A Tranquil Haven for Family Living

Nestled in Singapore’s north-east, the dearth of high-rise buildings in the Lorong Chuan precinct offers a sense of spaciousness that is rare amid the city-state’s dense landscape. 

Against this backdrop, Chuan Park by Kingsford Group is poised to become a significant addition to the neighbourhood, marking Lorong Chuan’s first new condominium development in 14 years. This project promises a remarkable living experience, blending contemporary design with the area’s peaceful environment. 

An Ideal Location to Live, Work, Study and Play

Located at 240 Lorong Chuan, Chuan Park is a 916-unit, 99-year leasehold condominium that boasts convenience and accessibility. Just a minute’s walk from Lorong Chuan MRT station, a diverse range of amenities at Bishan and Serangoon are within easy reach of residents. These include the popular NEX and Junction 8 shopping malls, Bishan and Serangoon MRT stations and bus interchanges, as well as a variety of dining options. 

Families will find Chuan Park appealing due to its proximity to several reputable schools like St Gabriel’s Primary School, Yangzheng Primary School and Nanyang Junior College. Additionally, it is close to international institutions such as the Australian International School and Stamford American International School. 

With swift access to both the Central and Pan Island Expressways as well as major arteries such as Ang Mo Kio Avenue 1 and Braddell Road, the commute to work is made effortless. For those working in the city centre, Chuan Park is a mere 16-minute drive from Raffles Place and Marina Bay Financial Centre, while Paya Lebar Central and Seletar Aerospace Park are about 10 minutes away. 

The proximity of parks like Bidadari Park, Bishan-Ang Mo Kio Park and MacRitchie Reservoir Park (including MacRitchie Treetop Walk) offers Chuan Park residents a natural retreat from the hustle and bustle. “This development stands out for its effortless access to the city, serene green spaces and premium facilities designed to appeal to a diverse range of homebuyers,” said Ms Lau Suleen, project manager at Kingsford Group.

A Serene Sanctuary to Call Home

Chuan Park features thoughtfully designed two- to five-bedroom units across five residential blocks that cater to different family sizes and lifestyle needs. Each unit is strategically positioned to overlook lush gardens, an extensive swimming pool or water features that flow through the development. High-rise north-facing units will enjoy sweeping views of a nearby landed estate, while south-facing units are privy to unobstructed vistas of the surrounding neighbourhood, enhancing the sense of expansiveness. 

To fully leverage Chuan Park’s expansive site of approximately 400,500 sq ft, Kingsford Group worked closely with architects and landscape designers whose creative insights have helped refine the developer’s vision of integrating modern living in nature. A meticulous selection of flora enhances the serenity of the development’s outdoor spaces while creating a sense of idyllic privacy.

Ms Lau said that the inspiration for Chuan Park’s landscaping came from its name “chuan”, which means “fountain” in Hokkien – a word that is associated with wealth and prosperity.

Made for Everyday Ease

Whether you’re looking to unwind after a long day or enjoy quality time with loved ones, Chuan Park’s facilities cater to nearly every aspect of daily life. With ample community and entertainment spaces across three recreational zones, residents can host get-togethers, mingle with neighbours or simply enjoy the breeze. 

Among the facilities one can find at The Vibrant Courtyard are function rooms, pavilions, a yoga deck, a tennis court and two fitness corners – one for adult use and another designed for the elderly. Residents will also find shady outdoor spaces that provide respite from Singapore’s tropical climate.

Located adjacent to the canal running next to the development, the Riverside Pavilions offer a picturesque setting for hosting guests, while a variety of cosy seating areas are strategically placed around The Vibrant Courtyard, enticing residents to take a breather.

Those who prefer to relax with a stroll around the lushly landscaped grounds can immerse themselves in The Forest, an enclave that’s home to the Orchard and Forest Pavilions, as well as the Forest Serenity area. “With its thoughtful arrangement of trees, shrubs and other plants, this zone mimics the natural layering of a forest,” shared Ms Lau. “The Orchard Pavilion is surrounded by clusters of fruit trees, enabling residents to enjoy fresh, homegrown fruit.”  

