Chencharu Close D27 OCR Yishun Singapore Condo 2026
Chencharu Close D27 OCR: Evia, Gamuda, Ho Lee, 875 units from S$1,500 psf. Khatib MRT hub, hawker centre, 2026 launch review.
By Invest Singapore Editorial · Updated June 18, 2026 · 9 min read
Quick answer: Chencharu Close is a mixed-use private condominium by Evia Real Estate, Gamuda Land, and Ho Lee Group in Yishun / Chencharu (D27, OCR). Indicative pricing from S$1,200,000 (about S$1,500 psf on 800 sq ft). 99-year leasehold tenure; status: 2026 launch beside Khatib MRT with integrated bus interchange and hawker centre. Use this review to compare entry psf, rental demand, and ABSD impact before booking.
Chencharu Close anchors the new Chencharu housing precinct within Singapore’s OCR planning band in northern Yishun. The development sits in D27, where the September 2025 government land sale marked the first private housing component in a 70-hectare masterplanned estate. Whether you are upgrading from an HDB flat, adding a second property, or buying from overseas, the decision starts with whether entry psf still leaves room relative to nearby resale comparables such as The Wisteria and North Park Residences.
For launch mechanics, payment stages, and balloting context, see our Singapore new launch condo guide 2026. For portfolio-level ABSD, financing, and hold-period planning, use the Singapore property investment guide. Foreign buyers should also read the ABSD guide and foreign buyer checklist before booking.
About Chencharu Close
Chencharu Close is a mixed-use private condominium developed by a consortium of Evia Real Estate, Gamuda Land, and Ho Lee Group. The project comprises approximately 875 residential units on 99-year leasehold land in D27, integrated with about 135,627 square feet of commercial space, a bus interchange, and a hawker centre. URA awarded the 317,000 square foot site at S$1.01 billion, or S$980 per square foot per plot ratio, in September 2025.
Marketing status as of June 2026: 2026 launch following showflat preview planning. Expected completion is around 2029 to 2030, subject to construction progress, hub integration works, and regulatory approvals including Sembawang Air Base height and visual control requirements.
The developer positions Chencharu Close for HDB upgraders in Yishun and Sembawang who want private housing with transport-hub convenience. Evia and Gamuda previously partnered on Gem Residences in Toa Payoh and Ola executive condo in Sengkang, giving buyers some track record visibility, while Ho Lee adds local construction depth.
Unit mixes typically span compact two-bedroom layouts suitable for investor landlords through larger three- and four-bedroom formats that attract family upgraders from nearby HDB blocks in the Chencharu and Khatib belt.
Location-wise, Yishun / Chencharu benefits from Khatib MRT on the North-South Line, the upcoming North-South Corridor, and the new Chencharu precinct vision of roughly 10,000 homes by 2040. These factors feed both owner-occupier demand and rental depth, which matters if you are underwriting a five- to eight-year hold rather than pure end-user use.
For sub-market context, read our District 27 Yishun property guide.
Unit mix and indicative pricing
Indicative pricing bands below translate launch psf guidance into approximate absolute prices using typical sizes. Always request the authorised price list on booking day because stack, facing, and floor premiums can move effective psf by 8 to 15 percent within the same bedroom type.
| Bedroom type | Typical size (sq ft) | Indicative psf (S$) | Indicative price from (S$) |
|---|---|---|---|
| 2-bedroom | 800 | 1,500 to 1,650 | 1,200,000 |
| 3-bedroom | 950 | 1,550 to 1,750 | 1,472,500 |
| 4-bedroom | 1150 | 1,600 to 1,800 | 1,840,000 |
| Cost item | Indicative range (S$) | Notes |
|---|---|---|
| Booking fee | 5% of purchase price | Usually cheque or paynow; refundable within OTP period if terms allow |
| BSD / ABSD | Depends on profile | Foreign and second-property buyers pay higher ABSD tiers |
| Legal fees | 2,500 to 4,500 | Conveyancing plus mortgage documentation |
| Maintenance (monthly) | 250 to 380 | Varies with unit size; integrated hub may add strata complexity |
| Nearby benchmark | Approx. psf (S$) | Comment |
|---|---|---|
| Chencharu Close (launch guide) | 1,500 to 1,800 | OCR new launch with hub premium for integrated amenities |
| D27 resale condos (2025 to 26) | 1,280 to 1,620 | Older stock such as The Wisteria may trade lower psf |
| North Park Residences (2018) | 1,350 to 1,550 | Closest recent OCR comp near Yishun MRT belt |
Location and connectivity
Chencharu Close sits about 500 metres from Khatib MRT on the North-South Line in D27. One stop south reaches Yishun interchange and Northpoint City; northbound access connects to Sembawang and the Johor causeway corridor for cross-border workers.
