Chuan Park's development-control parcel highlighted over OneMap, beside Lorong Chuan MRT station — The project's actual land parcel, from URA data over a OneMap basemap.

Condo27 September 2026

Chuan Park: A $1,203 psf ppr Collective Sale And A $2,598 psf Transacted Median

Nine sections on Chuan Park, with the 2022 collective-sale land rate set against the 36 Singapore-wide government land awards of 2025 and 2026, 896 URA caveats at a $2,598 psf median, 13 unsold homes asking $2,682 to $2,725 psf, 2,079 exact-unit pairs across 13 labelled Kingsford and MCC Land projects, forty comparables within 2 km and the exit audience around Lorong Chuan station. The brochure's site and floor plans remain the gap.

By haio Research

TL;DR

$1,203 psf ppr for the Chuan Park site, a July 2022 collective sale with the estimated lease top-up, about 10% below the $1,331 median of the 36 Singapore-wide government land awards of 2025 and 2026.
916 homes in five blocks at 242 to 250 Lorong Chuan, 99-year leasehold from July 2024, District 19, expected vacant possession Dec 2028 on the developer's marketing.
$1,920 psf illustrative breakeven on haio's published cost model, against a $2,598 psf median across 896 URA caveats; the OCR new-sale median without Chuan Park is $2,118.
903 of 916 sold; the 13 left ask $2,682 to $2,725 psf, from $2.022m for a 743 sq ft two-bedroom-plus-study and $3.235m for a 1,206 sq ft three-bedroom, SingMap 27 Sept 2026.
2,079 exact-unit pairs across 13 Kingsford and MCC Land projects at a 3.0% median annualised gross return; Kingsford's own three at 1.9%, and no exits yet at Chuan Park.

Condo27 September 2026

Chuan Park: A $1,203 psf ppr Collective Sale And A $2,598 psf Transacted Median

By haio Research

TL;DR

$1,203 psf ppr for the Chuan Park site, a July 2022 collective sale with the estimated lease top-up, about 10% below the $1,331 median of the 36 Singapore-wide government land awards of 2025 and 2026.
916 homes in five blocks at 242 to 250 Lorong Chuan, 99-year leasehold from July 2024, District 19, expected vacant possession Dec 2028 on the developer's marketing.
$1,920 psf illustrative breakeven on haio's published cost model, against a $2,598 psf median across 896 URA caveats; the OCR new-sale median without Chuan Park is $2,118.
903 of 916 sold; the 13 left ask $2,682 to $2,725 psf, from $2.022m for a 743 sq ft two-bedroom-plus-study and $3.235m for a 1,206 sq ft three-bedroom, SingMap 27 Sept 2026.
2,079 exact-unit pairs across 13 Kingsford and MCC Land projects at a 3.0% median annualised gross return; Kingsford's own three at 1.9%, and no exits yet at Chuan Park.

1. Project Details: A 916-Home Estate Beside Lorong Chuan Station

Item	Detail
Project	Chuan Park, 916 homes and 2 shops
Site	Former Chuan Park condominium, bought by collective sale
Address	242, 244, 246, 248, 250 Lorong Chuan
Developer	Chuan Park Development Pte Ltd, a Kingsford Development and MCC Land (Singapore) joint venture; stake split not published
District	D19, Serangoon, Hougang and Punggol. Market segment OCR
Tenure	99-year leasehold from July 2024 (developer marketing); the old estate's lease ran from 1980
Homes	916 in five blocks: 242, 244 and 246 at 22 storeys, 248 and 250 at 19, plus 2 shops at basement 1 of Block 242
Site area	37,215.6 sq m, or 400,588 sq ft
Gross floor area	841,236 sq ft at plot ratio 2.1, plus 7% bonus GFA (press)
Carpark	733 residential lots and 7 accessible lots (marketing)
Architect and builder	AGA Architects, concept by studioMilou with ADDP; MCC Land as main contractor (marketing)
Nearest MRT	Lorong Chuan, Circle Line, CC14, 0.20 km straight line
Nearest primary schools	CHIJ Our Lady of Good Counsel (girls) 0.46 km and St Gabriel's (boys) 0.47 km, straight line
Preview and launch	Preview 31 Oct 2024; booking day 10 Nov 2024
Sold	903 of 916 homes on SingMap, 27 Sept 2026; URA's count is 890 to end-August 2026
Expected vacant possession	31 Dec 2028 (developer marketing); haio's project record says Q4 2027 and is under review
Green certification	Not published

Source: SingMap unit tables and report form; URA developer sales; Mingtiandi 18 Jul 2022; EdgeProp via Yahoo 14 Mar 2022; Stacked 4 Nov 2024; developer marketing sites; distances haio straight-line · 27 Sept 2026.

