Chencharu Grove BTO Review: 5-Room flats 15 mins from Khatib MRT

For a potential homeowner considering the Chencharu Grove BTO site in Yishun, the decision involves weighing the pros and drawbacks characteristic of a newly developed precinct.

• Standard BTO: Shorter 5-year MOP
• Brand New Estate: Location less accessible
• Short Waiting Time: Under 3 years to key collection

The primary appeal lies in its classification as a Standard HDB flat, which comes with the standard 5-year Minimum Occupation Period (MOP) and minimal resale restrictions, making it an attractive option for first-time buyers seeking flexibility and future capital appreciation.

The affordability of these units, coupled with the inclusion of highly sought-after 5-room flats, positions it well in the competitive market. Furthermore, the estate is slated for completion with a relatively short waiting time (potentially under 3 years for some blocks), offering a quicker route to homeownership than many other BTO projects.

• Address: Bah Soon Pah Road, and Chencharu Link, next to Peiying Primary School
• Total Units: 826
• Unit Types: 2-Room Flexi, 3-Room, 4-Room, 5-Room
• HDB Rental: One Single Room Shared Facilities (SRSF) rental block with 418 units, shared facilities
• Wait Time: 2 Years, 7 Months
• Category: Standard

Launch Prices (October 2025)

• 2-Room: $154,000 - $226,000
• 3-Room: $295,000 - $362,000
• 4-Room: $358,000 - $439,000
• 5-Room: $510,000 - $597,000

Location

Chencharu Grove BTO is set to be conveniently located next to the planned mixed-use Integrated Development - a new bus interchange, hawker centre, and shops.

However, the site is not near the nearest Khatib MRT Station. Residents will rely on a short bus ride or an estimated 15-minute walk to access the train.

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HDB Resale Prices

In terms of HDB resale prices, the outlook is promising, primarily because the estate is categorised as Standard. The more affordable entry price compared to central estates provides a good foundation for potential appreciation once the 5-year MOP is fulfilled, especially since the rare 5-room flats are often in high demand.

The success of the Integrated Development and the maturation of the surrounding estate will be key factors determining the final resale premium.

HDB Rent Prices

For HDB rent prices, the upcoming convenience of the bus interchange and amenities will certainly boost the area’s appeal to tenants, supporting decent rental demand. However, as with all properties in the North, rental yields will likely be competitive with, and generally lower than, those achieved in more centrally located HDB towns. The presence of a dedicated rental block (Single Room Shared Facilities) in the precinct may also introduce a marginal factor for some potential buyers to consider.

Primary Schools

The site is particularly advantageous for families with children due to its proximity to several educational institutions. While the exact 1km radius for primary schools should be checked against your block number, schools like Peiying Primary School are expected to be nearby, offering a strong chance during Phase 2C balloting.

Within the broader vicinity (around 2km), there are numerous secondary and pre-university options, including Chung Cheng High School (Yishun) and Yishun Innova Junior College, providing long-term educational accessibility for families.

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Feng Shui

From a feng shui perspective, general principles suggest positive elements like the abundance of greenery and proximity to the Lower Seletar Reservoir (a body of water), which symbolise growth and vitality.

Buyers should focus on selecting units with optimal orientation, preferably North or South-facing, to minimise exposure to the harsh afternoon sun and ensure a better flow of Qi (energy). Careful attention should also be paid to units facing high-traffic roads or the busiest sections of the new integrated hub to mitigate potential negative energy (Sha Qi).

Food

The food options in the immediate walking vicinity of Chencharu Grove BTO are set to be exceptionally convenient, primarily due to the planned mixed-use Integrated Development located adjacent to the BTO site. This hub is a cornerstone of the new Chencharu estate and will specifically include a new hawker centre and shops.

Otherwise, you can walk to one of the established neighbourhood centres in Khatib and Yishun:

Khatib Central

This existing neighbourhood cluster, which is a very short bus ride away (near Khatib MRT station), is already home to various eateries, coffee shops (kopitiams), and a supermarket. This provides immediate, non-hawker food options for daily needs well before the new hawker centre is complete.

Yishun Park Hawker Centre

Although slightly further and likely requiring a short bus ride, the popular Yishun Park Hawker Centre is easily accessible from the new estate. It offers a wide array of modern and traditional hawker stalls.

Wisteria Mall, Northpoint City

For greater variety, the large shopping malls like Wisteria Mall and the major hub of Northpoint City are a short bus or train journey away, offering an extensive selection of restaurants, cafes, and food courts.

Halal Food

For the Chencharu Grove BTO site, the immediate and most accessible halal food options are concentrated in two main areas: the upcoming Integrated Development (right next to the Chencharu Grove BTO) and the established Khatib neighbourhood.

A short walk (or one to two bus stops) away at the existing Khatib Central and surrounding areas provides access to established halal eateries:

HomeTeamNS Khatib

This complex, which is near Khatib MRT and accessible from Chencharu, is home to several confirmed halal restaurants, including:

• Suki-Suki Thai Hot Pot (Halal Thai Hotpot Buffet)
• Burger King (Halal Fast Food)
• Siam Kitchen (Halal Thai Cuisine)
• Yoshinoya (Halal Japanese Fast Food)

SAFRA Yishun

Located near the area, SAFRA Yishun houses a Halal-certified restaurant, Eatzi Gourmet Steakhouse & Bistro serving Halal western food.

The neighbourhood of Khatib Central features several local food establishments, including food courts and coffee shops, which often host popular halal stalls like those offering Nasi Padang, Roti Prata, Nasi Lemak, and Indian Muslim food such as Mr Teh Tarik Eating House (Halal Food Court, near Yishun Ring Road), and Khatib Foodshop (Food Court).

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