District 23 · Choa Chu Kang · OCR
Mi Casa
Choa Chu Kang Avenue 3 · Condominium · 99 yrs lease commencing from 2008
Current PSF
$1,261
-16.5% vs district median
Gross yield
3.3%
median rent $4,200/mo
3-year gain
7.5%
Transactions · 5y
65
9 in last 12 months
Nearest MRT
Yew Tee Mrt Station · 1,537.41m
NSL
Future MRT
Choa Chu Kang West Mrt Station
JRL · 2028
Vs local HDB
+143% premium
HDB median $518 psf
Area income
$9,500/mo median
residential zone
En-bloc potential36 / 100
18 years old · composite of plot use, age, tenure, value gap & size
Lease decay81 years left
worth 91.4%of freehold today (Bala’s Table) · loses ~4.9pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
-1.2%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
6%
PSF dispersion within project
The neighbourhood
P1 ring
South View Primary School 252m · Phase 2C 3.8× balloted · Teck Whye Primary School 666m · Phase 2C 0.2× · Shg Student Care (Teck Whye Primary School) 666m · Chua Chu Kang Primary School 935m · Phase 2C 2.0× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Chua Chu Kang Secondary School · 796m
Food
Senja Hawker Centre · 1.5km
Green
Choa Chu Kang Pk · 631m
Mall
Lot One, Shoppers' Mall · 363m
Health
Choa Chu Kang Polyclinic (polyclinic) · 342m
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 $1,263 psf - 2% above units on floors 1–5 ($1,242 psf).
Price trend average PSF by year
2021
$952
2022
$1,002
+5.3%
2023
$1,166
+16.4%
2024
$1,223
+4.9%
2025
$1,275
+4.3%
2026
$1,253
-1.7%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 2BR | $3,500/mo | $3.04 | 2.9% | 78 |
| 3BR | $4,200/mo | $3.36 | 3.2% | 87 |
| 4BR | $4,500/mo | $3.60 | 3.4% | 41 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Apr 2026 | $2,468,000 | 2,185 | $1,129 | 16-20 |
| Apr 2026 | $1,650,000 | 1,281 | $1,288 | 01-05 |
| Feb 2026 | $1,733,880 | 1,292 | $1,342 | 11-15 |
| Feb 2026 | $1,650,000 | 1,324 | $1,246 | 01-05 |
| Feb 2026 | $1,410,000 | 1,119 | $1,260 | 06-10 |
| Dec 2025 | $1,840,000 | 1,367 | $1,346 | 16-20 |
| Oct 2025 | $1,140,000 | 990 | $1,151 | 01-05 |
| Sept 2025 | $1,688,000 | 1,259 | $1,340 | 11-15 |
| Aug 2025 | $1,230,000 | 990 | $1,242 | 11-15 |
| Jul 2025 | $1,650,000 | 1,238 | $1,333 | 16-20 |
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More in District 23
The HDB blocks next door
The entry point, measured: what the resale flats around Mi Casa actually sell for - this project trades at 2.6× the nearest block’s PSF.