If you live in the north, you’ve probably noticed the cranes around Khatib. A whole new neighbourhood called Chencharu is taking shape on the edge of Yishun, with new BTO flats, a new park and, right in the middle of it all, a new private development.
That development is Chencharu Central Residences. It has 875 homes across 11 blocks, built by Evia Real Estate, Gamuda Land and Ho Lee Group, and it’s due to launch around January to February 2027. What makes it different is what sits underneath. The homes are stacked above an air-conditioned bus interchange, a 40-stall hawker centre, a supermarket and shops.
The developers won the land in September 2025 with a bid of about S$1.01 billion, according to HDB’s tender results. That works out to roughly S$980 for every square foot of floor space they’re allowed to build, before a single brick is laid. It’s a useful number to keep in mind when the launch prices come out.
New launches like this one always create a buzz, and a bus interchange downstairs sounds very convenient on paper. But after more than two decades in property, I’ve learnt that there’s no perfect property. So before I talk about the development itself, I always start with one question for the family in front of me. Why do you want to make this move? Upgrading from an HDB flat nearby is a very different decision from buying as an investment.
In this review, I’ll walk you through Chencharu Central Residences the way I’d walk a client through it. We’ll look at the location, the development, the layouts and the numbers. Most importantly, I’ll tell you why I might buy here, and why I might not.
Chencharu Central Residences at a Glance
Chencharu Central Residences sits along Chencharu Close in Yishun (District 27), a short walk from Khatib MRT station. It’s a joint project by Evia Real Estate, Gamuda Land and Ho Lee Group, designed by P&T Consultants.
It’s what’s called an integrated, or mixed-use development. In plain words, the homes sit on top, and everyday public spaces sit underneath. Here, that means an air-conditioned bus interchange, a 40-stall hawker centre, a supermarket and about 12,600 sqm of shops and food outlets, all directly below the 875 homes. The developers say Khatib MRT is about a six-minute sheltered walk away.
What types of homes are there?
There’s a wide spread, from compact two-bedroom units for couples to five-bedroom homes for bigger families.
Two things stand out to me. First, almost half the homes (395 of 875) are three-bedroom units, so this is clearly built with young families in mind. Second, the sizes are compact, which is typical of new launches today. A five-bedroom here is around the size of an older four-bedroom condo, so it’s worth checking how the space is used, not just counting the rooms.
Prices haven’t been released yet. I’ll cover what the numbers might look like in the price section, using the land cost as a starting point.
The Location and What Daily Life Feels Like
Chencharu Central Residences sits in Yishun, near Khatib MRT station on the North-South Line. If you’ve only ever driven past Khatib on the way to somewhere else, it’s worth a second look. A whole new neighbourhood called Chencharu is being built around it, and this development sits right at its centre.
HDB has already launched several BTO projects in Chencharu. According to HDB’s Chencharu Grove sales brochure, a new east-west community avenue will link a new park to the existing neighbourhood park near Khatib MRT. Chencharu Central Residences is the “integrated development” along that avenue, with the new bus interchange, hawker centre and shops built into it.
So you wouldn’t just be buying a condo. You’d be buying into the heart of a brand-new town, right from the start.
What’s Nearby
Here’s what you’ll find within easy reach, based on the developers’ information.
- Khatib MRT. About a six-minute sheltered walk away, according to the developers, with direct trains into town on the North-South Line.
- Schools. Peiying Primary School and Naval Base Secondary School are both in the area.
- Parks and nature. Yishun Park and Lower Seletar Reservoir, for morning runs, cycling or a slow walk with the kids after dinner.
- Sports. HomeTeamNS Khatib, plus Yishun Sports Hall and Stadium.
- Everyday needs. The hawker centre, supermarket and shops sit directly below the homes.
For a young family, this setup could make weekday life a lot easier. Dinner is a lift ride away, the bus home ends right under your block, and the supermarket run doesn’t need the car. After over two decades of rushing between viewings, I can tell you that small conveniences like these are what give you back your evenings.
The north also has a calmer, greener feel than the city fringe. With the reservoir and parks nearby, it’s the kind of place where kids can still ride their bikes on a weekend.
But!
Every location comes with trade-offs, and this one is no different.
It’s a longer trip into town. If you work in the CBD, the North-South Line takes you there directly, but it’s still a fair ride from Khatib. Try the commute at rush hour before you decide.
Living above a hub has two sides. A bus interchange and a busy hawker centre downstairs are very convenient. They also bring crowds, buses and noise. If you value peace and quiet, ask which blocks and stacks sit furthest from the interchange.
The neighbourhood is still being built. Chencharu is a new town in the making, so expect construction around you for a few years as the BTO projects and parks are completed. The upside is that the area should only get better from here. The downside is the dust and noise in the meantime.
