🌟 STAR Scorecard: Chuan Grove · District 19 · Lorong Chuan · Preview Feb 2027 James's professional assessment · combined 1,056 units · Sing Holdings + Sunway · Not investment advice
🏫 S: Schools15%★★★★★
Four sought-after primary schools are within about 1km: St Gabriel's Primary, CHIJ Our Lady of Good Counsel, Kuo Chuan Presbyterian Primary and Yangzheng Primary. It's the strongest primary school cluster in District 19, and a big reason The Chuan Park sold 76% on launch day at $2,579 psf. Chuan Grove shares the same school advantage, and that kind of demand tends to hold up through market cooling.
🚇 T: Transport35%★★★★★
Lorong Chuan MRT (CC14) is about 400m away, a real 5 to 6 minute walk. The Circle Line runs straight to Bishan (NSL), Botanic Gardens (DTL), Buona Vista (EWL) and around the loop. Serangoon interchange (NEL and CCL) is one stop away, with quick links to Dhoby Ghaut and HarbourFront. For an OCR address, that's excellent connectivity, and it's permanent.
T: Transformationincluded in T★★★★☆
Paya Lebar Air Base is set to relocate from the 2030s, freeing about 800 hectares in the northeast for new homes and jobs. D19 sits close to that future growth area, and Serangoon's own plans keep adding to the neighbourhood. NTP+ mall across the road anchors the local shops. This is a corridor still changing, not a finished estate.
🛒 A: Amenities20%★★★★☆
NTP+ mall is right across the road. NEX, one of Singapore's busiest suburban malls, is one MRT stop away at Serangoon. The Serangoon Gardens food belt is 5 minutes by car, and a new Serangoon polyclinic opened in 2025. For a city-fringe address, the amenities are strong, and the combined Chuan Grove development of 1,056 units will add its own ground-floor shops and services.
💰 R: Returns30%★★★★☆
Land cost is $1,376 psf ppr for Parcel A, and about $1,354 ppr averaged across both parcels. At a 2.2x multiplier, break-even launch pricing is about $2,979 psf, in line with most market estimates. Forest Woods nearby launched in 2017 at $1,398 psf and now averages about $1,985 psf. The Chuan Park, launched in November 2023 at an average $2,579 psf, was 84% sold by July 2025. Chuan Grove's harmonised floor plans mean the psf you pay is for liveable space, which helps with rents and makes resale comparisons cleaner.
STAR Score, Chuan Grove 82 / 100, ⭐⭐⭐⭐ Strong · Best school zone + MRT combo in D19

S=5/5→15pts · T=5/5→35pts · A=4/5→16pts · R=4/5→16pts. The 5-star Transport score reflects one of Singapore's strongest MRT walking distances for a new OCR launch, 400m to CC14.

An illustration, not a real client

Consider a typical couple who bought a 3-bedroom at The Chuan Park's launch at around $2,579 psf, pleased to own something new beside the Lorong Chuan MRT station they already use. What nobody explains at the showflat: about 55 square feet of that floor area, the concrete slab outside the living room window, is the AC ledge, charged at the full $2,579 psf. That concrete alone costs roughly $142,000. Later, they read about Chuan Grove: the GLS site next door, same MRT, same four school zones, 200 metres away, and harmonised, with no AC ledge in the strata area. The obvious question is "did we overpay?" The honest answer is not necessarily. But their future buyer will make exactly this comparison, unit for unit and liveable sqft for liveable sqft, so the numbers need to be clear. This article is for anyone who wants to understand them before signing for either project.

Two condos. Same street. Same MRT. Same four school zones. But one quietly charges you up to $181,000 for concrete you can never live on.

Chuan Park is pre-GFA harmonisation, AC ledges are inside your strata area and priced at full PSF. Chuan Grove is a GLS site awarded after September 2022. Every square foot is 100% liveable. At D19 PSF levels, the difference per unit is real money. Here is the full picture before you decide.

