Chuan Grove GLS Tender Results: What the Land Prices Mean for One Chuan Grove

The two Chuan Grove sites

The land that One Chuan Grove is being built on was sold by the Urban Redevelopment Authority (URA) under the Government Land Sales (GLS) programme. Instead of one large site, URA released two adjoining parcels at Chuan Grove in separate GLS rounds:

• The first parcel was placed on the 2H 2024 Confirmed List. It covers 15,831.5 sqm with a maximum gross floor area (GFA) of 47,495 sqm.
• The second parcel was placed on the 1H 2025 Confirmed List. It covers 14,514.3 sqm with a maximum GFA of 43,543 sqm, and was launched for tender on 13 May 2025.

Both are 99-year leasehold residential sites with a gross plot ratio of 3.0. Combined, they make up about 30,346 sqm of land and about 91,038 sqm (roughly 979,900 sq ft) of GFA. They were the first GLS residential sites near Lorong Chuan MRT since 2009, when the site that became The Scala was sold.

Tender results at a glance

Source: URA tender results. Land rates in psf ppr are as reported in the media.

How to read the bids

Strong competition for the first site

Seven bidders took part in the first tender, a healthy turnout that showed developers' confidence in the location. Reports noted that the winning bid was about 7.3% above the second-highest, and that the gap between the highest and lowest bids was about 37%. A margin of that size suggests the winners had a clear plan for the site, and possibly already had their eye on the second parcel.

A more measured second round

The second tender drew five bids, which analysts described as moderate compared with other recent OCR sites. The same consortium won again, this time at about S$1,331 psf ppr, roughly 3.4% lower than its first bid. Analysts suggested that the consortium's goal was to secure the adjoining land, gain economies of scale and keep the blended land cost in check, rather than to push the price higher.

Why winning both sites matters

Owning both parcels lets the developer plan one integrated estate, which is what One Chuan Grove is. In February 2026, Sing Holdings reported that it had received in-principle approval to amalgamate the two sites. A combined site allows one set of facilities, better block spacing, a single condo management, and no direct competition from a different developer launching next door at the same time.

How the land price compares

When the first site was sold, analysts called S$1,376 psf ppr a benchmark for District 19. It was close to the Bayshore Road site in the east (about S$1,388 psf ppr) and higher than the Toa Payoh Lorong 1 site (about S$1,360 psf ppr), even though Chuan Grove is in the Outside Central Region. That reflects how highly developers rate the location, with its Circle Line station, schools and limited new supply.

It is also worth comparing with Chuan Park, which was redeveloped from an older condo through a collective sale. Because collective sale sites carry different costs, such as development charges and the price paid to existing owners, their land rates are not directly comparable with GLS sites, but analysts commonly note that Chuan Park's land cost was lower than the Chuan Grove GLS rates. See our One Chuan Grove vs Chuan Park comparison.

What it means for launch prices

A simple way to estimate a new project's break-even price is:

Land cost (psf ppr) + construction and other costs (psf) = break-even (psf)

Construction, professional fees, financing, marketing and other costs for a mass-market condo in Singapore are often estimated at around S$800 to S$1,000 psf of GFA, depending on specifications and timing. On a blended land cost of about S$1,355 psf ppr, that gives a break-even in the region of S$2,150 to S$2,350 psf. Adding a typical developer margin points towards the forecasts that analysts published after the tenders:

• PropNex expected an average of about S$2,600 psf;
• CBRE suggested S$2,700 to S$2,750 psf;
• other analysts quoted ranges up to about S$2,800 psf.

These estimates were made in 2025. The actual price list will reflect the market at the time of launch, the developer's sales strategy and the competition from other launches in the same quarter. Prices will also vary within the project: smaller units, higher floors and better-facing stacks usually cost more per square foot.

What buyers should take away

1. The land cost sets a floor. With about S$1.33 billion paid for the land, the developer is unlikely to price far below its break-even. Buyers hoping for a deep discount at launch may be disappointed.
2. Scale helps pricing. A project of about 1,056 units needs to sell steadily. Developers of large projects often price the first release attractively to build momentum, then adjust prices in later phases.
3. Compare with the neighbourhood. Look at Chuan Park's launch and resale prices, and at older condos nearby, to judge whether the One Chuan Grove price list offers fair value for a brand-new 99-year lease.
4. Focus on what you can afford. Work out your total budget, stamp duties and monthly instalments first, then shortlist units within it. Our price page has a calculator.

We will publish a full analysis when the One Chuan Grove price list is released. Register to receive it.

Sources

• URA media releases on the award of the Chuan Grove sites (July and September 2025)
• EdgeProp, 99.co and ERA research on the Chuan Grove tender results (2025)
• EdgeProp, Sing Holdings results coverage (24 February 2026)