Chuan Grove New Launch Review – Chuan Grove GLS Parcel 1 and Parcel 2

Introduction

Welcome. For those of you who are uninitiated and reading our research article for the first time, we are a research-first real estate investment consultancy. We specialise in helping investment minded property owners procure second investment properties. The goal is to serve as an independent research aid, facilitating independent decision making.

Chuan Grove as a project evokes mixed feelings amongst our clients. On one hand, its strategic RCR location right next to highly sought-after 2024 new launch Chuan Park creates significant buying interest. On the other hand, its high land cost and potential high launch price brings about overvaluation concerns. The following research article seeks to establish the investment case – both good and bad – by answering the following key questions.

Key questions to be answered before investing in Chuan Grove

1. Will the high land bid price lead to the project being launched at an overvalued price point?
2. Is Lorong Chuan as a location fundamentally strong enough to warrant a premium pricing, despite not having any reputable primary school within its 1km radius?
3. Is Chuan Grove as a project worth waiting for or committing to in relation to other new launches in 2026?

We are Decoupling Expertise

We are a real estate investment consultancy that specialises in helping investors procure 2nd investment property.

Our expertise is grounded on 2 fronts:

1. Tax Optimisation – Finding the most tax optimised strategy for investment minded property owners to procure a second property by using strategies like decoupling property.
2. Research – Analyst by trait, Operator of our own dual property portfolio by experience. We pride ourselves for conducting profit focused, practical research to help our clients and readers shortlist investment property and validate purchase decisions.

You are now reading a sample of our research work. Feel free to drop us a text if you would like to seek a 2nd opinion on your investment decision.

Basic Project Information

The project is to be built across two GLS land sites, both acquired by the same developer at different points in time. The total combined land plot will yield 1,060 units, making this project the 2nd mega development in the Lorong Chuan area after the 916-unit Chuan Park which launched in October 2024.

Location Analysis

Chuan Grove is located 600m away from Lorong Chuan MRT. It is located opposite Chuan Park, and sits further away from the MRT as compared to Chuan Park which is located 77m away, right next to Lorong Chuan MRT.

The other key comparable development that resale buyers often look at is The Scala, also located within walking distance from Lorong Chuan MRT. Given its older tenure – TOP in 2013 – The Scala is known for its layout efficiency and affordable price point. It captures significant spillover buyer demand from buyers priced out from the immediate Lorong Chuan freehold condos and the higher-priced condo developments in Bishan. Other key landmarks to note from a location standpoint are St Gabriel’s Primary School and NTP+, a stretch of commercial mall serving as immediate amenities for the Lorong Chuan neighbourhood. Buyers are also generally attracted to the lower density, landed enclave vibe created by the sizeable landed enclave surrounding the Lorong Chuan area.

Chuan Grove location relative to comparable resale condo and key amenities

Lorong Chuan and its strategic location relative to other neighbourhoods

From a macro location standpoint, Lorong Chuan is strategically positioned. It is poised to capture significant volume of upgrader demand from neighbouring but less centralised neighbourhoods like Hougang, Sengkang and Punggol. At the same time, it is located close enough to highly sought-after neighbourhoods like Bishan and Thomson, capturing spillover buyer demand from these areas.

Lorong Chuan’s location relative to other neighbourhood

Weakness

• Lack of a notable and highly sought-after primary school within its immediate 1km radius
• Lack of a sizeable mall within the Lorong Chuan vicinity

Strength

• Desirable landed enclave vibe
• City fringe location, serving as a gateway into RCR locations like Bishan, Toa Payoh and Thomson
• Walking distance to Lorong Chuan MRT
• Proximate to multiple sought-after primary schools and tertiary institutions by MRT

Lorong Chuan surrounded by landed enclave

Reputable Primary School and Tertiary Institution Attraction Factor

While Chuan Grove’s location lacks a highly sought-after primary school in the immediate area, its proximity to multiple primary schools within a 2km radius is one of its key strengths. This appeals to families that have already enrolled their child in a reputable school of choice and do not mind relocating outside the 1km radius. It also appeals to families with older children attending reputable tertiary institutions like Raffles Junior College, Innova Junior College and Raffles Institution located within the surrounding neighbourhoods.

In addition, the Australian International School is located within walking distance of Chuan Grove, providing a fair share of rental demand from expats with children enrolled there.

