District 23 · Choa Chu Kang · OCR
Inz Residence
Choa Chu Kang Avenue 5 · Executive Condominium · 99 yrs lease commencing from 2015
Current PSF
$1,454
-3.8% vs district median
Gross yield
3.3%
median rent $3,900/mo
3-year gain
24.7%
Transactions · 5y
149
35 in last 12 months
Nearest MRT
Bukit Gombak Mrt Station · 2,235.414m
NSL
Future MRT
Choa Chu Kang West Mrt Station
JRL · 2028
Vs local HDB
+181% premium
HDB median $518 psf
Area income
$9,500/mo median
residential zone
En-bloc potential26 / 100
11 years old · composite of plot use, age, tenure, value gap & size
Lease decay88 years left
worth 94.0%of freehold today (Bala’s Table) · loses ~4.0pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
-
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
4%
PSF dispersion within project
The neighbourhood
P1 ring
Chua Chu Kang Primary School 449m · Phase 2C 2.0× balloted · Concord Primary School 730m · Phase 2C 1.1× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Dunearn Secondary School · 1.3km
Green
Pavilion Park Playground · 1.4km
Mall
Keat Hong Shopping Centre · 629m
Health
National Healthcare Group Polyclinics (Tengah Polyclinic) (polyclinic) · 1.5km
Who lives in Choa Chu Kang
Census of Population 2020 · planning-area aggregates · SingStat via data.gov.sg
Residents
192,070
Median age
38 yrs
52% under 40 · getting older
Children 0–9
18,270
▲ 11% since 2015 · future P1 demand
Household size
3.5 avg
Homes
86% HDB
12% condo · 1% landed
Degree holders
28%
residents 15+
Commute
58% transit
20% drive
45 min+ to work
41%
What the record shows
The floor premium
Over the last 3 years, units on the 10th floor and above transacted at a median $1,423 psf - 1% above units on floors 1–5 ($1,414 psf).
Price trend average PSF by year
2021
$1,060
2023
$1,182
+11.5%
2024
$1,402
+18.6%
2025
$1,438
+2.6%
2026
$1,474
+2.5%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 2BR | $3,400/mo | $5.23 | 4.3% | 5 |
| 3BR | $3,800/mo | $4.00 | 3.3% | 37 |
| 4BR | $4,300/mo | $3.74 | 3.1% | 4 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jul 2026 | $1,490,000 | 1,012 | $1,473 | 16-20 |
| Jun 2026 | $1,780,000 | 1,184 | $1,503 | 06-10 |
| Jun 2026 | $1,770,000 | 1,184 | $1,495 | 06-10 |
| May 2026 | $1,770,000 | 1,216 | $1,455 | 01-05 |
| May 2026 | $1,650,000 | 1,109 | $1,488 | 06-10 |
| May 2026 | $1,560,000 | 1,044 | $1,494 | 01-05 |
| May 2026 | $1,558,888 | 1,012 | $1,541 | 11-15 |
| Apr 2026 | $1,575,000 | 1,066 | $1,478 | 01-05 |
| Apr 2026 | $1,308,888 | 883 | $1,483 | 06-10 |
| Apr 2026 | $933,000 | 689 | $1,354 | 06-10 |
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More in District 23
The HDB blocks next door
The entry point, measured: what the resale flats around Inz Residence actually sell for - this project trades at 2.8× the nearest block’s PSF.