Chencharu Close Condo Estimated Price Analysis 2026: What S$980 PSF PPR Could Mean
Chencharu Close starts from a S$980 psf ppr land basis
The mixed commercial and residential site at Chencharu Close was awarded to Evia MCS, Gamuda Singapore and H108 for about S$1.013 billion, equivalent to roughly S$980 psf ppr. HDB stated that the 29,450.3 sqm site can yield about 875 homes and will integrate a bus interchange, hawker centre and commercial space.
That integrated brief matters when buyers think about costs. Land is only one input, and transport/commercial integration can add design and construction complexity.
Planning scenarios: S$2,100, S$2,250 and S$2,400 psf
For budgeting I would stress-test S$2,100, S$2,250 and S$2,400 psf. These are scenario assumptions only, not official prices or predictions.
Translate the range into total quantum for the exact unit size. A S$150 psf move on an 800 sq ft unit changes price by S$120,000. That difference can be more meaningful than the headline psf itself.
How much is integration worth?
Chencharu’s appeal is not simply “near Khatib”. The project is planned with a bus interchange, hawker centre and commercial uses, creating a genuine convenience proposition within a mature north-side town. Buyers can reasonably assign value to that convenience, but the premium should be measured against alternatives.
North Park Residences is a useful established integrated-development benchmark in Yishun. Compare total quantum, station access, maturity, layout and the amount of activity each site creates around the home.
Breakeven assumptions need extra care on mixed-use sites
A simple land-plus-construction model may not capture the way mixed-use costs are allocated. Treat estimated breakeven as a range and ask what assumptions sit behind it. Never treat an online estimate as an official developer cost.
Large-project scale affects price selection
With about 875 planned homes, Chencharu can offer substantial facilities and strong project visibility, but there may also be many similar units competing at resale. The strongest stacks can deserve a premium; ordinary stacks should be priced with future internal competition in mind.
Sean’s Take
The integrated components give Chencharu a clearer daily-living proposition than a standalone condo. I would not treat every stack equally: the eventual site plan will determine which units get convenience without taking on too much bus, road or commercial activity.
If the launch is priced near the upper scenario, I would want the chosen unit to have a clear advantage in orientation, layout or privacy rather than relying only on the integrated-development label.
FAQ
Are S$2,100-S$2,400 psf official?
No. They are planning scenarios only.
What was the land price?
About S$1.013 billion, roughly S$980 psf ppr.
What should buyers compare?
Total quantum, exact stack exposure, Khatib access and established integrated alternatives such as North Park Residences.
Next step
See the Chencharu Close GLS hub, use the affordability calculator, and browse the new-launch directory.