The second Government Land Sale (GLS) site at Chuan Grove closed on 4 September 2025 with five bids, reflecting healthy developer interest despite the incoming supply of more than 1,000 units from the two plots in the precinct. A joint venture between Sing Holdings and Sunway Developments emerged at the top once again, submitting a bid of S$623.9 million, which translates to S$1,331 psf per plot ratio (psf ppr).
The Urban Redevelopment Authority (URA) has awarded the tender for the site on 10 September 2025, cementing the pair’s position as the leading developer in Lorong Chuan’s upcoming residential enclave. They had previously secured the first Chuan Grove GLS site in July with a higher land rate of S$1,376 psf ppr.
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Two wins in a row for Sing Holdings and Sunway
The 156,231 sqft site in this round is the smaller of the two Chuan Grove plots, with a potential yield of around 505 private homes and a maximum gross floor area (GFA) of 468,693 sqft. By comparison, the adjacent 511,232 sqft site secured earlier can accommodate about 550 units. Together, the two plots could deliver over 1,050 new homes. Securing both sites provides the joint venture with the flexibility to plan accordingly.
While the top bid this time was 3.3% lower than the July tender, the S$1,331 psf ppr rate remains among the stronger results seen in the Outside Central Region (OCR) this year. The earlier S$1,376 psf ppr was just shy of the record OCR land rate of S$1,388 psf ppr achieved for a Bayshore Road site in March 2025.
Competitive but measured bidding at Chuan Grove
| Ranking | Developer | Bid Price | Bid Price (psf per plot ratio) |
|---|---|---|---|
| 1 | Sing Holdings and Sunway Developments | S$623,910,000 | S$1,331 |
| 2 | COLI (Singapore) | S$606,060,000 | S$1,293 |
| 3 | Hong Leong Holdings and TID | S$588,000,000 | S$1,255 |
| 4 | Sim Lian Group | S$581,000,000 | S$1,240 |
| 5 | CK Asset Holdings | S$469,166,000 | S$1,001 |
The tender outcome shows that interest remains broad-based among major developers. COLI Singapore came in second with an offer of S$606.06 million (S$1,293 psf ppr), just 2.9% below the winning bid. COLI Singapore is China Overseas Land & Investment Ltd’s Singapore entity, a subsidiary of China State Construction Engineering Corp.
The third and fourth bids, from a Hong Leong Holdings–TID joint venture and Sim Lian, came in at S$1,254 psf ppr and S$1,240 psf ppr, respectively. The final bidder, Japura Development (CK Asset Holdings), tabled a significantly lower S$1,001 psf ppr.
The 7% spread between the top and fourth bids suggests developers were broadly aligned in their valuation of the site, even as the lowest bid fell far behind. Notably, all five developers who participated in this round had also bid for the first Chuan Grove site earlier in the year, reflecting sustained interest in the Lorong Chuan precinct.
Location advantages underpin developer confidence
Much of the confidence in Chuan Grove can be traced to its strong location attributes. Both GLS plots sit within a 5-minute walk of Lorong Chuan MRT Station on the Circle Line, offering direct connectivity to Bishan, Serangoon, and the wider network.
Daily retail and dining needs are catered for by the NTP+ mall next door, while larger shopping destinations such as Junction 8 in Bishan and Nex in Serangoon Central are just a short train ride or drive away.
For families, the precinct offers access to a range of schools, including CHIJ Our Lady of Good Counsel, Kuo Chuan Presbyterian Primary, St Gabriel’s Primary, and Yangzheng Primary, all within 1km. The Australian International School, located across the street, further enhances the site’s rental appeal to expatriate households.
The combination of transport accessibility, lifestyle amenities, and reputable schools provides a compelling base for developers to market future projects to both local upgrader families and international tenants.
Strong benchmark set by Chuan Park in 2024
Another key reference point for the Chuan Grove sites is the performance of Chuan Park, a 916-unit redevelopment by Kingsford Group located just down the road. Launched in November 2024, it marked the first new private residential project in the area in about 14 years.
The response was immediate and robust — 76% of units were sold during its launch weekend at an average price of about S$2,579 psf. As of late August 2025, the project has achieved 85% sales at a slightly higher average of S$2,586 psf, leaving fewer than 140 units available. Industry watchers expect the development to be fully sold before the Chuan Grove projects are launched later in 2026/2027.
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The strong momentum at Chuan Park demonstrates pent-up demand in Lorong Chuan and provides developers with assurance that the precinct can support new supply at similar or higher price points.
Broader supply-demand in the Outside Central Region
Beyond local dynamics, developers’ willingness to commit to both Chuan Grove sites also reflects the wider supply-demand balance in the Outside Central Region (OCR). As of 1Q2025, the OCR had just 4,361 unsold units, the lowest across all regions. With annual OCR new home sales averaging around 3,000 units in the past five years, the existing stock could be cleared in little more than a year.
At the same time, developer sales in 2025 have shown renewed vigour. By 24 August 2025, developers had sold nearly 7,600 new private homes (excluding ECs), already surpassing the annual totals of 2024 and 2023. More than 3,700 units were transacted in the OCR alone, underscoring resilient demand for mass market homes.
This recovery in the primary market has likely emboldened developers to pursue GLS sites more aggressively, as they anticipate stronger sales pipelines into 2026 and beyond.
What to expect from the Chuan Grove launch
Sing Holdings’ chief executive officer, Lee Sze Hao, explained that the joint venture with Sunway had been targeting both Chuan Grove plots from the start. The plan, if approvals and timelines allow, is to amalgamate the two parcels and develop them as a single integrated project.
The combined development could accommodate around 1,055 units across five blocks rising up to 27 storeys, which would also enable more efficient design and shared facilities in the common spaces.
Property analysts note that an enlarged Chuan Grove project may appeal to different buyer groups. Potential demand could come from retirees looking to right-size from landed homes in Serangoon or Ang Mo Kio, as well as HDB upgraders from nearby towns such as Bishan, Serangoon, and Ang Mo Kio. Those who were unable to secure a unit at Chuan Park might also view Chuan Grove as an attractive alternative.
According to Wong Siew Ying, Head of Research and Content at PropNex, average selling prices in the upcoming Chuan Grove launch could exceed S$2,600 psf, based on the land rate of S$1,331 psf ppr for the second site.
Overall, the outlook for the Lorong Chuan precinct remains positive. Despite a large supply of more than 1,000 units, analysts expect the area’s strong fundamentals, from connectivity to education options and proven buyer demand, to ensure healthy absorption once sales begin.
About Ananda Bayu
Ananda has been wrangling Singapore's complex real estate trends into readable bites since 2020. She writes like she's explaining it to a friend over kopi — because who has time for jargon? When off the clock, she’s probably doom-scrolling through cat memes on X, convincing herself it's the highest tier of "creative inspiration".
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