Project Location — land parcel on the map

The Chuan Park parcel in red, beside Lorong Chuan MRT station.

Source: URA development-control parcel MK18-E753, OneMap basemap · 27 Sept 2026.

Lorong Chuan station is 0.20 km away by straight line. Four primaries sit within 1 km: CHIJ OLGC 0.46 km, St Gabriel's 0.47, Yangzheng 0.70, which balloted at Phase 2C in 2025 with 98 for 47 places, and Zhonghua 0.97.

2. Land Price: $1,203 psf ppr Against The 36 Government Land Awards Of 2025 And 2026

Item	Detail
Sale	$890,000,000 by private treaty, consent 80.93% at 5 Jul 2022, below the $938m guide price
Court approval	High Court, 26 May 2023
Site	400,588 sq ft, plot ratio 2.1, 841,236 sq ft of GFA, no development charge reported
Lease top-up	Estimated $192.62m; new 99-year lease from July 2024 (marketing)
Land rate	$1,058 psf ppr before the top-up (press); $1,203 with the top-up over GFA plus 7% bonus (haio record)
Neighbouring government awards	Chuan Grove, Jul 2025: $703.6m, $1,376 psf ppr, 7 bids; Chuan Grove (1H2025), Sep 2025: $623.9m, $1,331, 5 bids

Source: Mingtiandi 18 Jul 2022; EdgeProp via Yahoo 14 Mar 2022 and 5 Apr 2024; haio en bloc record; URA pr25-39 · 27 Sept 2026.

The $1,203 is haio's en bloc record: $890m plus the $192.62m top-up estimate, over 841,236 sq ft of GFA plus 7% bonus. Without the top-up the press rate is $1,058; both are 2022 prices, not today's.

GLS Land Prices in Context, Awards Jan 2025 to Sep 2026, $ psf ppr

Chuan Park's 2022 land rate against 36 government land awards, 2025 to 2026.

Source: URA and HDB tender-award releases, every residential, EC and mixed-use award of Jan 2025 to Sept 2026 with a published maximum GFA, re-checked 27 Sept 2026, no award since 18 Sept · 27 Sept 2026.

Against those 36 awards, $1,203 sits about 10% below the $1,331 median, 23rd of 37 bars: 22 awards were dearer and 14 cheaper, across $692 to $1,865. Chuan Grove next door took $1,376 and $1,331 in 2025.

Breakeven Ladder (haio estimates)

The land rate built up to an illustrative breakeven, on haio's assumptions.

Source: haio cost model, land rate from haio's en bloc record, $890m plus the estimated top-up over bonus GFA · 27 Sept 2026.

The ladder puts breakeven near $1,920 psf, $1,897 to $1,979 across the $350 to $413 construction range. haio's project record carries $2,229 from an upstream feed. The $2,598 caveat median is 35% above the model.

3. Developer Track Record: Kingsford And MCC Land, Labelled Project By Project


Kingsford, completed projects	3	716	1.9%	635	80	1	6.1 yrs
MCC Land, incl. two joint ventures	10	1,363	3.5%	1,343	20	0	7.1 yrs
All 13 projects, exact-unit pairs	13	2,079	3.0%	1,978	100	1	6.7 yrs

Source: Kingsford's own project pages, 27 Sept 2026; haio project records naming MCC Land; haio exact-unit pairs dated by resale, resales recorded Nov 2012 to Sept 2026 · 27 Sept 2026.

Each pair is a resale or sub-sale and the unit's previous sale: same project, floor and stack, plus block where numbers repeat. Returns are gross and annualised, before duties, financing and selling costs.


Kingsford Hillview Peak (Kingsford)	207	0.8%	170	37	0	Sept 2026
Kingsford Waterbay (Kingsford)	410	2.3%	371	38	1	Sept 2026
Normanton Park (Kingsford)	99	3.1%	94	5	0	Jul 2026
The Alps Residences (MCC Land)	185	4.3%	185	0	0	Aug 2026
The Santorini (MCC Land)	230	2.9%	222	8	0	Aug 2026
The Poiz Residences (MCC Land)	223	3.7%	223	0	0	Aug 2026
The Canopy (MCC Land)	177	3.2%	177	0	0	Aug 2026
1 Canberra (MCC Land)	289	4.0%	289	0	0	Aug 2026
Canberra Residences (MCC Land)	128	1.5%	118	10	0	Jul 2026
Provence Residence (MCC Land, EC)	1	-	1	0	0	Jun 2026
Sceneca Residence (MCC Land)	10	3.4%	10	0	0	Sept 2026
One Bernam (MCC Land + Hao Yuan JV)	7	3.2%	5	2	0	Apr 2026
Tre Residences (SL-GV-MCC JV)	113	2.5%	113	0	0	Sept 2026

Source: haio exact-unit pairs dated by resale, all holds, medians from 5 pairs; EC marked EC; joint-venture partners named where haio's project record names them · 27 Sept 2026.

