CHENCHARU CLOSER E S I D E N C E SCHENCHARU CLOSE · YISHUN · DISTRICT 27
The first private homes
in a brand-new estate.
Chencharu Close Residences is the working name for the first private housing site in Chencharu, a new HDB estate inside Yishun town in District 27, Singapore. It sits on Chencharu Close, about 460 metres from Khatib MRT. Evia Real Estate, Gamuda Land and Ho Lee Group paid S$1.0126 billion for the 99-year lease in September 2025, and they are required to build a public bus interchange and a hawker centre into the same development. Confirmed facts are sourced. Estimates are labelled as estimates.
Get to know the project
Coming up Preview estimated for Q1 2027
See what’s confirmedTHE PROJECT
Chencharu Close Residences is the first private housing development in Chencharu, a new 70-hectare HDB estate inside Yishun town. The site is on Chencharu Close in District 27, Singapore, about 460 metres from Khatib MRT on the North South Line. Evia Real Estate, Gamuda Land and Ho Lee Group won the 99-year lease in September 2025 and can build about 875 homes on it.
HDB sold the land as the Chencharu Close parcel. The official name will be announced at the sales preview, together with the price list.
The developers can build up to 135,627 sq ft of commercial space: roughly 58,125 sq ft for the bus interchange, 37,674 sq ft for the hawker centre, and under 40,000 sq ft of shops. Unit mix, floor plans, facilities and prices have not been released.
Read the published sources| Address | Chencharu Close, Yishun, District 27 |
|---|---|
| Tenure | 99 years |
| Planned homes | About 875 |
| Commercial space | Up to 135,627 sq ft |
| Site area | 316,997 sq ft |
| Maximum GFA | About 1,033,254 sq ft |
| Plot ratio | About 3.26 |
| Target preview | Q1 2027 (estimate) |
Sources: HDB’s launch of the Chencharu Close parcel and its award. The maximum gross floor area is the winning bid divided by the S$980 psf ppr land rate. The plot ratio is that figure divided by the site area. Both are calculated here rather than quoted from elsewhere, which is why the plot ratio differs from some published figures. Plans and timing remain subject to change.
LATEST NEWS
Research checked
PropertyInsider updated its estimate for the Chencharu Close site on 15 August 2026. Its indicative launch range is S$2,270 to S$2,570 psf.
This is an estimate from a research model. The developers have not released prices or an official project name.
Read the research and its workingsHDB awarded the 99-year lease to Evia MCS, Gamuda (Singapore) and H108, the companies behind Evia Real Estate, Gamuda Land and Ho Lee Group. That is S$980 for each square foot they are allowed to build.
Read the HDB tender awardThree developers put in offers. The winning offer came in 19.8% above the second and 46.2% above the third.
The full figures are in the land-price section below.
See the tender figuresLAND PRICE & BIDS
The Chencharu Close site sold for S$1,012,588,989.89, or about S$980 per sq ft per plot ratio. That is what the developers paid for each square foot of floor space they are allowed to build.
Source: HDB tender award, 26 September 2025.
99-year mixed-use site
316,997 sq ft of land
Three developer groups bid for this site when the tender closed on 11 September 2025. The winning bid was 19.8% above the second and 46.2% above the third.
| Bidder | Bid | Land rate | Gap to winning bid |
|---|---|---|---|
| Evia MCS / Gamuda (Singapore) / H108 | S$1,012.59m | $980 psf ppr | Winning bid |
| Frasers Property / Mitsubishi Estate / Lum Chang | S$845.00m | $818 psf ppr | 16.6% lower |
| Sim Lian Group | S$692.40m | $670 psf ppr | 31.6% lower |
Bids as reported from the HDB tender result by EdgeProp and confirmed in HDB’s award. Bids are rounded to two decimals in millions. Gaps are calculated against the winning bid.
The answer is in the tender conditions. The winner has to deliver a working bus interchange and a public hawker centre alongside about 875 homes, on one plot. Three builders looked at that and priced it three very different ways.
Two of the three bidders valued the site far below what it sold for, one of them by S$320 million. The winning price is what a single bidder thought the land was worth.