Inspired by the refined luxury of an upscale resort, The Waterfront is designed to promote an active lifestyle with an array of amenities that cater to all age groups. Central to this area is a 50m lap pool, perfect for those who enjoy swimming as part of their fitness routine. Adjacent to the Oasis Pool is a fully equipped gym, offering residents the convenience of a comprehensive workout space without having to leave the community.

There’s also the Hydrotherapy Cove, which is designed to help residents reap the benefits of water-based therapy. Meanwhile, families with children will appreciate the dedicated areas for younger residents. The Kids Adventure Water area offers an exciting aquatic play zone, while the Kids Wading Pool is perfect for younger children to safely enjoy the water. Additionally, the Kids Playground and Kids Club are where children can be entertained and engaged. 

In the residential units, features like extra-height windows and premium kitchen and bathroom fixtures from quality brands add a luxe touch, while technology is deployed to make each home a smart and safe dwelling. 

With a video intercom system at the lift lobby, residents can welcome guests when they arrive or speak to delivery personnel before granting access.

Facilities can be reserved online in seconds, with 24/7 access to the booking system. You can easily provide feedback to the development’s management online and track the status of your query through an app, which also keeps you informed about the latest announcements.

With its bespoke facilities, user-friendly features and prime location in one of the most sought-after neighbourhoods in Singapore’s northeast region, the development is likely to draw significant interest from buyers. Said Ms Lau: “Chuan Park is poised to become a new landmark in the Serangoon-Lorong Chuan locale that will greatly enhance the area’s skyline when completed.”

Chuan Park: A Pricing Review Against the Scala, Amaranda Gardens, and New Launches Today

With 6 new launch condos launched last weekend, buyers are having a field day (or a very tough time) in picking the right project. While it ultimately comes down to how successful you are with your ballot, it still pays to be sure of the pricing and of your purchase. 

So whether or not prices at Chuan Park make sense depends on how it’s positioning itself in the market, whether these positions hold true and if prices are truly attractive enough.

Here’s a look at the indicative estimated starting price:

Being a mega-development consisting of 916 units, Chuan Park’s main appeal lies in:

• Convenience: Being right next to the Lorong Chuan MRT station provides unparalleled accessibility.
• Family-Oriented Facilities: Ample amenities cater to families, including a large pool, a multi-purpose court, a playground, and dedicated spaces for children.
• Modern Aesthetics: The development features modern designs and finishes that appeal to contemporary tastes.
• Potential for Attractive Maintenance Fees: With a large number of units, the maintenance fee per unit is expected to be competitive, an important factor for families looking in the Outside Central Region (OCR) area.

There’s no doubt that Chuan Park would be the most convenient when it comes to public transport access given it’s right next to Lorong Chuan MRT, however, its neighbouring condos are nearby too:

• The Scala: Located right next to the Lorong Chuan MRT, it’s one of the newest in the area and offers a variety of facilities, including a tennis court and a large pool.
• Cardiff Residence: While it’s a good and more affordable option for singles/couples, it’s not as convenient as Chuan Park and not as geared towards families.
• Amaranda Gardens: A freehold development with larger unit sizes, it’s popular among families and offers a wide range of facilities, including two tennis courts, a multi-purpose court, and a large playground.

Thus, while it is a strong attribute for a mega-development, it’s not unique when you compare it to its surrounding neighbours.

Chuan Park features a pool and multi-purpose court (among other common facilities like function rooms/gym). However, older developments in the area also come with such facilities, although not at the same level in terms of scale and modern aesthetics.

Here’s the number of units of the surrounding resale condos:

The closest here is Chiltern Park which is still close to half of Chuan Park in terms of units. Considering this, it is likely that the maintenance fee would be attractive which is an important factor for families looking in an OCR condo like Chuan Park. 