Left out, and why	Count
Pair flagged: later sale was a new sale	7
Pair flagged: areas more than 5% apart	2
Sale set aside: block unclear	988
Sale set aside: no unit number	33

Source: haio pair flags and exclusion ledger over the 13 projects; no pair flagged for a return beyond -50% to 200% a year; 4,785 further sales are a unit's only sale, so nothing to pair · 27 Sept 2026.

Kingsford's own site lists seven Singapore projects; the three completed ones are tabled. MCC Land's ten rows are haio project records naming MCC Land; its own portfolio page was not retrieved.


Kingsford Hillview Peak	512	Completed 2017	207 pairs
Kingsford Waterbay	1,165	Completed 2018	410 pairs
Normanton Park	1,862	Completed 2023	99 pairs
The Hill @ One-North	142	Under construction	No resale exit; 133 single sales
One Marina Gardens	937 (haio record)	Under construction	No resale exit; 581 single sales
Lentor Gardens Residences	499	Under construction	No resale exit; 176 single sales, 1 flagged pair
Chuan Park	916	Under construction	No resale exit; 765 single sales, 1 without a unit number

Source: Kingsford project pages, read 27 Sept 2026; unit counts as Kingsford prints them, One Marina Gardens from haio's record; haio pair ledger · 27 Sept 2026.

4. Unit Mix: 916 Homes, Five Types, 98.6% Sold


2 Bedroom	104	104 / 0	700 to 829	104	$2,604
2 Bedroom + Study	299	296 / 3	732 to 883	296	$2,624
3 Bedroom	431	421 / 10	915 to 1,507	414	$2,586
4 Bedroom	60	60 / 0	1,335 to 1,679	60	$2,570
5 Bedroom	22	22 / 0	1,550 to 1,841	22	$2,574
All homes	916	903 / 13	700 to 1,841	896	$2,598

Source: SingMap unit tables, Blocks 242 to 250, 27 Sept 2026; URA caveats via haio, 896 new-sale records 10 Nov 2024 to 11 Sept 2026; 2 caveats with a blank type counted as 2 Bedroom · 27 Sept 2026.

Two- and three-bedroom formats are 91% of the project: 403 two-bedders and 431 three-bedders, with 60 four-bedders and 22 five-bedders. There is no one-bedroom type; the smallest home is 700 sq ft.

Bedroom Performance by District

Average annualised returns by bedroom count, District 19 against Singapore.

Source: haio exact-unit pairs, District 19 against Singapore, held 4 to under 10 years, every resale recorded to Sept 2026; bars are averages, medians in the chart's data table · 27 Sept 2026.

Held four to under ten years, District 19 returns rise with size: 3.0% a year on 3,121 two-bedroom pairs, 3.8% on 6,187 three-bedroom, 4.2% on 1,423 four-bedroom and 4.7% on 139 five-bedroom, all averages.

5. Site Plan And Floor Plans: Brochure Not Supplied, Stack Roster From SingMap


242	22	194	0	B2-m 732, B2 732, C2-m 1,023, C2 1,023, C2a 1,033, B2a-m 743, C1a 936, C1 915, B1 700
244	22	194	4	B1-m 700, C1-m 915, C1a-m 936, B2a 743, C1b 958, C3b 1,227, C3 1,206, B2-m 732, B2 732
246	22	194	3	B2-m 732, B2 732, D2 1,389, E1 1,550, C1b-m 958, B2a-m 743, C1a 936, C3a 1,206, B1 700
248	19	167	6	B2-m 732, B2 732, C3-m 1,206, C2 1,023, C2a 1,033, B2a-m 743, C1a 936, D1-m 1,335, B1 700
250	19	167	0	B1-m 700, D1 1,335, C1a-m 936, B2a 743, C2a-m 1,033, C2-m 1,023, C3 1,206, B2-m 732, B2 732

Source: SingMap unit tables, 27 Sept 2026; -P plans are ground-floor units with a private enclosed space, -U plans are top-floor units with a roof terrace; sizes are strata areas · 27 Sept 2026.

The developer's brochure was not supplied, so the site plan and the floor-plan pages are not shown; they would come from the sales kit. The stack roster above is what the unit tables record.

6. Pricing: 13 Homes Left At $2,682 To $2,725 psf, 896 Caveats At A $2,598 Median


2 Bedroom + Study	3	743 sq ft	$2,021,600 to $2,024,900	$2,721 to $2,725	#01 and #02, Blocks 246 and 248
3 Bedroom	10	1,206 to 1,227 sq ft	$3,234,900 to $3,312,300	$2,682 to $2,706	#01 to #05, Blocks 244, 246 and 248

Source: SingMap unit tables, price1 series, read 27 Sept 2026; the developer's asking prices, not transacted prices; Shop 2, 1,475 sq ft, is listed without a price · 27 Sept 2026.