PropertyInsider adds construction, land financing, professional fees and marketing to the land price. That gives an estimated cost per square foot of about S$1,975 psf ppr, before any profit. Applying a 15% to 30% margin to that gives an indicative range of S$2,270–S$2,570 psf.
Both the cost and the margin are PropertyInsider’s own estimates.
Not developer pricing. The launch price may fall outside this range, and a 2025 land price does not set a 2032 home price.
PropertyInsider pricing model, data dated 15 August 2026, read 14 September 2026. The link goes to the full cost stack so you can check the workings yourself.
The table multiplies the S$2,270 to S$2,570 psf range by five floor areas. All five are for illustration only, since no floor areas have been published for this project.
| Home type | Indicative size | At $2,270 psf | At $2,570 psf |
|---|---|---|---|
| 2-bedroom | 700 sq ft | $1.589m | $1.799m |
| 2-bedroom + study | 800 sq ft | $1.816m | $2.056m |
| 3-bedroom | 950 sq ft | $2.157m | $2.442m |
| 4-bedroom | 1,150 sq ft | $2.611m | $2.956m |
| 5-bedroom | 1,400 sq ft | $3.178m | $3.598m |
PROJECT TIMELINE
Every milestone below is marked confirmed, target or unconfirmed. Five are confirmed. Three have estimated dates.
The Minister for National Development announced Chencharu at the Committee of Supply debate. About 10,000 new homes by 2040, at least 80% of them public housing, on a 70-hectare site between Yishun Avenues 1 and 2 and Sembawang Road.
HDB masterplan releaseThe plan includes a mixed-use integrated development on a new community avenue, with a bus interchange, a hawker centre and shops. That is the site sold as Chencharu Close.
HDB masterplan releaseHDB put the parcel up for public tender, acting as the government’s land sales agent. It is the first private housing site released in the new estate.
HDB tender recordThree developer groups submitted bids. The top offer was 19.8% above the second and 46.2% above the third.
Reported tender resultHDB awarded the 99-year lease to Evia MCS, Gamuda (Singapore) and H108 for S$1,012,588,989.89, or S$980 psf ppr.
HDB tender awardThe first stretch is a raised road from Admiralty Road West to Lentor Avenue, targeted for 2027, running along Sembawang Road. The tunnelled stretch is targeted for 2029.
LTA project pageNo preview date has been announced. PropertyInsider estimates a preview in the first quarter of 2027. This is when the name, unit mix, floor plans and prices are published.
PropertyInsider estimateThe developers have not published a completion date. PropertyInsider’s estimate is around 2032. The bus interchange, hawker centre and shops open with the building.
PropertyInsider estimateDISCOVER CHENCHARU
The government has published a detailed, dated plan for the land around this site. Here is what it says.
Sources: HDB’s Chencharu masterplan release for the park, the bungalow, Chencharu Link and the cycling connections; HDB’s tender award for the winning consortium; EdgeProp for the developers’ earlier Singapore projects.
ARTISTIC IMPRESSIONS
The developers have not released a facility list or an approved design. These artistic impressions show the kind of setting a new condominium can offer. Wait for the official sales material to confirm what is actually being built.
For illustration only. These images do not show the approved design, facilities, finishes or views at Chencharu Close Residences.
CONNECTIVITY
The nearest station is Khatib on the North South Line, about 460 metres away in a straight line and around seven minutes on foot. From there, one train reaches Orchard, Dhoby Ghaut, City Hall, Raffles Place and Marina Bay. The development will also have a public bus interchange on its lower floors.
Khatib is NS14 on the North South Line. Going south, it is three stops to Bishan and the Circle Line, seven to Newton and the Downtown Line, and eight to Orchard.
Station sequence: LTA rail network. Distance to Khatib: PropertyInsider’s tracked record, straight line from the middle of the site. This is a rail map, not a travel-time estimate. Add your own walk and waiting time.
