One Chuan Grove buyer analysis
One Chuan Grove: Two Parcels, One Planned Development & Buyer Analysis
Quick Answer
One Chuan Grove, formerly known as the Chuan Grove GLS sites, is a planned large-scale 99-year private residential development near Lorong Chuan MRT in District 19. The project brings together two separate GLS parcels won by the same Sing Holdings Residential / Sunway Developments joint venture. The latest project information shown on this site indicates 1,056 residential units, 7 retail shops and 1 childcare centre. Historical tender and company disclosures may still refer to the site as Chuan Grove or Chuan Grove GLS.
Chuan Grove Site 1 vs Site 2 — what buyers should know
Site 1 was awarded in July 2025 for S$703.6 million, or about S$1,376 psf ppr. It has a site area of 15,831.5 sqm and maximum permissible GFA of 47,495 sqm.
Site 2 was awarded in September 2025 for S$623.91 million, or about S$1,331 psf ppr. It has a site area of 14,514.3 sqm and maximum permissible GFA of 43,543 sqm.
Together, the two parcels cost S$1.32751 billion, with a combined land rate of about S$1,355 psf ppr across 30,345.8 sqm of land and 91,038 sqm of GFA.
Confirmed sources: URA award — first Chuan Grove parcel · URA award — second Chuan Grove parcel · Sing Holdings SGX announcement.
Why the two-parcel structure matters
The two GLS sites were initially tendered separately, which is why online searches may show "Chuan Grove", "Chuan Grove GLS", "Chuan Grove (2)" or references to two different parcel sizes and land rates.
The same Sing Holdings / Sunway joint venture won both. Sing Holdings stated that, subject to regulatory approvals, it intended to amalgamate them and build a single project of around 1,055 homes. Its 2025 annual report said in-principle approvals for amalgamation had been received and described a proposed development with more than 1,000 apartments, shops and an early-childhood development centre.
Project name transition
One Chuan Grove is the current project name used across this website. Chuan Grove GLS is retained only where it helps explain the two original land parcels, tender history and older source material.
The project page, SEO title, structured data and supporting research now use One Chuan Grove as the current entity while preserving Chuan Grove GLS for historical continuity.
Land economics and launch-price context
The combined land rate of about S$1,355 psf ppr is one of the highest suburban/OCR residential land benchmarks from the 2025 GLS cycle. The first parcel attracted seven bids; the second attracted five bids. The second parcel's winning land rate was about 3.4% lower than the first, while the same developer group retained control of both sites.
CBRE's September 2025 analysis estimated that the two-site average land cost could support an eventual launch price of around S$2,750 to S$2,850 psf. That is external market analysis, not a developer-confirmed price.
Market-analysis reference: CBRE Chuan Grove tender commentary.
Launch-price scenarios
Until the official price list is released, a range is more defensible than one exact prediction.
Lower scenarioaround S$2,700 psfWould put stronger emphasis on value versus Chuan Park and newer OCR alternatives.
Middle scenarioaround S$2,800 psfSits near the centre of CBRE's earlier land-cost-based estimate.
Higher scenarioaround S$2,900 psfNeeds stronger support from unit efficiency, stack quality, views and current launch demand.
Data status: these are Sean See analytical scenarios, not developer-confirmed prices or guaranteed future values.
Nearby projects buyers should compare
Chuan Park is the most important new-launch benchmark. ERA reported that 76% of Chuan Park sold during its launch weekend at an average of about S$2,579 psf. This established strong evidence of demand for a large new project in the Lorong Chuan area.
For resale comparisons, buyers should examine The Scala, The SpringBloom, Chiltern Park and Cardiff Residence. CBRE's September 2025 data showed nearby 99-year resale medians spanning roughly S$1,464 psf to S$1,880 psf depending on project age and location.
Why this comparison matters
If Chuan Grove launches materially above Chuan Park, buyers should ask what they are receiving for the premium: later completion, different layout efficiency, stack position, project scale, facilities and exact walking route to MRT.
The older resale projects provide a second anchor. A large premium over resale may still be justified for a new home, but the premium should be measured rather than assumed to be value-accretive.
Transport and Lorong Chuan MRT
The site is within walking distance of Lorong Chuan MRT (CC14) on the Circle Line. This became more useful after Circle Line Stage 6 opened on 12 July 2026, completing the loop and creating more direct access toward Marina Bay, HarbourFront and other interchange points.
That is a delivered transport improvement rather than a future planning assumption. Buyers should still compare the actual pedestrian route from the eventual project entrance once approved plans are published.
Transport source: LTA Circle Line 6.
Schools and everyday amenities
The Lorong Chuan / Serangoon area has an established school cluster. ERA's GLS analysis highlighted St. Gabriel's Primary School as a relevant nearby primary-school option, while Australian International School sits next to the Chuan Grove area.
Other nearby schools include CHIJ Our Lady of Good Counsel and Yangzheng Primary School, but families should verify exact Primary 1 distance eligibility using the final residential block address and prevailing MOE/OneMap rules.
For retail and daily use, residents can access NEX, Serangoon town-centre amenities and neighbourhood retail around Lorong Chuan and New Tech Park.
Strengths
- Same developer group controls both adjacent GLS parcels, reducing inter-project pricing conflict between the two sites.
- Large-scale planned development of 1,056 residential units with potential construction economies of scale.
- Walkable access to Lorong Chuan MRT on the now-completed Circle Line loop.
- Established private-housing and school catchment around Serangoon / Lorong Chuan.
- Chuan Park's strong sales provide evidence of recent buyer demand in the micro-market.
Risks and things to watch
- The final marketing name, official price list and complete floor/stack plans still need developer confirmation.
- The combined S$1,355 psf ppr land cost sets a relatively high cost base for an OCR project.
- A project of 1,056 residential units requires substantial buyer absorption and may have many competing stacks at resale.
- Buyers should compare the eventual launch premium carefully against Chuan Park and nearby resale stock.
- Amalgamation and final development details remain subject to regulatory approvals and approved plans.
Who might One Chuan Grove suit?
It may suit buyers who want Lorong Chuan MRT access, a large modern project, proximity to established Serangoon amenities and schools, and are comfortable with a later-stage 99-year new launch.
Compare alternatives first if your priority is lower entry price, immediate occupation or a smaller project. Chuan Park, The Scala, The SpringBloom and other Serangoon/Lorong Chuan resale homes should be compared against the eventual Chuan Grove 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 material is available.