Now if you’re looking to stay in the area and you’re looking out for a 2 and 3-bedroom unit, what does the supply look like?

The table above shows an estimate based on information from what we can find. Here’s what the estimated proportion of 2 and 3 bedders in the area looks like:

In total, around 77% of resale condo units in the area are either 2 or 3 bedroom units. This is close to the proportion of 2 and 3 bedders Chuan Park has too. Considering that close to 4 out of 5 units here fall within this range, taking a look at the resale condo growth can demonstrate the relevance of such units in the area.

Chuan Park’s success for investors hinges on the assumption that this mass-market condo focused on families will be seen by families in the resale market as an attractive option.

So let’s validate this statement.

Here’s a look at their $PSF since 2013:

Every condo punched above a 4% ROI except for Cardiff Residence which fell and only returned close to its original price point in 2023. This happens to also be a condo with a large mix of 1 bedroom units and the smallest proportion of 2 and 3 bedders in the area.

This is useful as it seems that having a large proportion of 2 and 3-bedders has done well for its resale peers and it’s in line with the unit mix at Chuan Park.

Here’s how prices of resale condos fared in the past year:

And here’s what the average sizes are based on transaction data:

Chuan Park’s 2 bedroom has an estimated starting indicative price of $1,550,000. This is on par or lower than most condos that transacted in the area. Older condos such as The Springbloom, Goldenhill Park Condominium and Amaranda Gardens have a much larger area, often having features like a separate dining, yard or a household shelter in the layout. The larger size of the resale condos results in a lower $PSF but a similar or higher quantum.

The new launch market has demonstrated that consumers have a strong preference for a more modern condo while accepting a smaller but more efficient layout – Chuan Park in this case is yet another example.

One exception here is Cardiff Residence which clocked in $860,000 on average with a small 2-bedroom size of 603 sq ft. 

First off, Cardiff Residence isn’t quite as convenient as Chuan Park. In fact, it’s the furthest out in the cluster – about a 7-8 minute sheltered walk to the Lorong Chuan. That’s a decent amount of time to reach the MRT, but if we’re looking at the price, then this is one reason why it commands a lower price.

Next, it is currently 10 years old and is set to be about 14 years older when Chuan Park obtains its TOP. It’s also not a mass-market development, housing just 163 units up to 5 floors across the blocks. And of course in terms of facilities, it’s not as varied as what bigger developments provide:

As such from the unit mix, you can see that this condo was geared towards singles or couples rather than families. The large mix of 1-bedroom units positions this development as a different proposition to Chuan Park. It’s a good and more affordable option for singles/couples who wish to stay in the area and access amenities all around without a hefty price tag (Google reviews also paint a very positive light on the development).

However, while the price is attractive, it’s not comparable to Chuan Park as it is a different offering altogether. 

If you consider the floor plan, you’ll also find that the space is quite tight even for a family with 1 child. A 3-room HDB is, on average, around 67 sqm. It’s also worth noting that at 603 sq ft, the unit only comes with 1 bathroom so it’s also not a completely fair comparison to the smallest 2 bedroom at Chuan Park since that’s a 2-bedroom 2-bathroom unit:

The Scala is located right next to Lorong Chuan MRT, making it more comparable to Chuan Park (as compared to Cardiff Residence). It’s also one of the newest in the area as it was built in 2013, making it around 11 years old now. The development is quite big, housing 468 units of which over 300 are a mix of 2 and 3 bedroom units.

The condo also comes with a tennis court and a large pool as seen in the site plan. In the past year, there were 18 transactions at The Scala – but none for 3 bedroom units. If we exclude a penthouse unit (to avoid distorting prices), then the average 2 bedroom costs $1.655 million which is more than the lowest-cost 2 bedroom at Chuan Park.

