1,180 Potential Homes at Chuan Grove and Stevens: Should Nearby Property Owners Worry?

What URA released on 27 October

URA made two residential Government Land Sales sites available for application on 27 October 2026: Chuan Grove, with an estimated 930 homes, and Plymouth Avenue/Dunearn Road near Stevens, with about 250. That totals approximately 1,180 potential units. But these are Reserve List sites, not confirmed construction projects. Neither had been launched for tender or awarded as at the announcement.

Reserve List versus Confirmed List

URA's site parameters: Chuan Grove covers 31,695.7 sqm, with maximum gross floor area of 79,240 sqm and an estimated 930 homes. The Plymouth Avenue/Dunearn Road former Raffles Town Club site covers 11,387.4 sqm, with maximum GFA of 23,914 sqm and an estimated 250 homes. Both carry 99-year lease terms. Site areas and estimated yields are subject to final processes. Official source: URA release, 27 October 2026, https://www.ura.gov.sg/news/media/pr26-75/.

Chuan Grove versus One Chuan Grove

The Plymouth Avenue/Dunearn Road site is planned for residential use with commercial space on the first storey. The commercial GFA is capped at 2,500 sqm, including a supermarket of at least 1,000 sqm. These planning requirements do not tell us which retailers or what residential prices will eventually emerge.

Serangoon resale competition

What does Reserve List mean? Unlike a Confirmed List site scheduled for tender, a Reserve List site generally needs an acceptable minimum-price application from a developer or sufficient qualifying market interest before the Government triggers a tender. After that, the actual land award, approvals, design, construction and project marketing still need to occur. There is no confirmed launch or completion date for either site. See URA Reserve List procedure: https://www.ura.gov.sg/land-sales/reserve-list-procedure/.

Stevens and Dunearn Road considerations

Chuan Grove should not be confused with the separate One Chuan Grove development on previously sold land. The newly available Chuan Grove Reserve List site is estimated at 930 homes; One Chuan Grove is a different project, associated with around 1,056 homes. Their estimates must not be combined or treated as one development.

Does 1,180 mean oversupply?

Does this threaten resale condominium prices in Serangoon and Lorong Chuan? Not automatically. For an owner planning to sell soon, a site not yet tendered is unlikely to deliver competing completed homes within that immediate window. For a longer holding period, we should watch whether a tender is triggered, what product mix emerges and which buyers could compare it with existing housing.

Sell, hold or buy?

Price your own condominium using recent nearby completed transactions, floor, facing, layout, lease, condition and maintenance cost. Then ask what else a buyer can purchase at the same overall budget. A new project might provide a competing choice in future, but the answer depends on the unit and asking price, not simply a 930-unit headline.

Frequently asked questions

Stevens and Dunearn Road serve a different prospective market. The former Raffles Town Club site may eventually offer a residential development with ground-floor commercial space, but no developer or launch price has been established. A buyer should compare transport convenience, nearby resale quantum, tenure, layout, future supply and ongoing holding costs rather than assuming the planning announcement automatically improves or harms local values.

WhatsApp Jerry

Are 1,180 homes an oversupply event? No such conclusion can be drawn from this announcement. The combined number represents estimated potential capacity on two separate Reserve List sites in different neighbourhoods. It is not 1,180 homes currently launched, sold, being built or nearing completion. The market effects depend on activation, timing, future supply, price positioning and demand.

Jerry's Property Wealth Planning framework: existing owners should test comparable sale prices and intended exit timing; new buyers should consider entry price and future nearby projects; upgraders should calculate usable sale proceeds, CPF refunds, replacement-home cost and holding power; investors should test rent, vacancy, financing and future tenant competition. SELL, BUY or HOLD can all be reasonable depending on the household.

FAQ — Are the 1,180 homes confirmed? No: they are estimated capacity on Reserve List sites. Has Chuan Grove been awarded? Not at the time of URA's 27 October announcement. Is Chuan Grove the same as One Chuan Grove? No. When will the projects launch? There is no confirmed launch date. Should nearby owners sell immediately? Not without a property-specific valuation, financial comparison and an appropriate exit timeline.

GLS news should improve your understanding of a possible future supply path, not rush you into a transaction. The relevant question is whether a future development could overlap with your intended purchase, rental or resale timeline, and whether your particular property remains competitively positioned.

Buying, selling or holding in Serangoon, Lorong Chuan, Stevens or Newton? WhatsApp Jerry Low through jerrylow.sg for a personalised Property Wealth Planning review of comparable prices, affordability, supply timelines and exit strategy. Visit https://jerrylow.sg for more insights. Jerry Low | Huttons Asia Pte Ltd.

Disclaimer: General property-market commentary, not personalised financial or investment advice. Estimated capacities, dates and site details can change. Verify prevailing official information, financing, eligibility and costs before transacting.