Chencharu Central Residences Review & Analysis: New Launch Near Khatib MRT Station

Chencharu Central Residences Fact Sheet

Who are the Developers of Chencharu Central Residences?

Evia Real Estate, Gamuda Land and Ho Lee Group are the joint developers for Chencharu Central Residences.

The partnership brings together three different areas of development experience.

• Evia Real Estate: A well-established Singapore-based real estate private equity firm with extensive local expertise, particularly in structuring and managing successful Executive Condominium (EC) and residential developments (e.g., Lake Life, Heron Bay, Watercolours, OLÁ).
• Gamuda Land: The property development wing of Malaysian infrastructure giant Gamuda Berhad. They are regionally recognised for master-planning and executing large-scale, self-sustaining integrated townships and eco-developments across Malaysia, Vietnam, the UK, and Australia.
• Ho Lee Group: A home-grown Singapore conglomerate with deep operational roots in main-contractor construction, civil engineering, and property development. They provide strong local building capabilities, supply-chain integration, and project execution experience.

What are the Prices for Chencharu Central Residences?

The official launch prices are not available yet.

But based on its land cost of $980 psf ppr and recent launches in the Outside Central Region, such as Lentor Gardens Residences, Narra Residences, and Tengah Garden Residences, Chencharu Central Residences is likely to launch at $2,100 to $2,200 psf.

The development’s appeal lies in its integration with a bus interchange and commercial amenities. Such integrated developments are popular because they offer everyday living conveniences, which help support prices.

In addition, it is planned as a smart and sustainable housing estate, which will further enhance Chencharu’s long-term liveability.

Where is Chencharu Central Residences Located?

Chencharu Central Residences is located along Chencharu Close in District 27, bounded by Yishun Avenue 1, Yishun Avenue 2 and Sembawang Road.

It is a new precinct within the established Yishun housing estate.

The area currently features a variety of horticulture companies, hydroponic farms and exporters of ornamental freshwater fish.

However, it will be progressively transformed into an approximately 70-ha housing estate with around 10,000 new homes by 2040, with about 80% comprising public housing.

Envisioned to be ‘A Vibrant Village, Connecting Communities and Heritage’, Chencharu will capitalise on its history and heritage while improving its transport nodes. Hence, residents can look forward to distinctive homes, park spaces and a wide array of amenities for a more vibrant, green living experience.

Convenient Transport Connectivity

Residents of Chencharu Central Residences will benefit from convenient access to public transport and major expressways, providing easy connectivity to neighbouring towns and the city centre.

Khatib MRT Station

Khatib MRT Station

Chencharu Central Residences is approximately a 5-minute walk from Khatib MRT Station (NS14) on the North-South Line.

This provides direct rail access towards Orchard Road, Newton, Novena, City Hall and Raffles Place without requiring an MRT transfer.

Khatib MRT station is near two MRT interchanges:

• Ang Mo Kio (North-South/Cross Island Line) - 2 stops (Phase 1 of the Cross Island Line is slated to be completed in 2030).
• Bishan (North-South/Circle Line) - 3 stops.

For residents who commute by public transport, an MRT station within walking distance and an integrated bus interchange at its doorstep will greatly appeal to homebuyers and property investors.

Public Buses

The planned integrated bus interchange is an important component of the Chencharu master plan. Occupying approximately 58,125 sq ft, residents can look forward to both rail and bus connections within the immediate precinct.

A new road named Chencharu Link will run through the precinct from north to south, flanked by housing developments and amenities on both sides. This 400m road will be designated as a bus-only corridor, providing dedicated road space for smoother bus journeys

Major Expressways

Chencharu Central Residences is conveniently located near the Seletar Expressway (SLE) a 4 to 5-minute drive away. The SLE provides direct connectivity to the Tampines Expressway (TPE), offering convenient access to various parts of Singapore.

The upcoming North-South Corridor, expected to open progressively from 2029, is approximately a 3-minute drive from the development. Once completed, it will further improve connectivity between the northern region and the city centre.

Together, these major road networks provide convenient access to key destinations across Singapore, including the Woodlands Regional Centre, the city centre and the East Coast Parkway (ECP).

Shopping Malls, Dining Options and Amenities Nearby

Chencharu Central Residences will enjoy direct access to commercial amenities integrated into the development, such as a hawker centre, retail spaces and bus interchange. This offers residents convenient access to everyday necessities, shopping and transport facilities without having to travel far.

Meanwhile, the wider Khatib, Yishun and northern region provide a wide variety of amenities through existing neighbourhood centres and established shopping destinations. These include:

• Khatib Central: A vibrant heartland commercial cluster packed with 24-hour supermarkets, bakeries, and local coffeeshops located less than 700m away.
• Northpoint City: A massive integrated mega-mall with over 500 retail outlets, a cinema, and diverse dining choices, located one MRT stop from Khatib station.
• Wisteria Mall: A suburban shopping hub offering convenient day-to-day services, a supermarket, retail shops, and casual eateries that is a short bus ride away.
• Canberra Plaza: A neighbourhood centre offering supermarket groceries, food courts, and an outdoor water play area located two MRT stations away.
• Toa Payoh Central: A vibrant heartland town centre with diverse local hawker eats, HDB Hub, supermarkets, essential services, and pedestrianised walkways packed with traditional retail stores located two MRT stations away.
• Bishan Junction 8: A popular suburban shopping mall featuring major retail fashion brands, FairPrice Finest, Golden Village cinemas, diverse casual dining restaurants, and an expansive basement food hall located 3 MRT stations away.