Daily amenities will cluster within the development itself: bus interchange, hawker centre, and retail podium reduce reliance on distant malls for daily needs. Existing facilities include Yishun Stadium, Yishun Sports Centre, and Lower Seletar Reservoir Park within comfortable reach.
School options nearby include Peiying Primary, Chung Cheng High School (Yishun), Naval Base Primary and Secondary, Orchid Park Secondary, and Yishun Innova Junior College. For families, school proximity within one to two kilometres often drives resale liquidity more than a marginal psf discount at launch.
Investors should map tenant demand: northern OCR tenants prioritise MRT access and affordable absolute rents versus central projects. Two-bedroom layouts lease faster but at lower gross yields than larger units. If you rely on rental income, underwrite void periods and furnishing costs rather than assuming full-year occupancy at headline asking rents.
Read our District 27 Yishun property guide for broader connectivity, Sembawang Air Base planning constraints, and North-South Corridor completion timelines.
Investment angles and rental outlook
Chencharu Close offers first-mover advantage as the inaugural private launch in the Chencharu precinct. PropNex noted no new condo launches near the site since The Estuary in 2010, creating pent-up HDB upgrader demand in an established town with strong amenity depth.
The S$980 psf ppr land rate sits below recent OCR benchmarks partly because the developer must design and build the hawker centre and bus interchange, with costs reimbursed later. That complexity caps land bids but can still translate to competitive launch psf if sales volume is strong across 875 units.
Compare Chencharu Close against other 2026 OCR launches before you anchor on a single showflat narrative. Entry psf is only half the equation; the other half is how quickly Yishun absorbs nearly 900 new private units when public housing supply also ramps up in the same precinct.
Use the property investment guide to model ABSD, LTV limits, and hold-period exit scenarios. Large-project buyers should stress-test exit liquidity: 875 units at TOP creates simultaneous resale and rental competition unless occupancy demand keeps pace.
Advantages and disadvantages
| Advantages | Disadvantages |
|---|---|
| First private launch in new Chencharu precinct | Large 875-unit supply at TOP |
| Integrated bus interchange and hawker centre | Sembawang Air Base height and noise constraints |
| Khatib MRT within five-minute walk | Hub build-out adds construction complexity |
| Pent-up Yishun upgrader demand | OCR psf ceiling lower than RCR or CCR |
| Evia and Gamuda prior joint-venture track record | Aircraft noise may affect certain stacks |
| North-South Corridor improves northern connectivity | Competing HDB BTO supply in same precinct |
Risks, red flags, and what to verify
Treat every new launch as a structured diligence exercise, not a same-day emotional booking. Priority checks for Chencharu Close:
- Price list versus URA transacts: Compare launch psf to recent D27 caveats; ask your agent for a three-kilometre comp table dated within 90 days.
- Developer delivery: Review Evia Real Estate, Gamuda Land, and Ho Lee Group’s prior TOP delays and defect rectification scores on public records where applicable.
- Financing buffer: Stress-test mortgage payments at plus 1 percent interest and 75 percent LTV for first property; confirm TDSR headroom if you hold other loans.
- Supply pipeline: Map HDB BTO and other OCR launches completing near your expected TOP; overlapping waves can pressure rents.
- ABSD and eligibility: Foreign buyers should confirm ABSD tier and whether decoupling or trust structures are in scope with a licensed tax adviser.
- Air base constraints: Ask whether a noise study was conducted and which stacks face visual or height restrictions per tender conditions.
Insider tip: Prioritise stacks with clear MRT walking paths and away from bus interchange exhaust zones. Integrated hubs add convenience but ground-floor retail and interchange adjacency can mean noise premiums on otherwise attractive psf.
Who this project fits
Owner-occupiers: HDB upgraders in Yishun and Sembawang who plan to occupy through TOP and hold five plus years, valuing hawker centre and MRT hub convenience.
Investors: Buyers seeking OCR yield exposure with lower absolute tickets, comfortable holding through construction and prepared for post-TOP competition across a large unit count.
Ill-suited profiles: Buyers expecting CCR-style capital appreciation, or investors who cannot tolerate aircraft noise risk without visiting the site at multiple times of day.
Area guide: District 27 Yishun property. Launch mechanics: Singapore new launch condo guide 2026.
