CHANCERY GROVE is a 69-year balance leasehold development along CHANCERY LANE in District 11 (Newton / Novena), part of the CCR segment of Singapore's private residential market. The project comprises 33 units and is TOP 1996.
This profile draws on 0 recorded transactions from URA REALIS to frame the project's character: who actually lives here, who buys here, and where the pricing sits relative to immediate alternatives. For the broader district context, see the Singapore price-heatmap map.
The project is in its mature or late-resale phase, where lease tenure (for leasehold stock), redevelopment optionality, and en-bloc potential all start to weigh more on the investment thesis than current rental yield.
Within District 11 (Newton / Novena), the immediate context for CHANCERY GROVE is shaped by the broader URA Master Plan zoning for the area, ongoing or planned infrastructure (MRT extensions, expressway changes, school relocations), and the supply pipeline of nearby launches. See the URA Master Plan 2019 for the precinct-specific land-use overlay before underwriting medium-term capital appreciation.
We track 0 sales and 192 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the CHANCERY GROVE dashboard.
- · CCR · D11 · 33 units
About CHANCERY GROVE
CHANCERY GROVE is a condominium, located at CHANCERY LANE in District 11 (Watten Estate, Novena, Thomson) (Core Central Region), developed by SOUNDLIFE CENTRE (PTE) LTD (FAR EAST ORGANIZATION), comprising 33 residential units, completed in 1996.
With approximately 69 years remaining on its 99-year lease, the property qualifies for full bank financing and CPF usage.
Rental Market Overview
CHANCERY GROVE has recorded 192 rental transactions with monthly rents averaging $6,907/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 192 | $6,907/mo | $5,576/mo | $7,800/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 25 | $6,333/mo |
| 2022 | 35 | $6,557/mo |
| 2023 | 24 | $7,065/mo |
| 2024 | 47 | $7,150/mo |
| 2025 | 43 | $7,087/mo |
| 2026 | 18 | $7,106/mo |
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Competing Condos in District 11
Side-by-side comparison against the most actively traded condos in District 11 (Watten Estate, Novena, Thomson):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| PULLMAN RESIDENCES NEWTON | Freehold | 340 | $3,074 psf | 288 |
| WATTEN HOUSE | Freehold | 180 | $3,236 psf | 179 |
| SOLEIL @ SINARAN | 99 yrs lease commencing from 2006 | 417 | $1,970 psf | 92 |
| PEAK RESIDENCE | Freehold | 90 | $2,489 psf | 90 |
| AMARYLLIS VILLE | 99 yrs lease commencing from 1997 | 311 | $1,903 psf | 72 |
Location Map
Map shows CHANCERY GROVE (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- CHANCERY GROVE
- Mount Pleasant MRT
- Novena MRT
- Newton MRT
- Newton MRT
- Stevens MRT
- St. Joseph'
- New Town Primary School
- Singapore Chinese Girls'
Nearby MRT Stations
CHANCERY GROVE is 510m from Mount Pleasant MRT (Thomson-East Coast Line), with 6 stations within 1.5 km.
Nearby Schools
There are 15 schools within 2 km of CHANCERY GROVE, including 4 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| St. Joseph's Institution | Secondary | 150m |
| New Town Primary School | Primary | 700m |
| Singapore Chinese Girls' School (Primary) | Primary | 750m |
| Anglo-Chinese School (Primary) | Primary | 840m |
| St. Margaret's Primary School | Primary | 1.3 km |
| St. Margaret's Secondary School | Secondary | 1.3 km |
| CHIJ Our Lady Queen of Peace | Primary | 1.4 km |
| St. Anthony's Primary School | Primary | 1.7 km |
| ISS International School (Preston) | International | 1.8 km |
| Nexus International School | International | 1.8 km |
| Kuo Chuan Presbyterian Secondary School | Secondary | 1.8 km |
| Kuo Chuan Presbyterian Primary School | Primary | 1.8 km |
Walking-distance MRT. Mount Pleasant is about 0.51km — within the conventional 10-minute walk threshold most tenants accept. The project benefits from the public-transport premium without the price compression that <500m flagship stations command.
Boutique character. With 33 units, CHANCERY GROVE keeps a low-density character — fewer residents per facility, quieter corridors, more curated common spaces. Suits buyers prioritising unit-interior quality and neighbour proximity over deep facilities breadth.
School-belt proximity. St. Joseph's Institution sits about 0.15km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Lease tenor below 75 years. With roughly 69 years remaining, CPF usage starts to be capped (the 95-year rule reduces utilisation as lease decays), and bank loan tenor compresses correspondingly. The resale buyer pool narrows toward older buyers with shorter horizons.
Thin transaction history. With only 0 recorded sales, comparable-sales analysis is fragile — a single outlier transaction can skew the apparent price level by 5-10%. Triangulate with nearby district comparables rather than rely on within-project averages alone.
[
{
"persona": "Young couple, first home",
"fit_color": "amber",
"reason": "Lease horizon constrains long-hold optionality"
},
{
"persona": "Family with school-age kids",
"fit_color": "green",
"reason": "Nearby schools support MOE registration priority"
},
{
"persona": "CBD commuter",
"fit_color": "green",
"reason": "Walking-distance MRT supports daily commute"
},
{
"persona": "Rental investor (yield-focused)",
"fit_color": "red",
"reason": "Thin transaction history makes underwriting fragile"
},
{
"persona": "Foreign professional (expat)",
"fit_color": "amber",
"reason": "MRT plus mid-size facility suite typically meets expat-tenant criteria"
},
{
"persona": "Long-term hold (10+ yr)",
"fit_color": "amber",
"reason": "Plan exit timing around lease-decay thresholds"
}
]
Composite assessment: CHANCERY GROVE benefits from MRT proximity but the lease horizon or district position requires careful exit-timing planning. Active management of the hold matters more than passive accumulation. 0 transactions in URA REALIS provide the data foundation for this view.
Suggested holding period for most buyer profiles: 5-8 years with monitored exit windows. Cross-reference per-bedroom net yield against district comparables via the compare-tool, model monthly cash-flow with the mortgage calculator, and confirm your effective BSD+ABSD cost using the stamp-duty calculator before finalising. This profile is informational; not a personal investment recommendation.
FAQ
What is the average price for CHANCERY GROVE?
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Is CHANCERY GROVE freehold or leasehold?
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What is the tenure of CHANCERY GROVE?
How does CHANCERY GROVE compare to other projects in the district?
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Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Rental data: 192 lease records analysed
- Gross yield = (avg monthly rent × 12) / avg sale price
Median values used to minimise outlier impact. PSF = price per square foot.
View Live Data for CHANCERY GROVE
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.