Chencharu Central Residences
The pioneer integrated mixed-use Government Land Sales (GLS) development anchoring Yishun's new 70-hectare Chencharu town. ~875 homes with retail mall, hawker centre, and bus interchange, ~5 mins to Khatib MRT.
The Landmark Transformation of Yishun's 70-Hectare Chencharu Town
Chencharu Central Residences is the landmark first commercial and residential Government Land Sales (GLS) development anchoring the Housing & Development Board's (HDB) brand new 70-hectare Chencharu housing estate in Yishun (District 27).
Awarded to a high-caliber consortium comprising Evia Real Estate, Malaysian infrastructure giant Gamuda Land, and construction powerhouse Ho Lee Group for S$1.012 billion (S$980 psf ppr), the sprawling 317,000 sq ft site will be developed into an integrated mixed-use civic and lifestyle nerve center.
Seamlessly combining approximately 875 private condominium homes with a vibrant 135,627 sq ft retail commercial mall, a brand new 37,674 sq ft public hawker centre, and an integrated air-conditioned bus interchange, Chencharu Central Residences stands as the cornerstone that will define the modern lifestyle, retail convenience, and transport connectivity for the entire 10,000-home Chencharu precinct.
GLS Tender Economics: S$980 PSF PPR & Launch Price Forecast
Acquired at S$980 psf ppr, Chencharu Central Residences represents one of the most competitively priced integrated mixed-use land parcels released across Singapore in recent years, creating room for attractive, high-value entry pricing.
| Development / Site | Region / District | GLS Land Rate (PSF PPR) | Indicative / Transacted Launch PSF | Integrated Components |
|---|---|---|---|---|
| Chencharu Central Residences | OCR · District 27 (Yishun) | S$980 psf ppr | ~S$1,950 – S$2,150 psf (Est.) | Mall + Hawker Centre + Bus Interchange |
| Lentor Modern | OCR · District 26 (Lentor) | S$1,204 psf ppr | S$2,100 – S$2,300 psf | Mall + Direct MRT Underpass |
| Pasir Ris 8 | OCR · District 18 (Pasir Ris) | S$684 psf ppr | S$1,850 – S$2,000 psf | Mall + Town Plaza + Bus Interchange + Polyclinic |
| The Reserve Residences | RCR · District 21 (Bukit Timah) | S$989 psf ppr | S$2,450 – S$2,600+ psf | Bukit V Mall + Bus Interchange + Direct MRT |
Strategic Buyer Takeaway
With recent Outside Central Region (OCR) suburban new launches routinely launching between S$2,200 and S$2,400+ psf (such as Lentor Signature and recent Clementi/Jurong parcels), a launch positioned around S$1,950 to S$2,150 psf would deliver exceptional first-mover pricing arbitrage for both HDB upgraders from Yishun, Sembawang, and Ang Mo Kio, as well as yield-seeking investors capitalizing on the integrated bus interchange and commercial footfall.
A Triad of Everyday Essentials: Retail Mall, Hawker Centre & Bus ITH
Unlike pure residential plots, Chencharu Central Residences provides immediate, self-contained lifestyle infrastructure that elevates living convenience and rental appeal from Day 1.
135,627 Sq Ft Commercial Podium
A bustling multi-level retail, wellness, and lifestyle destination featuring a full-scale supermarket, enrichment centers, casual dining, and essential daily services. Residents enjoy direct lift access to all shopping conveniences.
37,674 Sq Ft New Public Hawker Centre
A purpose-built, modern public hawker centre dedicated to heritage Singaporean hawker fare at accessible, community-friendly price points—solving the dining needs of busy working families right at home.
58,125 Sq Ft Air-Conditioned Bus Interchange
An integrated, fully sheltered bus terminal connecting Chencharu residents seamlessly to Khatib MRT, Yishun Central, Sembawang, Seletar Aerospace Park, and downtown express corridors.
Building a New Heritage-Rich, Biophilic Town: The Chencharu Vision
Unveiled in mid-2024 by the Ministry of National Development and HDB, the 70-hectare Chencharu Housing Estate will deliver approximately 10,000 new homes, transforming former agricultural land into a sustainable, heritage-infused residential town.
