On Sunday, 10 November 2024, Chuan Park sold 696 of its 916 homes in a single weekend — 76% of the project — at an average of $2,579 psf. It was the best-performing weekend launch of 2024 and the quickest-selling large project since J Gateway back in 2013.

That result was not an accident of marketing. It was the market reading a set of fundamentals that are unusually hard to replicate: a 400,000 sq ft site sitting directly beside an MRT station, inside a District 19 pocket that is overwhelmingly landed housing, on land that Kingsford secured through a collective sale in a very different pricing cycle.

Nearly two years on, the project is at 97.9% sold with 19 homes left. For the buyers still circling, the question has shifted from “is this worth entering” to “is there still something here that suits me, and what happens to the value when the last unit goes.”

Chuan Park occupies 37,215.6 sqm — roughly 400,584 sq ft — at Lorong Chuan.

• 916 residential units plus 2 commercial shop units across five blocks, on a 37,215.6 sqm site in the Serangoon precinct of District 19.
• Directly beside Lorong Chuan MRT station on the Circle Line — a one-minute walk per the developer’s brochure.
• Central Expressway roughly 3 minutes away and the Pan Island Expressway around 8 minutes, opening up both the city and the north-east.
• One MRT stop to Serangoon interchange, NEX mall and Serangoon Bus Interchange.
• Minutes’ drive to Serangoon Gardens, Chomp Chomp Food Centre and myVillage.
• Deep education catchment including St. Gabriel’s Primary and Secondary, Yangzheng Primary, Zhonghua Secondary, Nanyang Junior College, Australian International School and Brighton College Singapore.
• 99-year leasehold with effect from 25 July 2024 — the lease clock started recently, which matters for financing and for eventual resale.
• Expected vacant possession 30 September 2028.

Artist’s impression. Actual development may differ.

Chuan Park’s single strongest attribute is one you can verify by walking it. Lorong Chuan station (CC14) on the Circle Line sits immediately beside the site — the developer’s brochure puts it at a one-minute walk, and the site plan shows the station entrance directly across from the development’s frontage.

The Circle Line is an orbital route, which means it does something the radial lines do not: it connects you sideways across the island without pushing you through the city centre first. From Lorong Chuan you reach Bishan in one stop for the North-South Line, Serangoon in one stop for the North East Line and NEX, Paya Lebar in five stops for the East-West Line, and Dhoby Ghaut in seven.

For drivers, the Central Expressway entrance is roughly three minutes away and the Pan Island Expressway around eight. Braddell Road and Upper Serangoon Road handle the local trips.

Circle Line connectivity from Lorong Chuan station.

Expressway access from Lorong Chuan.

The site is ringed by low-rise landed estate, which is what produces the open upper-floor outlook.

The Serangoon and Bishan belt is one of the denser education catchments in Singapore, and it is a large part of why Chuan Park’s 3-, 4- and 5-bedroom stacks cleared as quickly as they did.

Primary schools in the immediate area include St. Gabriel’s Primary School and Yangzheng Primary School, with Zhonghua Primary School and CHIJ Our Lady of Good Counsel in the wider surrounding area.

Secondary schools nearby include St. Gabriel’s Secondary School, Zhonghua Secondary School, Peicai Secondary School and Kuo Chuan Presbyterian Secondary School, with Raffles Institution and Raffles Girls’ School within the broader Bishan catchment.

Junior colleges and international schools include Nanyang Junior College, St. Andrew’s Junior College, Australian International School Singapore and Brighton College Singapore, all within a short drive.

The education catchment around Lorong Chuan.

NEX is one stop away and is among the largest suburban malls in Singapore — anchor supermarkets, cinema, department store, the full range. It also sits on top of Serangoon Bus Interchange, which makes it the default errand run for the whole precinct.

Closer to home, NTP+ at New Tech Park on Lorong Chuan itself has grown into a genuine neighbourhood destination, with a strong independent cafe and restaurant mix rather than the usual chain roster. myVillage at Serangoon Garden covers groceries and services with a quieter, more local character.

And then there is Chomp Chomp. Serangoon Gardens’ hawker centre is a five-minute drive and remains one of the better-known evening food destinations on the island — satay, hokkien mee, BBQ stingray, the whole institution. For residents, the practical effect is that you rarely need to leave the north-east to eat well.

Retail and dining options around the development.

The road opened around 1964 to 1965, running through what was then farmland and kampung. Lorong is Malay for a lane or alley; Chuan means fountain in Hokkien, a name chosen for its association with wealth and flowing prosperity.

It runs roughly two kilometres, from Braddell Road in the south to Serangoon Garden Way in the north, linking Boundary Road and Ang Mo Kio Avenue 1 along the way. Drive five minutes from Chuan Park to the far end and you arrive in Serangoon Gardens.

What makes the street commercially interesting is what did not happen to it. Lorong Chuan never got redeveloped at density. It stayed landed — good-class bungalow plots, semi-detached and terrace housing — with only a handful of condominiums along the entire stretch, most of them decades old. That is the scarcity argument, and unlike most scarcity arguments in Singapore property, it is visible from the road.

Lorong Chuan, from Braddell Road to Serangoon Garden Way.