More importantly, the new Chencharu housing precinct is expected to gain additional amenities as new housing is being introduced.

Nature Parks and Recreational Options

Chencharu Central Residences enjoys convenient access to several recreational and nature parks, all within a 3- to 9-minute drive. These include the following:

• Lower Seletar Reservoir Park: It offers expansive waterfront views, a sweeping boardwalk and a public amphitheatre, and is a popular destination for kayaking, dragon boating, fishing, and seaside strolls.
• Springleaf Nature Park: A peaceful green sanctuary along Sungei Seletar, it features well-paved walking trails, observation decks, and scenic footbridges, and is a popular haven for birdwatchers, joggers, and nature walks.
• Yishun Park: Previously a rubber plantation, its dense foliage and mature tropical fruit trees provides shaded walking tracks, multiple playgrounds, and open lawns for recreation.
• Yishun Pond Park: Centred around a tranquil pond and anchored by a distinctive spiral lookout tower, it offers panoramic views of the surrounding areas, waterfront paths, lush landscaping, and fitness amenities.

In addition, the Chencharu master plan will integrate greenery and community spaces through a new central park, a 100m Heritage Trail, and the preservation of colonial-era bungalows adapted for community and recreational activities.

Schools and Educational Institutions Nearby

For families with school-going children, only two primary schools are located within a 1km radius of the development:

• Naval Base Primary School.
• Peiying Primary School.

However, more choices can be found within a 1 to 2km radius:

• Ahmad Ibrahim Primary School.
• Huamin Primary School.
• Jiemin Primary School.
• Northland Primary School.
• Yishun Primary School.

Of the schools above, Northland Primary School is the most popular with a well-regarded academic reputation.

Investment Potential of Chencharu Central Residences

One of Chencharu Central Residences’ appeals is its proximity to Khatib MRT Station on the North-South Line, about a 6-minute walk away. It is also part of a new mixed-use development that includes a bus interchange, hawker centre, and commercial space.

In addition, it is expected to benefit from significant pent-up demand, driven by a decade-long shortage of new private launches nearby and a strong pool of local HDB upgraders.

Key Investment Highlights

• Integrated Convenience: Combines private housing, retail, a hawker centre, and an integrated bus interchange.
• First-Mover Advantage: The first private residential development in Yishun's new Chencharu growth precinct.
• New Homes: Approximately 10,000 homes to be introduced by 2040, with about 80% being public housing.
• Strong Upgrader Demand: Capitalises on a 10-year lack of new private launches in Yishun and strong HDB upgraders’ demand.
• Enhanced Connectivity: Located a 6–minute walk to Khatib MRT and directly connected to the upcoming North-South Corridor.
• Attractive Land Cost: Relatively low land cost of $980 psf ppr compared to recent OCR government land sales (see table below).

Chencharu is also not yet an established private residential enclave. Investors should therefore take a mid- to long-term view, as its investment potential will depend partly on the development of the wider precinct going forward.

Comparative Market Analysis

To gauge the investment potential of Chencharu Central Residences, examining two earlier mixed-use developments in Yishun below will offer useful references (refer to the chart and table):

Comparative Market Analysis: North Park Residences vs The Wisteria

North Park Residences has recorded stronger price appreciation than The Wisteria. One key difference is its direct integration with Yishun MRT, the bus interchange, and Northpoint City, giving residents greater transport and commercial convenience.

Northpoint City is also a major regional shopping centre with more than 400 retail and F&B outlets. By comparison, The Wisteria is not integrated with an MRT station or bus interchange, while its commercial component is considerably smaller.

How Chencharu Central Residences Compares

Chencharu Central Residences shares some characteristics with North Park Residences, particularly its integration with a bus interchange and commercial amenities. However, it is not directly integrated with an MRT station; Khatib MRT is about a 6-minute walk away.

Its commercial scale is also smaller than Northpoint City. Therefore, it should not be viewed as a direct equivalent to North Park Residences.

Future Growth and Risks

The planned development of approximately 10,000 homes in Chencharu by 2040, out of which 80% are expected to be public housing. This could significantly increase future demand for private homes and enliven the precinct.

However, the transformation will take time, and future private housing supply could increase competition, although Chencharu Central Residences will enjoy the first-mover advantage.

PrimeKey Analysis: Chencharu Central Residences Review Rating

The following is Chencharu Central Residences' review rating using our proprietary PrimeKey Analysis framework, showing its overall score and how each of the eight key factors performed:

Development: Chencharu Central Residences

Overall Rating: 4.4 / 5 stars

Verdict: Chencharu Central Residences' investment potential lies in its location in an emerging growth hotspot and its proximity to Khatib MRT Station (about a 6-minute walk). Its estimated 3.95% rental yield, 98-year leasehold tenure and 6,182 HDB/BTO units expected to reach MOP within five years are seen as supporting rental demand and upgrader interest.  The development also benefits from its proximity to a popular-tier primary school within 1km and two upcoming GLS sites within 2km. Planned infrastructure improvements, urban transformation and future amenities may enhance its long-term appeal and capital growth potential. However, investment performance will depend on the pace of Chencharu’s development, the delivery of planned amenities and the impact of future housing supply.

To learn how our PrimeKey Analysis Framework can help you pick the right property to invest in, please refer to our PrimeKey Case Studies.

Chencharu Central Residences PrimeKey Analysis: 8-Factor Review Ratings

Below is a breakdown of how the 8 factors scored.

Overall PrimeKey Score: 35/40 (87.5%) or 4.4 stars.

Chencharu Central Residences Radar Chart

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