Floor steps: $7,600 to $12,900 a floor on the 1,206 sq ft stack, $8,000 to $13,000 on the 1,227; ground-floor PES adds $5,100 on the three-bedroom stacks and $3,300 on the two-bedroom-plus-study (#01-24 against #02-24).

Stack View — developer asking prices per unit

Asking prices for the 13 unsold homes; sold cells are withheld, not estimated.

Source: SingMap unit tables for Blocks 242 to 250, 27 Sept 2026; no haio model and no slider; sold prices are in the caveat tables, not per cell · 27 Sept 2026.


2 Bedroom	104	$1,825,537	$2,604	$2,287 to $2,793
2 Bedroom + Study	296	$1,942,533	$2,624	$2,322 to $2,785
3 Bedroom	414	$2,591,170	$2,586	$2,270 to $2,784
4 Bedroom	60	$3,466,224	$2,570	$2,269 to $2,661
5 Bedroom	22	$4,001,802	$2,574	$2,341 to $2,682
All	896	$2,356,900	$2,598	$2,269 to $2,793

Source: URA caveats via haio, 896 new-sale records 10 Nov 2024 to 11 Sept 2026; the 2 Bedroom row counts 2 caveats with a blank type, as in section 4 · 27 Sept 2026.

Today's asking, $2,682 to $2,725 psf, sits at the last 12 months' caveat median of $2,680 on 112 sales, 3 to 5% above the launch-weekend median of $2,584 on 682 caveats dated 9 to 12 Nov 2024.


01 to 05	199	$2,556	$2,296,000
06 to 10	218	$2,574	$2,331,050
11 to 15	225	$2,619	$2,386,125
16 to 20	203	$2,641	$2,401,174
21 and up	51	$2,595	$2,401,000

Source: URA caveats via haio, 896 records; the top band dips because -U roof-terrace plans caveat at a lower psf on a larger area; on 01 to 05, 3 Bedroom $2,554 on 95, 2 Bedroom + Study $2,574 on 59 · 27 Sept 2026.

Launch-quarter caveats climbed 0.32% of entry psf per floor for two-bedders and 0.24% for three-bedders, about $8 and $6 a floor; later low-floor sales were priced higher, flattening the full-period slope.


New sale	122	$2,668	$2,516 to $2,730
Resale	1,920	$1,628	$1,486 to $1,789
Sub-sale	47	$2,079	$2,022 to $2,201
All non-landed private	2,089	$1,649	$1,501 to $1,864

Source: haio transaction records, non-landed private sales in District 19 over the 12 months to 27 Sept 2026, latest recorded sale 15 Sept · 27 Sept 2026.

The district's new-sale median is Chuan Park: 112 of the 122 caveats. The ten others median $2,034. The OCR new-sale median without Chuan Park is $2,118 on 4,317 caveats, so $2,680 is a 27% premium.


Launch weekend, 9 to 12 Nov 2024	682	$2,584	682	721 at end-Nov 2024
2024 in full	722	$2,587	722	720 at end-Dec 2024
2025	88	$2,664	810	811 at end-Dec 2025
2026 to 11 Sept	86	$2,679	896	890 at end-Aug 2026
SingMap, 27 Sept 2026				903 sold

Source: URA caveats via haio; URA developer sales, units sold to date at Nov 2024, Dec 2024, Dec 2025 and Aug 2026; SingMap unit tables 27 Sept 2026 · 27 Sept 2026.

Seven homes show sold on SingMap with no caveat yet, all three-bedders whose neighbours caveated 31 Aug to 7 Sept; they read as September bookings. Caveat and URA counts agree within two units every month.

Chuan Park: A $1,203 psf ppr Collective Sale And A $2,598 psf Transacted Median

Chuan Park: A $1,203 psf ppr Collective Sale And A $2,598 psf Transacted Median

1. Project Details: A 916-Home Estate Beside Lorong Chuan Station

2. Land Price: $1,203 psf ppr Against The 36 Government Land Awards Of 2025 And 2026

3. Developer Track Record: Kingsford And MCC Land, Labelled Project By Project

4. Unit Mix: 916 Homes, Five Types, 98.6% Sold

5. Site Plan And Floor Plans: Brochure Not Supplied, Stack Roster From SingMap

6. Pricing: 13 Homes Left At $2,682 To $2,725 psf, 896 Caveats At A $2,598 Median

7. Affordability: What The Asking Prices Buy Elsewhere

8. Comparables: Forty Projects Within 2 km, 18 Of Them Freehold, None Above Chuan Park

9. Exit Audience: Who The Future Buyer Is, And What They Can Buy Instead

haio's Take