So the real question is how you live day to day. If your life revolves around school runs, family dinners and getting home quickly, this location works hard for you. If you need to be in town every day, or you love a quiet street, think carefully about which unit you choose, or whether this is the right fit at all.
In-Depth Analysis
As I always say, there’s no perfect property. Here’s how I see Chencharu Central Residences, both ways.
Why I Might NOT Buy
1. We don’t know the price yet
This is the big one. As I write this in November 2026, no prices have been released. The developers paid about S$1.01 billion for the land, which works out to about $980 per square foot. Add construction, financing and profit on top, and the launch price will be a good deal higher than that.
A great location at the wrong price is still the wrong buy. So my advice is simple. Wait for the price list, then compare it with what nearby condos have actually sold for. If the numbers don’t stack up, it’s fine to walk away.
2. Convenience comes with crowds
A bus interchange and a 40-stall hawker centre downstairs sound wonderful, and on most days they will be. But they also bring buses, queues, noise and the smell of satay at 9 pm. Lovely if you’re hungry, less lovely if you’re a light sleeper. The homes are compact too, so you’ll feel the noise more if your unit faces the busy side.
If noise bothers you, look closely at which blocks and stacks sit furthest from the interchange before you choose.
3. Lots of similar homes, all selling at once
With 875 homes, including 395 three-bedroom units, there will be plenty of near-identical homes on the market when owners start selling. That means more competition, and you may need more patience to get your price. Before I buy any property, I always ask who I’ll sell it to one day. Here, the answer is promising, but you’ll be standing in a longer line.
Why I Might Buy
1. Everyday life, made easier
Most condos promise you’ll be “near” amenities. Here, they’re under your feet. The bus interchange, hawker centre and supermarket sit directly below the homes, and the developers say Khatib MRT is about a six-minute sheltered walk away. For a family juggling school runs, work and ageing parents, that’s real time and energy saved every single day. And homes that make daily life easy tend to stay easy to rent and sell, too.
2. Getting in at the start of a new town
Chencharu is still being built. HDB has launched several BTO projects around it, with a new park and community avenue on the way. Buying at the heart of a town in its early days means you get to watch it grow up around you. There’s a quiet bonus too. In a few years, many of the families in those surrounding flats may be looking to upgrade, and some of them won’t want to leave the neighbourhood they’ve grown to love.
3. A sensible path for HDB upgraders
If you’re upgrading from an HDB flat, a new launch gives you breathing room. You can keep living in your flat while the condo is built, and you pay in stages as construction goes on, rather than all at once.
There’s an important rule to know first, though. Singaporeans who buy a second home pay Additional Buyer’s Stamp Duty (ABSD), the extra stamp duty on top of the usual one. Married couples can get it refunded if they sell their first home within the time IRAS allows, and HDB owners must also have finished their minimum occupation period before buying.
Plan your timeline carefully, and make sure you can comfortably handle both homes for a while. If the sums only work when everything goes perfectly, give yourself more time to build your reserves first.
Wrapping It All Up
So, would I buy Chencharu Central Residences? For the right family, at the right price, it could be a very good fit. But the price list isn’t out yet, and that’s the one piece of the puzzle that matters most.
Who I’d shortlist it for
- Young families who want the bus, the MRT, food and groceries all within a few minutes of home.
- HDB upgraders in the north who’d like to stay close to their parents, schools and the neighbourhood they know.
- Buyers who want to get in early on a brand-new town and are happy to hold for the long term.
- Investors looking for a home that’s easy to rent, thanks to everything downstairs.
Who might do better elsewhere
- Anyone who needs to be in the CBD every day and hates a long commute.
- Light sleepers and anyone who values a quiet street over convenience.
- Buyers who want something they can move into right away. A new launch takes years to complete.
- Anyone who has to stretch to afford it. A home you can’t comfortably hold is not a good deal, however convenient it is. If the numbers feel tight, give yourself time to build up your reserves first. The right property will still be there.
What I’ll be watching for at launch
When the prices come out, I’ll be looking at three things. First, how the price compares with nearby resale condos, based on actual transactions. Second, the three-bedroom premium and three-bedroom + study units, because they’re likely to be the family sweet spot and they make up the biggest share of the development. Third, which stacks face away from the bus interchange, because a quiet unit is worth paying a little more for.
Key dates
Chencharu Central Residences is expected to launch around January to February 2027. Preview dates and prices haven’t been announced yet, and all details are preliminary and subject to change.
Let’s Talk
A new launch always comes with excitement, and it’s easy to get swept up in it. Before you decide, let’s sit down and work out whether Chencharu Central Residences fits your family, your budget and your long-term plans. If it does, great. If it doesn’t, I’ll tell you that too.
After over two decades in the business, my advice hasn’t changed. Before you buy a property, build a strategy.