A comparable 2-bedroom unit would be the 850 sq ft one that went for $1.51 million in May 2024:

There’s a household shelter, a large balcony stretching to the aircon ledge and a small common bedroom that only fits a single bed. The space isn’t the most efficient in this case, as the household shelter here makes it inflexible plus a balcony that is not very usable due to its long shape. Now let’s look at the 2-bedroom at Chuan Park:

Chuan Park may be smaller at 700 sq ft, but the layout is almost as practical due to its efficiency.

Considering it’s 11 years newer and the overall price is around what The Scala is charging, Chuan Park’s pricing for the 2 bedroom is considered attractive.

This is one of the things that we look out for to determine if the layout vs pricing makes sense. So if it’s smaller compared to its competitors but more efficient and results in a lower or similar price point to older condos around, then it would be a sensible purchase at those prices.

Another point to note is that nearby Chuan Park are other vacant residential plots that could see more new launches coming up. These new launches will likely take into account better efficiencies as developers continue to adjust to consumer tastes/preferences. 

While Chuan Park’s smallest 3 bedroom is still cheaper at $2.15m (estimated), we also can’t ignore the fact that Amaranda Gardens is freehold and has a 3-bedroom unit that is bigger. For example, a 1,163 sq ft unit transacted for $2.48 million in May 2024:

The unit is a full-fledged 3 bedder that comes with a separate living and dining area, a household shelter, a small store, a yard, WC and an enclosed kitchen. There’s even a bathtub in the master bedroom and while each common bedroom features a single bed with side tables, you could likely squeeze a queen-sized bed in there.

For someone looking at a family home, this could make sense. The condo also performed well in the last market cycle, averaging a 6.60% ROI annually since 2019.

Looking at the site plan, you’ll also see that there are 2 tennis courts, a multi-purpose court, a large pool and a large playground area. This is very suitable for families. Its smaller number of units (just 189 in total) means greater exclusivity too. It has over 100 3-bedroom units here and it’s just a 5-minute walk to Lorong Chuan MRT.

The development has a dated design but from what we can see online, the condo is well-maintained, so those who aren’t particular about modern living would find this suitable.

Right now, Chuan Park’s indicative starting prices are at $2.1+ million for its smallest 3 bedroom unit. This is on the low end of what new launches in OCR are asking for when it comes to a 3 bedroom now.

The compact 3-bedder is of a regular layout. The premium version is 1,023 sq ft and if we used the same starting $PSF, the price of the comparable deluxe layout would come to around $2.4 million too. Here’s what the deluxe layout looks like:

In other words, you’ll be paying about the same amount or slightly more for a similar layout at a freehold condo around 5 minutes away.

This option could be more subjective, depending on your exit strategy as this development is 20 years older than Chuan Park. In practice, it is common to see new leasehold properties cost more than freehold ones just due to their age.

It’s more likely that Amaranda Gardens would be seen as more attractive now that there is a leasehold condo that’s similar in terms of prices.

After looking through the examples above and looking at the data, you’ll find that resale condos around are either:

• Older: Meaning they don’t have the same modern feel as Chuan Park.
• Larger: Leading to higher quantum even with a lower $PSF.
• Less Convenient: Further away from the Lorong Chuan MRT.

Therefore, in the resale market, we can see why the current indicative prices at Chuan Park are sensible.

Compared to other 2-bedroom new launches

At a starting price of $1.5+ million, Chuan Park can be said to be attractive in today’s market.

The closest in price to Chuan Park now for 2 bedders that’s also close to the MRT is Hillock Green.

While both locations offer different things, District 19 is certainly more mature than the Lentor Area given the numerous malls around. Of course, we can’t ignore that the mall in Lentor Modern would be useful, but residents of Chuan Park would have a greater variety of places to visit nearby rather than be restricted to one mall.

