One Chuan Grove Land Price: What the Two Plot Bids Tell Buyers

The two plots and what was paid

According to the preliminary project information, the two Chuan Grove plots were acquired as follows:

The buyer in both cases is the joint venture company Chuan Grove Pte Ltd, owned 65% by Sing Holdings and 35% by Sunway Developments. Instead of launching two separate condominiums, the partners are developing the plots together as One Chuan Grove, a single project of 1,056 homes, according to the ERA project highlights.

What psf per plot ratio really measures

Land in Singapore is sold with a permitted gross floor area, set by the plot ratio in the Master Plan. The plot ratio is a multiplier: a site with a plot ratio of three can be built up to three times its land area in floor space.

When analysts quote a land price in "psf ppr", they divide the total price by that maximum buildable floor area. The result tells you how much the developer paid in land cost for every square foot it is allowed to build. It is a more useful comparison than price per square foot of land, because it accounts for how intensively each site can be developed.

So when Plot 1 is described as $1,376 psf ppr, it means that each square foot of permitted floor space carries about $1,376 of land cost before a single brick is laid.

Why the two plots differ

The gap between the plots is $45 psf ppr, or a little over 3%. Since the plots are next to each other, location is not the explanation. According to the ERA project highlights, Plot 1 was awarded in July 2025 after drawing 7 bids, and Plot 2 in September 2025 after 5 bids. Differences of this kind more commonly come from:

• Timing: plots tendered at different times reflect market sentiment and competition at each tender
• Size and shape: a larger or more regular plot may be more efficient to design on
• Tender dynamics: the number of bidders and their strategies can move the winning price

For buyers, the precise reason matters less than the blended figure. Because the plots are developed as one project with shared facilities, the effective land cost across the whole of One Chuan Grove sits between the two quoted rates.

From land cost to selling price

Land is a large part of a developer's cost, but it is far from the whole. A developer's break-even price typically adds:

1. Construction costs, which have risen in recent years and vary with design complexity and facility count
2. Financing costs on land and construction loans during the build period
3. Professional fees for architects, engineers, quantity surveyors and other consultants
4. Marketing and sales costs, including the showflat and agency commissions
5. Statutory charges and taxes linked to development
6. A profit margin to compensate for risk

Adding these layers to the land rate produces a break-even figure well above the land cost alone. The selling price then depends on market positioning: what comparable new and resale homes nearby are achieving, and how the developer reads demand at launch.

One Chuan Grove's facilities programme, which includes glass-panel padel courts, golf simulator bays and a competition-size tennis court, is relevant here too. A richer facilities list adds to construction cost, which in turn feeds into pricing.

What analysts estimate

Analysts' early view, as reported in 2025 (EdgeProp, 99.co), is an average selling price of about $2,700 to $2,800 psf for One Chuan Grove; earlier press estimates put it at $2,600 to $2,750 psf. The nearest market reference is neighbouring Chuan Park, which averaged $2,579 psf on its November 2024 launch weekend, according to EdgeProp.

These figures are best read as a frame, not a forecast. Three points help keep them in perspective:

• An average psf blends many unit types. Smaller units usually carry higher psf rates than larger ones.
• Prices within a project vary by floor, stack and facing, sometimes considerably.
• Market conditions at launch, with the preview on 13 February 2027 and booking on 27 February 2027 per the ERA project highlights, may differ from those when the estimates were made.

How buyers can use the land price

The land price is useful as a reality check. If you see claims of prices that would sit close to the land rate, they are unlikely to be accurate, because the developer's other costs make that uneconomic. Equally, it helps you understand why new launches are generally priced above older resale projects nearby that were built on land bought years earlier.

What the land price cannot tell you is whether a particular unit is good value for you. That depends on layout, facing, your budget and your plans. When the price list is released, compare units of similar size and type, consider the remaining lease against resale alternatives, and look at total price as well as psf.

For more on how launch pricing works, see the price list page. To understand where the project sits in the wider timeline from land award to completion, read our article on the One Chuan Grove launch timeline, and use the mortgage calculator to test your budget.

Key takeaways

• One Chuan Grove sits on two Chuan Grove GLS plots bought for $703.6 million and $623.9 million
• The land rates were $1,376 and $1,331 psf ppr, giving a blended cost between the two
• Land is only one part of the developer's cost; selling prices are typically well above land rates
• Analysts' early view is an average of about $2,700 to $2,800 psf (earlier estimates $2,600 to $2,750 psf), but no developer prices have been released
• Registered contacts will receive the price list as soon as it is published