Every route below starts at Khatib station. For a real commute time, add the walk from home, the wait on the platform and any line change.
| Destination | Route | What’s there |
|---|---|---|
| Yishun | 1 stop towards Jurong East | Northpoint City and Yishun bus interchange |
| Ang Mo Kio | 2 stops towards Marina South Pier | Town centre and AMK Hub |
| Bishan | 3 stops towards Marina South Pier | Circle Line interchange |
| Woodlands | 5 stops towards Jurong East | Thomson-East Coast Line interchange |
| Newton | 7 stops towards Marina South Pier | Downtown Line interchange |
| Orchard | 8 stops towards Marina South Pier | Orchard Road and the Thomson-East Coast Line |
| Dhoby Ghaut | 10 stops towards Marina South Pier | North East and Circle line interchanges |
| Raffles Place | 12 stops towards Marina South Pier | East West Line interchange and the CBD |
Route reference: LTA rail network. Counted station by station along the North South Line. Check operating hours and service updates before you travel.
The 460 metre figure is a straight line measured from the middle of the site to Khatib MRT. Your real walking time depends on the station exit, the road crossings and where the entrance is finally built. Khatib station has been running since 1988, so you can time the walk there yourself.
View nearby amenitiesAbout 58,125 sq ft of the commercial space is set aside for the interchange. Until it opens, the nearest bus services run along Sembawang Road and Yishun Avenue 2, and a new bus-only road called Chencharu Link is planned through the estate.
Read HDB’s transport planSembawang Road runs along the edge of the Chencharu estate and links to the Seletar Expressway. LTA is building the North-South Corridor along it, targeting the raised section between Admiralty Road West and Lentor Avenue in 2027 and the tunnelled section in 2029.
LTA on the North-South CorridorMake one weekday morning trip to work from Khatib and one trip home in the evening. Count the roads you have to cross, check how much of the walk is sheltered, and see how full the train is by the time it reaches you. That tells you more than any travel time on a brochure.
FLOOR PLANS & LIVING SPACES
Two homes with the same bedroom count can live very differently. When the real plans arrive, check where your furniture actually goes, how much storage you get, and how much of the floor area is usable, once you take out the balcony, planter and air-conditioner ledge.
No official layouts, no unit mix and no sizes have been released yet. The plans below are for illustration only. Use them to practise reading a layout before the preview. Tell us which bedroom types interest you and we will send the official plans when they are released.
For illustration only · Not the official Chencharu Close Residences floor plans
IllustrativeOpen full size No sample plan shown
A one-bedroom is the layout most often sold on rental yield. Check the bedroom fits a queen bed with room to walk around it, and a wardrobe.
IllustrativeOpen full size Shown with study · Not to scale
Check whether the study fits a desk and chair, or only works as storage. On many plans it is the difference between a two-bedroom and a two-bedroom you can work in.
IllustrativeOpen full size Illustrative layout · Not to scale
Check which bedrooms share a bathroom and how far each is from it. Then check how much of the living area the balcony has taken.
IllustrativeOpen full size Illustrative layout · Not to scale
Check the storage and the household shelter. A store room matters more as a household grows, and smaller units tend not to have one.
IllustrativeOpen full size Illustrative layout · Not to scale
Check the kitchen. Separate dry and wet kitchens suit households that cook daily.
PRICING & PREVIEW
There is no price list for Chencharu Close Residences yet. The land-price section shows PropertyInsider’s estimated range, applied to a few common unit sizes. When the price list arrives, compare it with two things. One is PropertyInsider’s estimated range of S$2,270 to S$2,570 psf. The other is the S$1,990 psf average at Canberra Crescent Residences, the nearest District 27 launch that is currently selling.
THE INVESTMENT QUESTION
An own-stay buyer is buying two things: Khatib MRT at 460 metres, and a bus interchange and hawker centre the developers have to build downstairs. For an investor, the answer depends on a launch price that has not been announced yet.
Khatib MRT runs today. Almost everything else in Chencharu arrives by 2040, eight years after the estimated completion date. You are buying the plan, not the immediate neighbourhood. Base the decision on the home itself and what owning it costs each year. The masterplan is a reason the area should improve, not a reason to pay more now.
The station is already built, and so are the polyclinic, the sport centre and the schools. The bus interchange and hawker centre are conditions of the land sale the developers must build and hand over. Private condominiums with a public bus interchange in the same development are rare in Singapore. North Park Residences at Yishun, Bedok Residences and Pasir Ris 8 are three of them.
