First mover, trailblazer, pioneer are phrases that have been used to describe a certain competitive advantage that one might perchance garner by being first-to-market. And here again, they are apt in expressing why the new Chencharu Close mixed-use site will likely be a stand-out project when it hits the market.

The plot - zoned for commercial and residential use - is the first government land sales (GLS) site launched for sale in the new Chencharu housing precinct in Yishun. In a tender which closed on 11 September 2025, the site pulled in three bids, with a top bid of $1.01 billion (equivalent to a land rate of $980 psf ppr) tabled by a consortium comprising Evia MCS, Gamuda and H108. The plot can potentially yield 875 new homes and a sizable 13,000 sq m of commercial space. There will also be a bus interchange and a hawker centre at the development.

Chencharu is one of several new housing precincts announced by the government. The new estate will offer about 10,000 new homes by 2040, of which at least 80% will be for public housing. Chencharu is envisioned to be 'A vibrant village, connecting communities and heritage'.

New community focal point

This upcoming mixed-use development is expected to become a focal point of activities and help to anchor the new neighbourhood - drawing in visitors and residents with the commercial offerings. It is anticipated to be popular with homebuyers and investors owing to the allure its mixed-use land zoning. Such projects tend to do be well-received by the market as they offer greater convenience, with the co-location of shops and F&B options on-site.

It will complement existing amenities in the vicinity, such as a neighbourhood park, HomeTeam NS Khatib, as well as the Khatib Central Neighbourhood Centre. The HDB had said there are plans for a new educational institution, and nursing home to cater to the needs of residents across different age groups.

Presently, there are already several schools near the mixed-use site. These include Peiying Primary School, Chung Cheng High School (Yishun), Naval Base Primary and Secondary schools, Orchid Park Secondary School, and Yishun Innova Junior College. It is also a stone's throw to Yishun Stadium, Yishun Sports Centre, and Lower Seletar Reservoir Park.

Of note, the upcoming housing estate in Springleaf - which is not far from Chencharu - may also offer new amenities when it is fully developed. A GLS site zoned for residential with commercial at first storey in Upper Thomson Road (Parcel A) will be launched for tender in June 2025.

As the Chencharu Close plot is located near to the Sembawang Air Base, there are certain planning requirements that the successful tenderer will have to abide with, including building height control, and a need for visual controls at the site to shield the facilities at Sembawang Air Base and Nee Soon Camp from external view, as per the land tender document. If necessary, the successful tenderer should assess if a noise study should be carried out, in view of aircraft noise.

Connectivity

The mixed-use project will be about 500 m from the Khatib MRT station on the North-South Line - one stop to the Yishun integrated transport hub and Northpoint City. It also provides direct access to retail offerings in the heartlands in Ang Mo Kio, Bishan, and Toa Payoh, as well as commercial hubs such as Orchard Road, Raffles Place, and Marina Bay.

Meanwhile, the construction of the North-South Corridor (NSC) will further improve accessibility and connectivity for residents in the northern region to the city. The NSC is expected to be completed in phases from 2027, according to the Land Transport Authority.

Potential pent-up demand

There may potentially be pent-up demand for new private homes in the area. The last condo project launched in Yishun was in 2019 when a boutique development, the 84-unit The Essence hit the market. Hence, it is likely that there could be healthy buying interest for future homes to be built in Chencharu, particularly from owner-occupiers. Prospective buyers may also include HDB upgraders from housing estates in the north, and families who wish to live closer to their parents residing nearby.

About the developer

Evia MCS or Evia Real Estate is a homegrown developer established in 2010, with experience in developing and managing residential, commercial, industrial and logistics properties across Singapore and South Korea. EVIA Real Estate is well-known for its extensive portfolio of Executive Condominiums (EC) in Singapore, including EC projects like Lake Life EC, Heron Bay EC, Watercolours EC and OLA EC.

Gamuda (Singapore) is a subsidiary of Gamuda Berhad, one of the largest regional engineering, property and infrastructure groups based in Malaysia. Gamuda (Singapore) currently focuses on infrastructure design and construction, with major civil contracts with clients like the Land Transport Authority. They have also ventured into the real estate market, with projects like Gem Residences and OLA EC under their belt.

H108 is an entity of Ho Lee Group, a prominent player in the construction industry with diverse experience in building construction, infrastructure development among others. The group began developing properties as early as 2001 and has an extensive portfolio of private properties in Singapore. Notable examples include ECs like Heron Bay EC, Watercolours EC, Lake Life EC, as well as other private projects like Bagnall Haus, Sora, The Arcady, One Sophia, and the upcoming project - The Sen.