Chuan Park and Chuan Grove: Location on Lorong Chuan

Upper Serangoon Road Lorong Chuan Chuan Park ❌ 916 units · Pre-harmonisation $2,332 to $2,792 psf AC ledge in strata ⚠️ Chuan Grove ★ 1,056 units · Harmonised · Feb 2027 Est. ~$2,800 to $3,000+ psf 100% liveable sqft ✅ ~200m Lorong Chuan CC14 CCL · ~400m · 5 to 6 min walk Serangoon NE12/CC13 NEL+CCL · 1 stop NTP+ Mall · opposite site St Gabriel's Primary 🏫 CHIJ Our Lady of Good Counsel 🏫 Kuo Chuan Presbyterian Primary 🏫 Yangzheng Primary 🏫 ~1km school radius NEX Megamall 🛒 · 1 stop N LEGEND Chuan Park (pre-harmonisation) Chuan Grove ★ (harmonised) CCL MRT station

Indicative map · Distances approximate · Sources: URA street directory · LTA MRT data · mychoicehomez.com

200mDistance between Chuan Park and Chuan Grove, same street
$181KMax cost of unusable AC ledge at Chuan Park 4/5BR · at $2,586 psf
1,055Combined units, Chuan Grove both parcels · up to 27 storeys
Feb 2027Targeted Chuan Grove preview · Sing Holdings + Sunway

GFA Harmonisation, The One Rule That Changes the Entire Comparison

Before you compare any two condos in this corridor. Or anywhere in Singapore. You need to understand this rule. It determines whether every square foot you pay for is actually liveable.

The Rule in Plain English
❌ Pre-Harmonisation · Chuan Park
Launched in November 2023 under the old measurement rules. AC ledges, bay windows and voids are counted in your strata area, and you pay full psf on them. They sit outside your living space, attached to the building's exterior, and you can never put furniture there, sleep, cook or live in them.
✅ Post-Harmonisation · Chuan Grove
The site was tendered after GFA harmonisation took effect in June 2023, so the new rules apply. AC ledges aren't counted in your strata area. The quoted sqft is liveable space: rooms, kitchen, bathrooms and balcony. You aren't paying for space you can't use.

Chuan Park vs Chuan Grove, Full Factsheet Comparison

❌ Chuan Park Pre-harmonisation · En bloc · Nov 2024 launch
DeveloperKingsford + MCC Land
Tenure99-year leasehold
Units916 · 26 to 33 storeys
LaunchNov 2024 · 76% Day 1
Avg launch PSF$2,579 psf
Current PSF$2,332 to $2,792 psf
2BR from$1.945M
5BR from$4.157M
TOPSep 2029
GFA status❌ Pre-harm. · AC ledge in strata
MRTLorong Chuan CC14 · ~400m
Sold84% as at Jul 2025
★ Chuan Grove Harmonised GLS · Combined 1,056 units · Preview Feb 2027
DeveloperSing Holdings + Sunway
Tenure99-year leasehold
Units~1,055 combined · up to 27 storeys
LaunchPreview 13 Feb 2027
Parcel A land cost$1,376 psf ppr ($703.6M)
Combined avg land~$1,354 psf ppr
Est. launch PSF~$2,800 to $3,000+ est.
Est. 3BR from~$2.4M (936 sqft)
Est. TOP2030 to 2031
GFA status✅ Harmonised · 100% liveable
MRTLorong Chuan CC14 · ~400m
ScaleLargest single development on street

The Real Savings, What GFA Harmonisation Means Per Unit

The numbers below show what Chuan Park buyers are paying for unusable space. And what Chuan Grove buyers save by not paying for it. All calculations at Chuan Park's current PSF range of $2,332 to $2,792 psf and estimated non-liveable area per unit type.