The resale record in District 27 is steadier than you might expect. Between March 1995 and August 2026, PropertyInsider matched 3,411 District 27 purchases to their eventual resales. 91.3% made a profit, the median annualised return was 2.6%, and the median owner held for 8.3 years. If you already live in Yishun, Khatib or Sembawang, this is a first private home that keeps you near family and the schools your children already attend.
The estimated S$2,270 to S$2,570 psf is roughly 14% to 29% higher than the S$1,990 psf average at Canberra Crescent Residences, the nearest District 27 launch, which has sold about 91% of its 376 units. New launches usually cost more than completed stock. What matters is whether District 27 resale prices catch up before you sell.
There is also no nearby project to compare it against. PropertyInsider puts the last private launch within a kilometre of Khatib at The Estuary in 2010. Nothing has launched there in the past sixteen years, so there is no recent evidence of what buyers here will pay. The area around it will still be under construction for years after handover, so what a unit faces today is not what it faces in 2040. When the stack plans appear, check the outlook from each one, including any empty land nearby.
The table covers every completed District 27 condominium where at least 20 units have been bought and later sold on. Sales that lost money are counted too, which keeps the median honest.
Read it for context. It does not forecast anything. A median mixes together high and low floors, large and small units, old and recent sales. Compare homes of a similar size, use the total price rather than the psf, then check the lease and the usable area.
| Completed project | TOP | Median annualised return | Average resale psf |
|---|---|---|---|
| The Watergardens at Canberra | 2024 | 4.3% p.a. | $1,453 |
| The Commodore | 2024 | 4.1% p.a. | $1,506 |
| The Estuary | 2013 | 3.6% p.a. | $1,520 |
| North Park Residences | 2018 | 3.6% p.a. | $1,423 |
| Yishun Emerald | 2002 | 3.4% p.a. | $1,179 |
| Eight Courtyards | 2014 | 3.0% p.a. | $1,677 |
| Symphony Suites | 2018 | 2.6% p.a. | $1,104 |
| The Nautical | 2015 | 2.3% p.a. | $1,596 |
| Orchid Park Condominium | 1994 | 1.9% p.a. | $1,122 |
| Canberra Residences | 2013 | 1.8% p.a. | $1,394 |
Source: PropertyInsider’s District 27 resale data, covering projects where 20 or more units have been bought and sold on. Figures are before stamp duties, legal and agent fees, mortgage interest and renovation. This is how other District 27 projects performed. It is not a forecast for Chencharu Close Residences.
RENTAL SENSITIVITY
Gross yield is the annual rent divided by the price you paid. On a S$1.7 million purchase, roughly a 700 sq ft two-bedroom at the middle of the estimated range, the table shows the monthly rent each level of return would need.
Nearby, PropertyInsider records North Park Residences averaging about S$5.70 per square foot a month on 99.co data as at July 2026. On 700 sq ft that is roughly S$3,990, short of the S$4,250 a 3% return would need. Gross yield ignores costs too, so once mortgage, maintenance, property tax and empty months are counted, a decent yield on paper can still be a loss.
| Target gross yield | Monthly rent required |
|---|---|
| 2.0% | $2,833 |
| 2.5% | $3,542 |
| 3.0% | $4,250 |
| 3.5% | $4,958 |
Calculation: S$1,700,000 × target yield ÷ 12. This is the rent you would have to charge to hit each yield, before any costs.
Assessment informed by PropertyInsider’s Chencharu Close research and the primary sources linked above. This is general analysis of the project, not financial advice for your situation. No forecast of returns is made.
YOUR BUYING GUIDE
Start with your financing and build a shortlist. When sales open, follow the developer’s booking procedure. Registering on this website does not reserve a unit or give you priority in a ballot, and a unit is only yours once the booking documents and sale agreement are signed.
Ask a bank for an in-principle assessment first. Add up your cash and CPF, the stamp duties, the legal fees, and a buffer for later payments. HDB and EC owners should check eligibility and the minimum occupation period.
Have this readyYour maximum loan and how much cash you can put in, by when.
Leave your details on this page and tell us your preferred bedroom type. We will send the e-brochure, the price list and the preview schedule as soon as the developers release them.
Have this readyA confirmed appointment, or the registration steps the developers have published.
Study the plans, sizes, facings and finishes. Rank your choices and decide the most you will pay for each before you go in. Have a second and third choice ready in case your first is taken.