Buyer decision framework
| Step | Action | Outcome |
|---|---|---|
| 1 | Set maximum all-in budget incl. ABSD and stamp duty | Clear price ceiling before showflat visit |
| 2 | Compare three competing OCR launches | Relative psf and hub value |
| 3 | Model rental yield at 85% occupancy | Net return after maintenance and tax |
| 4 | Book only after OTP legal review | Avoid non-refundable mistakes |
| 5 | Plan exit at TOP plus 24 months | Realistic liquidity window |
Frequently Asked Questions
Analysts project indicative entry between S$1,500 and S$1,700 psf given the S$980 psf ppr land rate and integrated hub costs, translating to roughly S$1,200,000 on a compact two-bedroom. Request the authorised price list before booking.
A consortium of Evia Real Estate, Gamuda Land, and Ho Lee Group won the URA tender at S$1.01 billion, or S$980 psf ppr, in September 2025. Review the developer track record before committing a booking fee.
Chencharu Close sits on 99-year leasehold land in D27 (OCR). Tenure affects long-term land-bank value, financing terms, and how the asset competes at resale against newer leasehold stock.
Marketing points to a 2026 launch with completion around 2029 to 2030, subject to construction progress and integrated hub build-out. Verify the licensed surveyor certificate and TOP timeline in your OTP.
Foreign buyers may purchase private condo units subject to ABSD tiers. Run ABSD and financing checks early using our foreign buyer workflow before paying a booking fee.
Investment merit depends on entry psf versus recent D27 transacts, rental depth near Khatib MRT, and your hold period. Compare against alternate OCR launches and stress-test exit liquidity before you assume appreciation.
Resale liquidity and investor hold-period notes
Chencharu Close sits in Yishun / Chencharu (D27, OCR). URA recorded 26,492 private residential sales in 2025 with median rent near S$5.13 psf city-wide; use project-specific leases when underwriting, not brochure gross yield alone.
| Hold horizon | Typical investor focus | Cost lines to model |
|---|---|---|
| 3 to 5 years | Exit before SSD ladder bites | Entry ABSD/BSD, agent 2%, legal, SSD if applicable |
| 5 to 10 years | Rental carry plus moderate appreciation | Maintenance, property tax, vacancy, agent renewal |
| 10+ years | Legacy or relocation asset | Tenure decay on 99-year stock, MCST reserve fund |
Foreign buyers at 60% ABSD must stress-test all-in cost against net rent, not launch psf alone. FTA-eligible US or Swiss first-property buyers should model remission separately using our FTA ABSD remission guide.
Compare OCR benchmarks in CCR vs RCR vs OCR guide and northern town context in District 27 Yishun property guide. Entry from S$1,200,000; verify authorised price list on booking day because stack and floor premiums move effective psf materially.
Developer context: Evia Real Estate, Gamuda Land, and Ho Lee Group delivery history matters for progressive payment confidence and defect rectification after TOP, especially given integrated hub obligations. Request past project TOP dates and MCST handover quality before paying a non-refundable booking fee.
Red flags before booking: showflat rent claims without executed leases; maintenance fee not disclosed for mixed-use strata; ABSD cash not reserved for Day 14 e-Stamping; ignoring aircraft noise without a site visit; or purchase driven by first-mover hype rather than spreadsheet hurdle rate.
Frequently Asked Questions
Analysts project indicative entry between S$1,500 and S$1,700 psf given the S$980 psf ppr land rate and integrated hub costs, translating to roughly S$1,200,000 on a compact two-bedroom. Request the authorised price list before booking.
A consortium of Evia Real Estate, Gamuda Land, and Ho Lee Group won the URA tender at S$1.01 billion, or S$980 psf ppr, in September 2025. Review the developer track record before committing a booking fee.
Chencharu Close sits on 99-year leasehold land in D27 (OCR). Tenure affects long-term land-bank value, financing terms, and how the asset competes at resale against newer leasehold stock.
Marketing points to a 2026 launch with completion around 2029 to 2030, subject to construction progress and integrated hub build-out. Verify the licensed surveyor certificate and TOP timeline in your OTP.
Foreign buyers may purchase private condo units subject to ABSD tiers. Run ABSD and financing checks early using our foreign buyer workflow before paying a booking fee.
Investment merit depends on entry psf versus recent D27 transacts, rental depth near Khatib MRT, and your hold period. Compare against alternate OCR launches and stress-test exit liquidity before you assume appreciation.
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