2BR Saving ~$80K ~45 sqft AC ledge × $1,774 psf avg
Harmonised vs pre-harmonisation 2BR
★ 3BR Saving ~$142K ~55 sqft AC ledge × $2,579 psf
Illustrative cost of the ledge
4/5BR Saving ~$181K ~70 sqft non-liveable × $2,586 psf
Largest unit, largest saving
+ A Note on the Non-Liveable Sqft Estimates Used Here →− Collapse

Non-liveable sqft estimates based on published Chuan Park floor plans. Actual AC ledge area varies by unit type and stack. Savings calculated at published transaction PSF. Verify with developer floor plans before any purchase decision.

True Liveable PSF, The Number That Actually Matters

Quoted PSF vs Liveable-Adjusted PSF: Chuan Park 3BR
Chuan Park ❌
Quoted strata PSF
$2,579 psf quoted
Chuan Park ❌
Liveable-adjusted PSF*
~$2,717 psf effective · real cost
Chuan Grove ✅
100% liveable
~$2,800 to $3,000 est. · every sqft liveable
Forest Woods
D19 · launched 2017
~$1,985 psf avg today · reference
*Chuan Park liveable-adjusted PSF: estimated 55 sqft AC ledge removed from 3BR 969 sqft strata. ($2,579 × 969) ÷ 914 liveable sqft = ~$2,717 psf effective. Sources: URA Realis · EdgeProp · newlauncher.com.sg May 2026
Compare The Chuan Park at $2,579 psf with Chuan Grove at an estimated $2,800 to $3,000 psf and Chuan Park looks cheaper. Adjust for liveable space and the gap shrinks to about $80 to $280 psf, with Chuan Grove offering cleaner layouts, a newer build and a bigger combined estate. Quoted psf is the wrong comparison. What matters is what you pay per square foot you can actually live in.

Pros, Cons and James's Honest Answer, Which One Would He Buy?

✅ Chuan Grove: The Case For

  • 100% harmonised, every sqft you pay for is liveable, no AC ledge surprise at handover
  • 1,056 units combined gives it scale: a bigger facilities budget, stronger governance potential and a livelier community
  • Up to 27 storeys, so higher floors and better views than Chuan Park's remaining unsold units
  • Same 400m walk to Lorong Chuan MRT CC14, identical transport advantage
  • Same 4-school 1km zone, St Gabriel's, CHIJ OLGC, Kuo Chuan Presbyterian, Yangzheng
  • Sing Holdings + Sunway, credible developer pairing with Singapore track record
  • Larger floor plates on comparable unit types than pre-harmonisation equivalent

❌ Chuan Grove: The Trade-Offs

  • Estimated $2,800 to $3,000+ psf, a higher headline psf than Chuan Park's current range
  • TOP 2030 to 2031, longer wait than Chuan Park's Sep 2029 TOP
  • Combined 1,055-unit scale also means more resale competition when units hit the market
  • No confirmed pricing yet, all PSF figures are estimates based on land cost analysis
  • Chuan Park is 84% sold, selection and negotiation may be limited if buying now
Who should consider Chuan Park instead: If you need your keys by September 2029, can't wait until 2031, and the Chuan Park unit you want is on a stack or floor you really prefer, the $142K you pay for AC ledges is real money but not a dealbreaker for everyone. Just go in knowing the true liveable psf is about $2,717, not $2,579. Budget with that number, and negotiate with it. The Scala note: Correction: an earlier version of this article listed The Scala as freehold. It's 99-year leasehold, which matters if you're using it as a resale comparable.
James's Note
+ Same Street, Same Schools: Why This Comparison Is Instructive →− Collapse

The GFA harmonisation comparison between Chuan Park and Chuan Grove is one of the most instructive case studies in Singapore property right now. Because both projects sit on the same street, serve the same schools, and share the same MRT station. The only material structural difference is the rule governing what counts in your strata area. That difference is worth $80,000 to $181,000 depending on your unit size. It is not a footnote.