Distance of Reputable Tertiary Institutions to Chuan Grove

Australian International School within walking distance of Chuan Grove

Resale Demand Analysis

The historical average yearly price appreciation for resale condo developments is an important and useful indicator for current and future buyer demand for a particular location. We will use this section to review the average price growth for all key resale condo developments in Lorong Chuan and compare it against comparable neighbourhoods.

Healthy annualised capital gain for most resale condo developments in Lorong Chuan

A healthy and positive sign to note is that across the board, most developments have shown above-average annualised capital gain of above 3%. The fact that smaller boutique developments like D’Almira and The Acacias appreciated by 4.2% and 4.8% respectively is a potential sign of pent-up demand in the area. Mid-sized freehold developments like The Chuan and Goldenhill Park Condominium have also been very well received, with average annualised capital gains of 5.4% and 5.2% – beating the average growth benchmark for resale condos which trends between 3% to 3.5%.

Directionally, this presents a healthy backdrop for Chuan Grove. Assuming launch price is reasonable, it is well positioned as the newest GFA-harmonised project in Lorong Chuan, with Chuan Park competing against it as its main competitor. We will dive deeper into this in the supply side and competitor analysis section.

Resale performance of condo developments in Lorong Chuan

Comparing Lorong Chuan resale condo developments with other residential districts

Establishing that resale demand is generally healthy in Lorong Chuan is not sufficient on its own. It is also important to peg that performance against other comparable residential districts. Lorong Chuan generally stands out as a high-growth RCR district, with growth rate on par with districts like Bishan and Thomson.

This is largely driven by two factors. First, the high concentration of reputable primary schools and tertiary institutions in the area. Second, the advantageous competitive landscape whereby there is an absence of competition from more price-competitive ECs and a lack of newer condo developments in each location. We highlighted these factors as key growth drivers for high-growth new launches in our dedicated article.

Lorong Chuan Resale Demand Relative to Other Neighbourhood

Buyer Demand Analysis

Resale buyer flow for Chuan Grove and Lorong Chuan in general is substantiated by two significant streams.

BTO and EC upgrader flow

The first stream comes from BTO and EC upgraders from less centralised districts like Punggol, Sengkang and Hougang. From our experience, this is an important, substantial and sustainable stream of buyer demand. These buyers are generally well endowed with significant cash and CPF working capital after liquidating their ECs and BTOs in emerging estates that have appreciated significantly. They are generally young with reasonably high incomes that allow them to take up larger loan quantum to facilitate the purchase of an RCR condo.

From a mindset perspective, they are motivated by the non-discretionary need to place their child in reputable primary schools like Catholic High Primary School, Kuo Chuan Presbyterian Primary School, Maris Stella Primary and Ai Tong Primary, all located within neighbourhoods surrounding Lorong Chuan. From experience, we have seen many buyers renting for their first 12 months to be located within 1km radius of these schools, then purchasing property in neighbouring districts like Lorong Chuan after their child gets admitted into the school of choice.

Spillover buyer demand from Bishan and Thomson

Another significant flow of buyers will come from those initially looking to buy into resale condos in the Bishan and Thomson area, who are priced out due to the high price of property in these areas or simply prefer a newer development with more investment upside. Lorong Chuan’s Chuan Grove and Chuan Park become easy options for consideration.

Chuan Grove and Lorong Chuan Resale Buyer Demand Flow

Supply Side and Competitive Analysis

Shortage of 99-year leasehold development in Lorong Chuan

The supply and competitive landscape is in favour of Chuan Grove. The area is generally dominated by boutique and mid-scaled freehold developments that are priced with a freehold premium and are of an older age, mostly all built in the sub-2020 era. Modern era buyers, indoctrinated by the best practices of buying into younger, more efficiently laid out new developments, tend to have a preference for newer condo developments like Chuan Grove and Chuan Park Residences. Even though the PSF pricing for these new developments can be significantly higher, the overall quantum is often on par or slightly higher due to a smaller floor plate and the absence of a freehold price premium.

Chuan Grove as the second mega development in the area

As established earlier, most developments in Lorong Chuan are small to mid-scaled. Chuan Grove being the second mega-scaled development after Chuan Park could potentially prove to be a strong value proposition for future buyers, as mega developments often come with a more impressive facade and facilities.

Breakdown of Comparable Condo Attribute in Lorong Chuan

Is Lorong Chuan a fundamentally strong location to invest into given it does not have a popular primary school within its 1km radius?

Lorong Chuan is a fundamentally strong location to invest in for the following reasons.