Moreover, Chuan Park has got 5 primary schools within a 1km radius based on OneMap’s data:

• St. Gabriel’s Primary School
• Yangzheng Primary School
• CHIJ Our Lady of the Nativity Primary School
• Ai Tong School
• Catholic High School

In comparison, condos in the Lentor area would be within 1km of just 1 school based on what we can see on OneMap – Anderson Primary.

This is an important factor for families in which Chuan Park caters.

Nava Grove is also an attractive option for small families. It is in a completely different location and it’s not near an MRT, but if you’re a small family with a car looking at a more affordable option with upside potential, then Nava Grove does have competitive pricing in the area. Like Chuan Park, Nava Grove doesn’t have much of a resale comparison too and it’s priced well against its main competitor, Pinetree Hill. The only issue is the uncertainty of Henry Park Primary within the 1 km radius.

Compared to other 3-bedroom new launches

There aren’t many options below $2 million dollars for a 3 bedroom condo. So far, the 3 ECs top the list as expected. Next is The Shorefront which is very remote and not comparable at all to Chuan Park.

The next new launch that’s close to an MRT is The Myst, which is about a 5-minute walk to Cashew MRT (Downtown Line). Today, you can buy a 3-bedroom at $1.891 million which is attractive in the new launch context.

However, it’s again in a very different location. The median $PSF for resale transactions in 2024 around Cashew MRT was $1,488 psf. For Lorong Chuan MRT, the median $PSF for resale transactions around was $1,712, making it 15% more expensive.

Another option is Bartley Vue. This development has 115 units and a good mix of 2 to 4 bedroom units. It’s got a 30m lap pool, a children’s pool and a playground. It is also quite different as it’s not a mega-development like Chuan Park, thus it has fewer facilities. There are also more “newer” developments in the area, unlike Chuan Park. Bartley Vue is up against other more modern developments like The Gazania (2022), Botanique at Bartley (2019), Bartley Residences (2016) and Bartley Ridge (2015).

Its current price is fair considering it’s close to the MRT. It’s also quite comparable to Chuan Park since it’s on the same line. However, Chuan Park is much bigger and has fewer resale comparables, so it’ll likely stand out more in that area compared to Bartley Vue. For this reason, we do think that Chuan Park is more attractive.

Compared to other 4-bedroom new launches

The 4 bedroom price also makes sense here given it’s right next to the MRT. Again, it’s priced more than The Myst for the reasons mentioned above.

Expectedly, Grand Dunman is more expensive as it has fewer remaining units – and the $3,311,000 price tag is for a 1st-floor unit for the compact 4 bedder. It’s a 2-minute walk to Dakota MRT which is on the same line but nearer to the CBD than Lorong Chuan MRT, thus explaining the higher price.

It’s also considered to be a city fringe (RCR) and a mega development, housing 1,008 units. In this sense, it’s quite similar to Chuan Park.

However, while Grand Dunman’s 4 bedroom costs more, it is slightly smaller at 1,292 sq ft. Chuan Park starts at 1,335 sq ft which is slightly bigger.

Here’s a look at the 1,292 compact 4-bedroom at Grand Dunman:

Coming in, there’s a small foyer area, a kitchen, a yard, a WC and a household shelter. The rest of the layout is pretty standard, though the dining area looks a little tight.

Now here’s Chuan Park’s smallest 4-bedroom:

Looking at the floor plans, Grand Dunman seems to have a more practical layout. The yard and WC can be quite important for families. The household shelter can also double up as a pantry area to expand the kitchen. This could also contribute to the higher pricing that Grand Dunman is asking for.

Thus from the existing table, we can see that the entry prices of Chuan Park is quite fair in the new launch market for a 4-bedder.

Compared to other 5-bedroom new launches

It’s the same pattern for the 5-bedroom unit. Chuan Park’s 5 bedroom is 1,550 sq ft in size and starts at $3.7+ million. If we compare it to Grand Dunman, you’ll find that it’s about 7% cheaper. However, there are some differences to note. First and more obviously, Grand Dunman is closer to the CBD which we’ve mentioned. However, its layout is also slightly different:

First off, there’s a private lift which brings a higher level of privacy and exclusivity to the unit. For 7% more and being closer to the CBD, this is pretty good. Having a private lift does provide another status of “luxury”, something that buyers of 5 bedroom units could be interested in.