Key highlights of the Chencharu Town Blueprint include:
- First Mover Capital Advantage: Approximately 80% of homes in Chencharu will be public BTO flats, with Chencharu Central Residences representing the primary commercial hub and pioneer private residential offering. As future BTO precincts cross their 5-year Minimum Occupation Period (MOP), a substantial wave of local HDB upgraders will provide deep, organic resale demand for the development.
- Heritage Preservation: The town honors its agrarian past—spanning colonial pineapple and rubber plantations—by preserving historic colonial bungalows along Bah Soon Pah Road as community and recreational spaces.
- 100m-Wide Ecological Green Spine: A linear park and wildlife corridor will weave through the town, connecting Lower Seletar Reservoir Park directly to the upcoming Khatib Bongsu Nature Park.
- Active Mobility Corridors: Dedicated cycling and walking paths connecting smoothly to the Park Connector Network (PCN) and Khatib MRT station.
Official URA/HDB Location Plan: Chencharu Close
Bordered by Sembawang Road, Yishun Avenue 1, and Yishun Avenue 2, Chencharu Central Residences enjoys an ~5-minute walk to Khatib MRT Station (NS14) on the North-South Line.
Khatib MRT (NS14)
~5-minute walk via direct covered park connector. 5 stops to Bishan Interchange (Circle Line), 9 stops to Orchard.
Expressway Links
Seamless road connectivity to Seletar Expressway (SLE), Central Expressway (CTE), and the upcoming North-South Corridor (NSC).
Seletar Aerospace Park
Approx. 10 minutes drive to major aviation engineering, aerospace R&D, and lifestyle hubs at Seletar.
Educational Catchment & Lifestyle Recreation
Surrounded by mature Yishun and Khatib infrastructure, families benefit from established academic institutions and nature parks.
Primary Schools Priority Catchment
- Peiying Primary School: Located approximately 500m walk from the site, providing coveted 1km home-school distance priority.
- Jiemin Primary School
- Northland Primary School
- Naval Base Primary School
Secondary & Tertiary Institutions
- Naval Base Secondary School (adjacent to site)
- Yishun Secondary School
- Chung Cheng High School (Yishun)
- Yishun Innova Junior College
Lifestyle & Nature Recreation
- HomeTeamNS Khatib: Direct access to Adventure HQ indoor obstacle arena, bowling, and dining.
- Lower Seletar Reservoir Park: Kayaking, water sports, and tranquil shoreline jogging trails.
- Khatib Polyclinic: Comprehensive modern community medical services nearby.
- Yishun Stadium & Sports Hall: Full running track, sports facilities, and gymnasium.
Common Buyer Questions on Chencharu Central Residences
Where is Chencharu Central Residences located?
Chencharu Central Residences is located along Chencharu Close in Yishun (District 27), approximately a 5-minute walk from Khatib MRT Station (NS14) on the North-South Line.
Who is developing Chencharu Central Residences?
The development is being spearheaded by a seasoned consortium comprising Evia Real Estate (Evia MCS), Gamuda Land (Gamuda Singapore), and Ho Lee Group (H108).
What was the winning GLS land bid and land rate?
The 317,000 sq ft mixed-use Government Land Sales (GLS) site was awarded at S$1.012 billion, which translates to a highly competitive land rate of S$980 per square foot per plot ratio (psf ppr).
What integrated civic and commercial facilities are included in the development?
The project integrates ~875 private residential apartments with a 135,627 sq ft commercial retail podium, a dedicated 37,674 sq ft new public hawker centre, and an integrated 58,125 sq ft air-conditioned bus interchange.
What is the estimated launch price for Chencharu Central Residences?
Based on the land acquisition cost of S$980 psf ppr and estimated construction breakeven of ~S$1,650 to S$1,750 psf, launch prices are projected between S$1,950 and S$2,150 psf—presenting rare sub-S$2,000 psf entry opportunities compared to recent OCR launches.
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