Chencharu Central Residences price outlook
The Chencharu Central Residences price list has not been published, and the developer has not announced its pricing. Buyers still have three solid reference points: the land price paid at the HDB tender, the prices at comparable recent launches, and the forecasts made by analysts after the tender closed.
When the tender results were published in September 2025, PropNex's head of research and content, Wong Siew Ying, said she expected the private homes on the site to sell at an average above S$2,300 psf. Since then, several agencies have used a working range of about S$2,200 to S$2,500 psf. The final pricing will depend on the market at launch, the number of competing projects, and how the developer prices different stacks and floors.
Why the average matters less than the stack. In a project with 11 blocks, prices for the same layout can differ by tens of thousands of dollars depending on facing, floor and noise. Lower-floor units facing the interchange are usually priced lowest, while higher floors facing greenery are usually priced highest.
Land cost and break-even
The Evia, Gamuda Land and Ho Lee Group consortium paid about S$1.012 billion, or S$980 psf ppr, for the Chencharu Close site. Its bid was the highest of three. It was about 20% above the next bid from a Frasers Property-led consortium (S$818 psf ppr) and well above Sim Lian Group's bid (S$670 psf ppr).
A rough rule of thumb used by analysts is that the break-even price for a suburban condo is the land price plus about S$800 to S$1,000 psf for construction, financing, professional fees, marketing and taxes. On that basis, the break-even here is likely to be somewhere around S$1,800 to S$2,000 psf. The developer also has to build the commercial and transport components, and it can earn income from the retail space.
| Bidder | Bid | Land rate |
|---|---|---|
| Evia Real Estate, Gamuda Land, Ho Lee Group (awarded) | S$1.012b | S$980 psf ppr |
| Frasers Property, Mitsubishi Estate, Lum Chang | S$845m | S$818 psf ppr |
| Sim Lian Group | S$692.4m | S$670 psf ppr |
Read the full breakdown in our Chencharu Close GLS tender guide.
Comparable launches
The closest comparison is Parktown Residence in Tampines North, another HDB-tendered mixed-use site with a bus interchange and a hawker centre built in. It launched in February 2025 at a reported average of around S$2,360 psf and sold most of its units on the launch weekend. Like Chencharu, it sits in a newer HDB town rather than a city-fringe location.
In the north, Norwood Grand in Woodlands is a newer suburban launch. Recent caveats there have averaged roughly S$2,000 to S$2,100 psf. It is not integrated with transport or a hawker centre, and its land price was lower.
| Project | Type | Indicative psf | Notes |
|---|---|---|---|
| Chencharu Central Residences | Integrated, Yishun | Above S$2,300 (forecast) | Bus interchange, hawker, retail; near Khatib MRT |
| Parktown Residence | Integrated, Tampines North | ~S$2,360 average at launch | Bus interchange, hawker, community club |
| Norwood Grand | Condo, Woodlands | ~S$2,000 to S$2,100 (recent sales) | Not integrated; near Woodlands South |
Compare the two integrated projects in detail in Chencharu Central Residences vs Parktown Residence.
Illustrative prices by unit type
The table below multiplies the smallest reported size of each unit type by three price levels. It is a budgeting tool only. Actual prices will follow the developer's price list.
| Unit type | Size | At S$2,200 psf | At S$2,350 psf | At S$2,500 psf |
|---|---|---|---|---|
| 2-Bedroom | from 527 sq ft | S$1.16m | S$1.24m | S$1.32m |
| 2-Bedroom Premium | from 603 sq ft | S$1.33m | S$1.42m | S$1.51m |
| 2-Bedroom + Study | from 657 sq ft | S$1.45m | S$1.54m | S$1.64m |
| 3-Bedroom | from 807 sq ft | S$1.78m | S$1.90m | S$2.02m |
| 3-Bedroom Premium | from 797 sq ft | S$1.75m | S$1.87m | S$1.99m |
| 3-Bedroom + Study | from 893 sq ft | S$1.96m | S$2.10m | S$2.23m |
| 4-Bedroom | from 980 sq ft | S$2.16m | S$2.30m | S$2.45m |
| 4-Bedroom + Study | from 1,076 sq ft | S$2.37m | S$2.53m | S$2.69m |
| 5-Bedroom | from 1,270 sq ft | S$2.79m | S$2.98m | S$3.17m |
Unit sizes are preliminary figures reported before launch. Prices exclude stamp duties, legal fees and other costs.
Stamp duty, down payment and loan calculator
Enter a price to estimate your Buyer's Stamp Duty (BSD), Additional Buyer's Stamp Duty (ABSD), down payment and monthly instalment.
*At full loan drawdown. Under the progressive payment scheme, instalments start small and rise as construction progresses. ABSD rates as at the latest MAS/IRAS announcement; check IRAS before you buy. This is a guide, not financial advice.
For a first-time Singapore Citizen buyer taking a 75% bank loan, the 25% down payment is paid as 5% cash plus 20% in cash or CPF. Under the progressive payment scheme, you pay the first 20% within eight weeks of the option to purchase. The rest is paid in stages as construction progresses. See our new launch payment schedule guide.
What drives value at Chencharu Central Residences
- Integration. A bus interchange and hawker centre downstairs give daily convenience that standalone condos cannot copy.
- Few private homes nearby. At least 80% of the 10,000 homes planned for Chencharu will be public housing. That creates a large pool of HDB upgraders and tenants nearby, and limited competing private supply in the estate.
- Family layouts. No 1-bedroom units are reported, which keeps the project focused on owner-occupiers.
- Northern growth. Woodlands Regional Centre, the RTS Link to Johor Bahru and the North Coast Innovation Corridor bring jobs and connections to the north.
Every buyer's situation is different. Register and we will send you the price list when it is released, together with a personal calculation of your budget.
Frequently Asked Questions
Has the Chencharu Central Residences price list been released?
Not yet. Developers usually release indicative prices a week or two before the preview, which is targeted for 1Q 2027. Register to receive the price list as soon as it is out.
What is the expected Chencharu Central Residences price per square foot?
After the tender, PropNex's head of research Wong Siew Ying said she expected average selling prices above S$2,300 psf. Some agencies have suggested a range of about S$2,200 to S$2,500 psf. These are forecasts, not developer figures.
How much is a 2-bedroom at Chencharu Central Residences?
As an illustration only, a 527 sq ft 2-bedroom at S$2,200 to S$2,500 psf would cost about S$1.16 million to S$1.32 million. The actual price depends on the developer's price list, the stack and the floor.
How much is a 3-bedroom at Chencharu Central Residences?
Using the smallest reported 3-bedroom size of about 797 to 807 sq ft, and S$2,200 to S$2,500 psf, a 3-bedroom would be roughly S$1.75 million to S$2.02 million. Premium and study layouts will cost more.
What did the developer pay for the land?
About S$1.012 billion, or S$980 per square foot per plot ratio (psf ppr), in September 2025. Land is only one part of the cost: construction, financing, marketing, taxes and profit are added on top.
Do I pay ABSD on Chencharu Central Residences?
ABSD depends on who is buying, not on the project. Singapore Citizens buying their first home pay no ABSD. Second homes, permanent residents, foreigners and entities pay ABSD at different rates. Use the calculator on this page as a guide and check the latest rates with IRAS.