The Lentor resale data tells a consistent story that applies here too. 3BR and larger units with clear school zone rationale in harmonised projects are holding stronger PSF retention as corridors mature. The investors who bought 2BR as short-term plays in pre-harmonisation projects are now competing against a resale market that has to educate future buyers on the liveable PSF adjustment. An extra friction that harmonised projects do not carry.

+ My Honest Read: When the School Zone Argument Doesn't Decide It →− Collapse

My honest assessment of the two options: if you are buying for own-stay with children targeting one of the four schools, the school zone argument is identical for both projects. The question is entirely about timing, price sensitivity, and floor plate preference. Chuan Grove at an estimated $2,800 to $3,000 psf on 100% liveable area is not necessarily more expensive than Chuan Park at $2,579 on 94% liveable area. When you run the apples-to-apples number, the gap is narrower than the headlines suggest.

From a building management perspective. And this is where my MCST background is relevant. A combined 1,055-unit development at Chuan Grove has better economies of scale for facilities maintenance, sinking fund accumulation, and estate governance than a standalone 916-unit block. Scale is a quality-of-life advantage that does not appear on any floor plan but is felt every time a special levy is called.

Related Articles on mychoicehomez.com
•
Lentor Corridor: What 7 GLS Sites and One Rule Change Teach You About Buying Right
The same harmonisation story played out in the D26 Lentor corridor: seven projects, two eras, and savings of $99K to $154K per unit. It also explains why Lentor Mansion buyers at $2,215 psf have land cost support from the newer $1,278 ppr GLS bid.
Read the Lentor GFA analysis →
•
Is $3,000 PSF the New Normal? What Rising Land Bids Mean for Every Condo Buyer
Chuan Grove's $1,376 psf ppr land cost sits squarely in the band shown in the June 2026 BT data. Seeing where it sits on the land cost ladder, and what the next D19 GLS site might price at, puts the estimated $2,800 to $3,000 psf in context.
Read the land cost market analysis →
•
Million-Dollar HDB: Should You Sell Now or Wait?
Chuan Grove is an obvious upgrade target for D19 HDB owners, especially in Serangoon, Hougang and Bishan with children aiming for those four schools. Run the full net proceeds numbers before you register for the preview.
Run the net proceeds model →

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Sources+ Show →− Hide

URA GLS, Chuan Grove Parcel A tender result: Sing Holdings and Sunway, $703.6M, $1,376 psf ppr, July 2025
URA GLS, Chuan Grove Parcel B tender result: about $1,354 ppr combined average, September 2025
99.co, Chuan Grove GLS: 1,056 units combined, up to 27 storeys, 4Q 2026 launch estimate, March 2026
Dr Wealth, Chuan Park Launch Review: 76% sold · $2,579 psf avg · November 2024
EdgeProp / URA Realis, Chuan Park 84% sold as at July 2025 · $2,585 psf avg
newlauncher.com.sg, Chuan Park price list: $1.945M to $4.157M, $2,332 to $2,792 psf, May 2026
chuan-grove-residences.com, Chuan Grove development details and 4Q 2026 launch registration
URA, GFA Harmonisation Circular effective 1 September 2022
James Ong · CEA Reg No. R008385F · PropNex Realty Pte Ltd. Chuan Grove price estimates are based on land cost analysis and analyst projections. The developer had not released pricing as at June 2026, so confirm all prices with the developer at launch. Chuan Park psf data comes from URA REALIS caveats as at May 2026. Non-liveable area estimates come from published floor plans; actual AC ledge area varies by unit and stack. Savings figures are illustrative. Check school distances yourself with MOE's Phase 2C tool before any purchase. The Scala is 99-year leasehold, not freehold. This is not financial or investment advice.

This article is for informational and educational purposes only. It does not constitute financial, investment, or legal advice. Property investments involve risk. Past performance is not indicative of future results. Readers should seek independent advice from licensed professionals before making any property or financial decision. James Ong is a licensed real estate salesperson (CEA Reg No. R008385F) with PropNex Realty Pte Ltd and is not a licensed financial adviser.