Chencharu Central Residences is the first private condo in Chencharu, the new housing area between Khatib and Yishun. About 875 homes will sit above shops, a hawker centre and a bus interchange. The developers are Evia Real Estate, Gamuda Land and Ho Lee Group, and it is launching soon.
The nearest new launches are not in Yishun. Springleaf Residence is about 2.5 km away, Lentor Gardens Residences about 3.5 km, Canberra Crescent Residences about 3.8 km and Norwood Grand in Woodlands about 4.4 km. Between them they have sold about 2,000 homes since October 2024.
There is no price list yet. So for now I compare one thing: what the same number of bedrooms costs in the homes around it, new and resale.
The short version
- A new 2-bedroom at the four nearest launches sold at a median of $1.34M to $1.65M, and a new 3-bedroom at $1.71M to $2.28M.
- A resale 3-bedroom around Khatib and Yishun sold at $1.19M to $1.84M over the past 12 months. The top of that range is North Park Residences, the condo above Northpoint City.
- The developers paid $980 per square foot of floor area for the land. The land under the four launches cost $793 to $920.
- Two sites nearby were sold after it, at $1,062 and $1,278.
Overview of Chencharu Central Residences
| Chencharu Central Residences | |
|---|---|
| Location | Chencharu Close, Yishun, District 27 |
| Developers | Evia Real Estate, Gamuda Land and Ho Lee Group |
| Tenure | 99-year leasehold |
| Site area | About 317,000 sq ft |
| Homes | About 875 |
| Also on the site | Up to 135,627 sq ft of commercial space, which includes a bus interchange and a hawker centre |
| Nearest MRT | Khatib (North South Line) |
| Land price | $980 psf ppr, $1.01 billion in total |
| Sales launch | Launching soon |
| Completion | Within 84 months of the September 2025 land award, on Gamuda’s announcement |
The full project facts are on my Chencharu Central Residences project page.
Sources: HDB tender award · EdgeProp on the tender · Gamuda announcement.
Unit mix
The developer has not published the unit mix, the sizes or the floor plans yet. The tender allowed for about 875 homes, and that is the only firm number for now.
So I cannot tell you yet how big a 3-bedroom here will be. Because the price you pay is the size times the psf, nobody can work out the final price until the sizes are out. I will update this page when the unit mix is released.
The location
Chencharu is a new housing area between Khatib and Yishun, planned for about 10,000 homes by 2040. Most of them will be public housing, and Chencharu Close is the first private housing site there.
Khatib MRT on the North South Line is the nearest station, about 520 m from the middle of the site in a straight line. Gamuda describes it as five minutes away. Yishun MRT and Northpoint City are about 1.7 km away.
The bus interchange and the hawker centre are part of the development. The tender required the developer to build an interchange of at least 58,125 sq ft and a hawker centre of at least 37,674 sq ft. For drivers, LTA expects the North-South Corridor to open in phases from 2029.
Straight-line distances from the middle of the site. Walking routes are longer. Sources: EdgeProp on Chencharu · EdgeProp on the tender · LTA North-South Corridor.
What the developers paid for the land
With a government land sale, I start from what the developer paid for the land, because that sets the floor for the launch price.
HDB awarded the Chencharu Close site in September 2025. It went for $1.01 billion, or $980 per square foot of floor area (psf ppr).
| Site | Project | Awarded | Land price (psf ppr) | Price in launch month (psf) |
|---|---|---|---|---|
| Champions Way, Woodlands | Norwood Grand | Sep 2023 | $904 | $2,081 (Oct 2024) |
| Upper Thomson Road (Parcel B) | Springleaf Residence | Apr 2024 | $905 | $2,166 (Aug 2025) |
| Canberra Crescent | Canberra Crescent Residences | Aug 2024 | $793 | $1,993 (Aug 2025) |
| Lentor Gardens | Lentor Gardens Residences | Apr 2025 | $920 | $2,357 (Jul 2026) |
| Chencharu Close | Chencharu Central Residences | Sep 2025 | $980 | Not launched |
| Upper Thomson Road (Parcel A) | Upcoming | Oct 2025 | $1,062 | Not launched |
| Lentor Central | Upcoming | Mar 2026 | $1,278 | Not launched |
Chencharu’s land cost more than the land under any of the four launches nearby. Canberra Crescent’s was $793, and those homes sold at $1,993 psf in their launch month. Springleaf’s was $905 and it launched at $2,166. Lentor Gardens’ was $920 and it launched at $2,357.
This is a mixed-use site, and the $980 is worked out over the whole floor area, shops included. The developer also has to build the bus interchange and the hawker centre. So I would not compare it straight with a site that is homes only.
Land has not become cheaper since. The two sites sold nearby after Chencharu both went higher: Upper Thomson Road (Parcel A) at $1,062 in October 2025 and Lentor Central at $1,278 in March 2026.
Land prices from HDB and URA tender results. Launch-month prices are from URA new-sale caveats in the month of launch.