Next, 3 out of 4 of the common bedrooms are ensuite, and 1 of the common bedroom has one just outside, making it very convenient for all residents. The living area is also very wide.

Here’s the 5-bedroom at Chuan Park:

The 5-bedroom doesn’t have a private lift. In this sense, the developers have chosen to sacrifice “luxurious living” for greater affordability. Other ways of making a unit luxurious could be in the increase of ceiling height, bedroom sizes, and kitchen/bathroom sizes. But all this comes at a greater cost.

Whether or not this makes sense depends on the target audience. Chuan Park is located in an area surrounded by many landed homes. However, if we look at the median landed home prices by district in 2024, you’ll see that D19 landed home prices are just below the median landed home prices:

This price is close to the estimated starting price of a 5 bedroom unit. Considering this, a homeowner cashing out a fully paid landed home can easily purchase a 5-bedroom here without taking on additional loans. In some sense, if the 5-bedroom were more luxurious, it could alienate its target audience. These could include older folks who are asset-rich but cash-poor and want to keep the family together, but don’t wish to put up the cash to do renovation works.

Of course, luxury is one thing, but when it comes to practicality, we can’t say that Chuan Park stands out either. 3 of the bedrooms in Chuan Park have to share 1 bathroom. This is unlike in Grand Dunman where the bathroom to bedroom ratio isn’t as low.

For someone looking to buy a 5-bedroom unit, this 7% difference in price may not matter much especially if we consider those moving in from landed homes nearby.

If we look at The Myst, the 5-bedroom now goes for $3.18 million and it’s on the 2nd floor:

In terms of layout, this more closely matches what Chuan Park has to offer. It doesn’t have a private lift either and 3 common bedrooms have to share 1 bathroom. The dining and living space is combined though, so there are flexible configurations here.

Again, The Myst is in a different location, so its 15% discount compared to Chuan Park makes sense. However, those looking to stay near the MRT but aren’t particular about which MRT it is may find this to be more enticing. After all, it is a $500,000+ difference.

So overall when it comes to new launches, the pricing seems to be fair. It’s priced in such a way that you have options – whether your budget is lower or higher.

We earlier mentioned that Chuan Park’s success hinges on it being a viable condo for families looking to buy a 2 or 3 bedder. When compared to resale condos in the area, Chuan Park does stand out due to its location next to the MRT. Its age stands out among condos in the area as it’s already 10 years newer than the newest condo around. Plus older condos in the area have a larger floor plate, making its quantum more expensive.

In the new launch market, buyers will find that Chuan Park is in line with what the market is priced at now. There are more affordable options if you’re willing to sacrifice being near the MRT, or don’t mind just being in a different location. However, we note that the 4 and 5-bedroom units aren’t as attractive as those in Grand Dunman, and The Myst offers a much lower price point of over $500,000 for a similar layout while still being within walking distance of an MRT.

While we are able to conduct our analysis by looking at the data, it’s still important to consider the actual price at launch and their price disparity. We hope that our analysis will help you in your decision-making. If you’d like to get in touch for a more in-depth consultation, you can do so here.

Conclusion: Should You Buy Chuan Park?

Chuan Park offers a compelling proposition for families seeking a modern and convenient living experience in a tranquil and well-connected location. Its proximity to the Lorong Chuan MRT station, diverse range of amenities, and family-oriented facilities make it an attractive option. While its pricing is competitive in the current market, buyers should consider their individual needs and priorities when making their decision. If you're looking for a condo with a large number of units, a wide range of facilities, and a convenient location, Chuan Park might be a good choice for you. However, if you prioritize a specific layout or luxurious features, other new launches might be more suitable.