, buyer suitability and investment considerations. Figures described as estimated or indicative should be rechecked when official developer material is released.
As at 15 September 2026, the Chencharu Close integrated site has been awarded to Evia MCS, Gamuda (Singapore) and H108. The 99-year development is planned for about 875 homes together with a bus interchange, hawker centre and commercial uses. Final residential plans and pricing remain pending.
The consortium bid S$1.012589 billion, about S$980 psf ppr. The lower land rate versus some conventional private sites partly reflects the scale and complexity of delivering the integrated public and commercial components.
A simple land-cost multiplier is especially misleading here because the developer must deliver major integrated infrastructure. Buyers should compare the final residential quantum against conventional private condos and ECs in Yishun, Canberra and the north.
Any pre-launch price estimate should be treated as indicative only. Official prices, sizes and availability must be checked against the developer’s current sales documents.
Compare Chencharu Close with Canberra Crescent Residences, North Gaia EC and Miltonia Close. These provide useful north-region benchmarks for connectivity, tenure and upgrader demand.
Sean’s early view: the integrated transport and hawker-centre concept gives Chencharu a strong family and upgrader story. The project becomes most attractive if the developer converts the relatively competitive land rate into sensible residential quanta rather than pricing a large premium for the integrated label.
Strong for north-side families who want to remain near Yishun while upgrading into private housing. Check tower-to-MRT distance, residential privacy, bus-interchange exposure and the final commercial circulation plan.
The integrated location is easy to market to future tenants, but the project’s large unit count means investors should favour efficient layouts and differentiated stacks. Do not rely on the integrated label alone to support resale premiums.
It may suit Yishun upgraders, families, public-transport users and buyers who value everyday convenience. Buyers wanting boutique scale or a fully completed surrounding precinct may prefer alternatives.
The winning tender was about S$1.012589 billion, or roughly S$980 psf ppr.
The tender requires a mixed commercial and residential scheme integrated with a bus interchange and hawker centre.
The final residential-commercial separation, tower access, unit mix, stack exposure and total quantum will be more important than the integrated label alone.
Published research for this project is collected here. Scheduled guides appear automatically once they are live, so every link below leads to a published page.