Have this readyA ranked shortlist, with the most you will pay for each unit.
By law, the developer must give you the project and unit information before it can take a booking fee. That fee runs between 5% and 10% of the purchase price for licensed developers selling uncompleted homes. Check the amount and the official payment instructions first. Once you pay, the developer issues your Option to Purchase.
Have this readyAn Option to Purchase for a specific unit.
Appoint a conveyancing lawyer to review the Sale and Purchase Agreement and explain how to exercise the option before expiry. Confirm the balance downpayment and stamp-duty deadlines. IRAS generally requires stamping within 14 days after signing in Singapore; overseas execution follows different timing.
Have this readyA signed agreement, the option exercised, and every payment made on time.
Follow the payment schedule in your signed agreement. Coordinate cash, CPF and loan drawdowns with your bank and lawyer as each notice arrives. An estimated 2027 preview and a 2032 completion spreads payments over roughly five years, and they grow at each construction stage. If you are selling a flat to pay for it, check the two schedules against each other. The developer bills on construction progress; your proceeds arrive when your buyer completes.
Have this readyFunds ready for each payment stage in the contract.
BOOKING FEE EXAMPLE
This is a worked example, not a Chencharu Close Residences price. No price exists. The booking fee is only the first payment, so plan for the remaining downpayment, stamp duties and legal fees too.
An Option to Purchase costs you money if you walk away. Under the standard developer OTP, a developer may forfeit 25% of the booking fee if the option is not exercised before it expires. Have your lawyer explain the terms before you pay.
On the S$105,000 example above, 25% is S$26,250. Check your actual contract with your lawyer.
General process: URA buying-property guide. Booking fee: Housing Developers Rules. Unexercised-option terms: URA guidance on Options to Purchase. Stamping deadlines: IRAS: when to pay stamp duty. Reviewed 14 September 2026. Your signed documents and professional advice govern the transaction.
Ask for the e-brochure, the price list or an appointment update using the enquiry form.
COMMON QUESTIONS
Chencharu Close Residences is the first private housing development in Chencharu, a new 70-hectare HDB estate inside Yishun town in District 27, Singapore. The site is on Chencharu Close, on a 99-year lease, and the sale allows about 875 homes above commercial floors that must include a public bus interchange and a hawker centre.
No. HDB sold the land as the Chencharu Close parcel and the developers have not announced a project name. Chencharu Close Residences is the working name used by buyers, agents and research sites while everyone waits. The official name is released with the sales preview.
On Chencharu Close in Yishun, District 27, Singapore. The new Chencharu estate sits between Yishun Avenues 1 and 2 and Sembawang Road. Khatib MRT on the North South Line is the nearest station, about 460 metres away in a straight line.
About 460 metres in a straight line, roughly a seven-minute walk, on PropertyInsider's tracked record. The real walk will be longer and depends on which station exit you use and where the entrance is eventually built. Khatib station is already open, so you can time the walk yourself.
A consortium of Evia Real Estate, Gamuda Land and Ho Lee Group, which bid as Evia MCS Pte. Ltd., Gamuda (Singapore) Pte. Ltd. and H108 Pte. Ltd. Evia and Gamuda Land have built together in Singapore twice before, at Gem Residences in Toa Payoh and the OLA executive condominium in Sengkang. This is their first mixed-use project and their first with Ho Lee Group.
HDB awarded the site on 26 September 2025 for S$1,012,588,989.89, which is about S$980 per square foot per plot ratio. That figure spreads the land cost across the floor area the developers are allowed to build. It is the price of the land, not the price of a home on it.
Three. The winning bid of S$980 psf ppr came in 19.8% above the second, from a Frasers Property, Mitsubishi Estate and Lum Chang consortium at S$818 psf ppr, and 46.2% above Sim Lian Group at S$670 psf ppr. A gap that wide suggests the three bidders valued the site very differently, rather than competing hard for it.
No preview date has been announced. PropertyInsider estimates a preview in the first quarter of 2027. The official name, unit mix, floor plans and price list are all released at preview. Register on this page and we will send the schedule when it exists.