• First, an advantageous competitive landscape with a shortage of newer modern 99-year leasehold developments.
• Second, its gateway RCR location drives strong EC and BTO upgrader demand as well as spillover demand from neighbouring districts like Bishan and Thomson.
• Third, its fundamental attributes are geared towards modern family buyer preference, driven by the proximity to multiple reputable primary schools and tertiary institutions.

Gain Clarity – Side by Side Project Comparison

There are two projects that caught your attention launching in sequence and you are unsure which to commit to. This is where objective fact-based evaluation of both projects brings clarity to your decision-making process.

• Side-by-side pros and cons analysis of 2-3 projects you’re currently considering
• A second opinion on which project offers the best balance of profit potential and downside protection
• A refined shortlist of projects that best suit your investment objective

Drop us a text for a non obligatory Q&A

Land Bid Price Analysis

Chuan Grove’s high land bid price is a chief concern amongst investors when evaluating the project. Factually, amongst the 2026 RCR and OCR launches, Chuan Grove’s land bid price at $1,353 psf ppr stands out as the second highest, after Vela Bay at $1,388 psf ppr. This means that significant due diligence is to be exercised when evaluating Chuan Grove’s launch prices, to ensure that entry price is not overvalued despite the strong fundamental attributes that come with the project.

Land Bid Price Comparison – Chuan Grove vs Comparable Land Sites

Estimated Launch Price

Estimated launch price for Chuan Grove is projected to fall within the range of $2,700 psf to $3,000 psf. The launch price was projected based on the weighted average land breakeven price for both Chuan Grove Parcel 1 and Parcel 2, projected upwards based on different profit margin levels.

Chuan Grove Parcels – Land Bid and Breakeven Summary

Estimated Launch Price

Chuan Grove Entry Price Guide

Given that the bulk of the investment puzzle for Chuan Grove falls into the valuation and entry price analysis – and that entry price analysis varies greatly in accordance with personal budget and unit type – we reckon there is a need to take this on in a mini info series, conducted over WhatsApp.

Within the series we will cover the following topics:

1. Establish price ceiling using 2026 new launches as proxy
2. Establish price support using Lorong Chuan and Marymount previous launches as proxy
3. Establish key entry price guide for target unit type
4. Highlight key risk and upside to be noted

Drop us a text if you would like to reserve a slot for the info series.

Investment Summary

Pros

• Strong locational fundamentals – Lorong Chuan is strategically located as the gateway to an RCR location
• Strong private residential living environment – enhanced by the low-rise landed enclave surrounding it
• Strong future resale buyer flow – buyer demand to remain strong, substantiated by EC and BTO upgraders motivated by the dual objective of homestay and investment upside
• Strong rentability – proximity to Australian International School and Lorong Chuan MRT
• Advantageous competitive environment – stands out as the second mega development in an area dominated by ageing freehold boutique and mid-sized developments

Cons

• Lack of a reputable primary school – no oversubscribed, highly sought-after primary school like Ai Tong Primary or Rosyth Primary within 1km
• Pricing concern – launch price could be high due to high land cost
• Short-term supply challenges – potential short-term supply challenges due to Chuan Park

Should You Commit to Chuan Grove or wait for other 2026 new launches?

The answer to this question is highly dependent on your personal circumstances and objectives. If you are purchasing with a hybrid objective of homestay and investment, it makes sense to give Chuan Grove a serious consideration given its strong fundamental attributes both as an investment asset and an asset that fulfils your current family needs. Even if entry price is priced in with a slight premium, the fact that you are living in it gives you the holding power to fully realise the capital potential for this project.

If you are purchasing as a pure investment asset, then the issue of return on equity and average capital gain per year comes into play. You will then need to compare Chuan Grove with other projects to determine if there are alternatives that warrant a lower capital input but can provide a higher capital gain, while still offering equally strong fundamentals.

Looking to purchase a unit in the new launch as a second property?

Check out the following articles for more insights

• Decoupling Property Singapore – The Complete Guide
• How to buy a second property in Singapore without ABSD?

Other Potential 2026 New Launches that you can consider

• Full List – 2026 New Launch Condos to Look Out For in Singapore
• Thomson Reserve Review Previously Known as Thomson View En Bloc – Is this upcoming new launch worth investing in?
• How to choose the best new launch condo in 2026?
• Dunearn House Review – Turf City New Launch Condo
• Lucerne Grand Review