What the new launches nearby sold for
| Project | Homes sold | Median psf | 2-bedroom | 3-bedroom | 4-bedroom |
|---|---|---|---|---|---|
| Springleaf Residence Launched Aug 2025 | 933 | $2,171 | $1.37M (340 sales) | $1.93M (379 sales) | $2.64M (138 sales) |
| Lentor Gardens Residences Launched Jul 2026 | 335 | $2,360 | $1.65M (121 sales) | $2.28M (131 sales) | $2.83M (83 sales) |
| Canberra Crescent Residences Launched Aug 2025 | 357 | $1,999 | $1.34M (91 sales) | $1.71M (186 sales) | $2.37M (77 sales) |
| Norwood Grand Launched Oct 2024 | 333 | $2,076 | $1.35M (131 sales) | $1.88M (88 sales) | $2.68M (83 sales) |
For a 2-bedroom, three of the four sit within about $30,000 of each other, at $1.34M to $1.37M. Lentor Gardens Residences, the newest, is higher at $1.65M. A 3-bedroom ran from $1.71M at Canberra Crescent Residences to $2.28M at Lentor Gardens Residences.
All four sit on land that was sold for homes only. None of them is built above a hawker centre or a bus interchange, so they do not show what buyers pay for that.
Median price of every new sale lodged with URA since each launch.
What resale homes nearby sold for
| Project | Lease left | Distance | 2-bedroom | 3-bedroom |
|---|---|---|---|---|
| The Estuary | 81 years | 690 m | $1.30M (7 sales) | $1.68M (6 sales) |
| Orchid Park | 64 years | 760 m | $0.95M (12 sales) | $1.19M (13 sales) |
| Euphony Gardens | 71 years | 1.2 km | $0.98M (5 sales) | $1.32M (4 sales) |
| The Wisteria | 88 years | 1.5 km | Too few sales | $1.33M (3 sales) |
| North Park Residences | 88 years | 1.7 km | $1.35M (8 sales) | $1.84M (10 sales) |
The closest comparison is North Park Residences. It is a condo above Northpoint City, with Yishun MRT and a bus interchange beside it. Its 3-bedrooms resold at a median of $1.84M over the past 12 months and its 2-bedrooms at $1.35M, the highest in the table for both.
The Estuary is nearer to the site, about 690 m away, and it is not built into a mall. Its 3-bedrooms resold at $1.68M. Per square foot, buyers paid about $1,930 at North Park Residences against about $1,340 at The Estuary, 44% more. I think a good part of that gap is the mall and the MRT downstairs, though North Park Residences also has 88 years left on its lease against 81.
The two charts below put the new launches and the resale homes side by side.
New launch, all sales since launch Resale, past 12 months. Median prices, URA caveats. All 99-year leasehold.
New launch, all sales since launch Resale, past 12 months. Median prices, URA caveats. All 99-year leasehold.
Resale prices here have moved up over the past four years. At North Park Residences the median went from $1,664 psf in 2022 to $1,929 psf in 2026, about 16%.
Median of all resales in each year, URA caveats. 2026 is up to November.
Median resale price, December 2025 to November 2026, from URA caveats. All five are 99-year leasehold. Distances are straight lines from the middle of the site.
My take
Before any price list comes out, these are the numbers I would keep in mind.
- $1.84M is what a resale 3-bedroom costs at North Park Residences, the condo in Yishun that is most like it.
- $1.71M to $2.28M is what buyers paid for a new 3-bedroom at the four nearest launches, none of which has a hawker centre or a bus interchange downstairs.
- $980 is what the developers paid for the land, more than the land under any of those four. The two sites sold nearby since then went for $1,062 and $1,278.
Resale is cheaper, though. A resale 3-bedroom at The Estuary sold at $1.68M and at Orchid Park at $1.19M, both less than a new 3-bedroom at any of the four launches. So a buyer here is paying for a new lease and for having the interchange, the hawker centre and the shops downstairs. Whether that is worth it depends on how much you will use them.
My own working estimate is that Chencharu Central Residences launches at an average of about $2,400 psf. The developer has not released prices, so I will update this once the price list is out. For comparison, buyers paid medians of $1,999 to $2,360 psf at the four launches above.
When the prices come out, I would put the 2-bedroom and 3-bedroom prices against these, bedroom for bedroom, before looking at anything else. If you are deciding between waiting for Chencharu Central Residences and buying a resale home in Yishun, message me and I will run the comparison for the home you are looking at.
How I worked this out
- Prices are from URA caveats, up to November 2026. November is not a full month yet.
- For the new launches I used every new sale since launch. For resale I used the past 12 months.
- I left out executive condominiums, because they are sold under different rules.
- URA does not record bedrooms, so I matched each sale’s floor area to the project’s unit types from its floor plans and listings. A sale I could not match is left out of the bedroom columns.
- A box says “Too few sales” where fewer than three sales matched.
- The neighbours’ figures are past sales. The launch estimate is my own working figure and is not the developer’s price.
Check the evidence
URA residential transactionsHDB tender award, Chencharu CloseURA land sale result, Upper Thomson Road (Parcel A)URA land sale result, Lentor Central, March 2026EdgeProp report on the Chencharu Close tenderOpinion is a decision framework, not a promised investment outcome. Current prices and unit availability need confirmation.