No price list exists. PropertyInsider estimates a launch range of S$2,270 to S$2,570 psf, built from an estimated breakeven of about S$1,975 psf ppr and a developer margin of 15% to 30%. That is a research model, not developer pricing, and the launch price may fall outside it.
No price has been set. Applying PropertyInsider's estimated range of S$2,270 to S$2,570 psf to a 700 sq ft two-bedroom gives roughly S$1.59m to S$1.80m. Both the range and the size are estimates, because the unit mix and floor areas have not been released.
The HDB tender requires the developers to build and hand over a public bus interchange and a hawker centre. About 58,125 sq ft of the commercial space is set aside for the interchange and about 37,674 sq ft for the hawker centre, within up to 135,627 sq ft of commercial space in total.
A 99-year lease, running from the date stated in the sale documents. The developers have not published a completion date. PropertyInsider’s estimate is around 2032. Check the lease start date and the remaining term in the sale documents before you buy.
On PropertyInsider's straight-line dataset, Peiying Primary is about 0.18 km away and is the only primary school inside roughly one kilometre. Naval Base Primary (about 1.09 km), Jiemin (1.27 km), Northland (1.43 km), Ahmad Ibrahim (1.98 km) and Yishun Primary sit in the one to two kilometre band. MOE measures home-to-school distance from a registered postal address, and this site does not have one yet, so confirm on MOE SchoolFinder once an address is issued.
No. Every image here is an artistic impression. They show the kind of setting and style a new condominium can offer, not the approved design, facilities, finishes or views at Chencharu Close Residences. The floor plans are illustrative sample layouts from other projects, not the developers' official plans.
No. They are point-to-point measurements from about the middle of the site to a single point at each destination. Road crossings, the station exit and how much of the route is sheltered all change the actual walk. Check any route you rely on with OneMap, or walk it yourself.
No. Nothing has been built, so there is no rental history. The rental table on this page works backwards from a target return to the rent it would need, using an assumed purchase price. It is not a forecast of what a tenant would pay. As a reference point, PropertyInsider puts average rents at North Park Residences near S$5.70 per square foot a month on July 2026 data.
No. The form sends us your details and what you are looking for. It does not hold a unit and it does not give you priority in a ballot. Units are allocated through the developers' own sales procedure, which has not been published.
BE FIRST TO KNOW
Tell us what you are looking for at Chencharu Close Residences. Ask for the e-brochure, the price list or a preview appointment, and pick a time that suits you. Nothing has been released yet. Registering puts you on the list that gets it first.
Sending an enquiry does not reserve a unit or confirm a viewing.
This website publishes an independent guide to Chencharu Close Residences and takes enquiries about the project. Every project fact is checked against the public records linked on this page, and the primary documents are preferred to summaries of them. Where a widely repeated figure did not match the source, the source won. The maximum gross floor area and plot ratio shown here are calculated from the winning bid and the published site area rather than copied from a listing, which is why the plot ratio of about 3.26 differs from the 2.8 carried by some research pages.
The images on this page are artistic impressions and the floor plans are illustrative sample layouts from other projects. Estimates are labelled as estimates in the same sentence as the figure. Price ranges, breakeven, completion and preview dates on this page come from PropertyInsider’s published model and are not developer figures. We review the page whenever it is updated. Use the enquiry form to flag a correction. The developers’ approved documents remain the reference for any purchase.
Primary sources: HDB: final tender results for Chencharu Close, 26 September 2025 · HDB: Chencharu masterplan, 12 June 2024 · LTA: North-South Corridor
Research and estimates: PropertyInsider: Chencharu Close GLS analysis, used for the launch-price model, breakeven, distances, school data, District 27 resale outcomes and rental reference. It is an independent research publication, named as the source wherever its figures appear, and it is not the developer.
Reviewed 14 September 2026. This is an independent project information and enquiry website, not the developers’ official website, and it is not affiliated with Evia Real Estate, Gamuda Land, Ho Lee Group or HDB.
The developers have not announced an official project name for this development. Chencharu Close Residences is the working name used on this website and by the wider market while the land parcel name stands. All images are artistic impressions and all floor plans are illustrative layouts, not developer-approved project imagery or plans. Confirm specifications, prices and dates with the official sales documents. Nothing on this page forms part of a contract.