THE CHUAN is a 81-year balance leasehold development along LORONG CHUAN in District 19 (Hougang / Punggol / Serangoon), part of the OCR segment of Singapore's private residential market. The project comprises 106 units and is TOP 2008.
This profile draws on 24 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.
At roughly 18 years from TOP, THE CHUAN is in mature-resale territory: a clear track record on capital appreciation, defined renovation and refurbishment cycles, and lease-decay considerations starting to enter the picture (if leasehold).
Within District 19 (Hougang / Punggol / Serangoon), the immediate context for THE CHUAN 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 24 sales and 165 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the THE CHUAN dashboard.
- Average sale price: $2,540,370 across 24 transactions
- Estimated gross rental yield: 2.9%
- District 19 PSF ranking: Premium tier (top 9%)
- 999 yrs lease commencing from 1877 · OCR · D19 · 106 units
About THE CHUAN
THE CHUAN is a 999 yrs lease commencing from 1877 condominium, located at LORONG CHUAN in District 19 (Punggol, Hougang, Serangoon Gardens) (Outside Central Region), developed by PEAK RESIDENCE DEVELOPMENT PTE LTD (KHENG LEONG), comprising 106 residential units, completed in 2008.
With approximately 81 years remaining on its 99-year lease, the property qualifies for full bank financing and CPF usage.
Unit Mix Distribution
Transaction data breakdown by bedroom type at THE CHUAN:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 7 | $1,860 psf | $1,742,127 |
| 3 BR | 4 | $1,868 psf | $2,392,500 |
| 4 BR | 13 | $2,056 psf | $3,015,692 |
Sales Market Overview
THE CHUAN has recorded 24 sale transactions with an average transaction price of $2,540,370, ranging from $1,521,000 to $3,458,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 2 | $1,640 psf | $2,170,000 | — |
| 2022 | 8 | $1,748 psf | $2,135,750 | ↑ 6.6% |
| 2023 | 2 | $2,080 psf | $2,759,000 | ↑ 19.0% |
| 2024 | 5 | $2,137 psf | $3,123,600 | ↑ 2.8% |
| 2025 | 3 | $2,129 psf | $2,815,629 | ↓ 0.4% |
| 2026 | 4 | $2,182 psf | $2,490,000 | ↑ 2.5% |
THE CHUAN ranks in the top 9% of condos in District 19 by average PSF.
Compared to the OCR average of $1,550 psf, THE CHUAN trades 27% above the segment benchmark.
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Rental Market Overview
THE CHUAN has recorded 165 rental transactions with monthly rents averaging $6,156/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 1 BR | 1 | $2,000/mo | $2,000/mo | $2,000/mo |
| 2 BR | 33 | $4,411/mo | $2,850/mo | $5,100/mo |
| 3 BR | 93 | $5,951/mo | $3,600/mo | $8,000/mo |
| 4 BR | 38 | $8,282/mo | $5,100/mo | $11,500/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 29 | $5,063/mo |
| 2022 | 40 | $5,969/mo |
| 2023 | 23 | $6,689/mo |
| 2024 | 34 | $6,377/mo |
| 2025 | 28 | $6,754/mo |
| 2026 | 11 | $6,391/mo |
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Investment Analysis
Based on average rents and sale prices, THE CHUAN delivers an estimated gross rental yield of 2.9%. This is below the 3% benchmark, suggesting stronger capital appreciation potential.
Competing Condos in District 19
Side-by-side comparison against the most actively traded condos in District 19 (Punggol, Hougang, Serangoon Gardens):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| CHUAN PARK | 99 yrs lease commencing from 2024 | 916 | $2,596 psf | 860 |
| THE FLORENCE RESIDENCES | 99 yrs lease commencing from 2018 | 1410 | $1,746 psf | 844 |
| RIVERFRONT RESIDENCES | 99 yrs lease commencing from 2018 | 1451 | $1,589 psf | 622 |
| AFFINITY AT SERANGOON | 99 yrs lease commencing from 2018 | 1012 | $1,699 psf | 596 |
| SERANGOON GARDEN ESTATE | Freehold | — | $1,735 psf | 462 |
Location Map
Map shows THE CHUAN (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- THE CHUAN
- Lorong Chuan MRT
- Bishan MRT
- Bishan MRT
- Serangoon MRT
- Serangoon MRT
- Maris Stella High School (Primary)
- Maris Stella High School
- Ai Tong School
Nearby MRT Stations
THE CHUAN is 440m from Lorong Chuan MRT (Circle Line), with 5 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Lorong Chuan | CC14 | Circle Line | 440m |
| Bishan | NS17 | North-South Line | 1.3 km |
| Bishan | CC15 | Circle Line | 1.3 km |
| Serangoon | NE12 | North-East Line | 1.5 km |
| Serangoon | CC13 | Circle Line | 1.5 km |
Nearby Schools
There are 21 schools within 2 km of THE CHUAN, including 2 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Maris Stella High School (Primary) | Primary | 670m |
| Maris Stella High School | Secondary | 670m |
| Ai Tong School | Primary | 1.2 km |
| Yuying Secondary School | Secondary | 1.2 km |
| Guangyang Secondary School | Secondary | 1.4 km |
| De La Salle School | Primary | 1.4 km |
| Bowen Secondary School | Secondary | 1.5 km |
| Stamford Primary School | Primary | 1.6 km |
| Assumption Pathway School | Secondary | 1.6 km |
| First Toa Payoh Primary School | Primary | 1.6 km |
| Catholic High School (Primary) | Primary | 1.7 km |
| Catholic High School | Secondary | 1.7 km |
Adequate lease horizon. Around 81 years of remaining lease keeps CPF eligibility intact and supports standard 30-year loan tenor for most buyer profiles. Within a 5-10 year hold, lease-decay effects are negligible; beyond that, monitor the year-60 threshold for CPF usage caps.
Genuine walk-to-MRT access. Lorong Chuan sits about 0.44km away — true walking distance, not the elastic 800m claim that some listings stretch. For tenants and commuter-owners, this anchors rental demand and supports a steady capital-value floor across cycles.
School-belt proximity. Maris Stella High School (Primary) sits about 0.67km 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-decay clock to monitor. Remaining lease is comfortably above critical CPF thresholds but already in the band where 10-15 year holds materially compress the next buyer's CPF eligibility. Plan exit timing with this in mind rather than assuming open-ended hold optionality.
District supply pipeline. Non-prime districts are more sensitive to GLS pipeline additions; check the URA Master Plan 2019 confirmed and provisional land sales schedule for the immediate 5-year window. New launches at 10-20% lower PSF can compress secondary-market resale velocity for 18-24 months around their launch dates.
[
{
"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: THE CHUAN 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. 24 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 THE CHUAN?
What is the rental yield for THE CHUAN?
Is THE CHUAN freehold or leasehold?
How far is the nearest MRT from THE CHUAN?
What is the tenure of THE CHUAN?
How does THE CHUAN compare to other projects in the district?
What stamp duty applies for a foreign buyer of THE CHUAN?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 24 transactions analysed
- Rental data: 165 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 THE CHUAN
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.