District 23 · Choa Chu Kang · OCR
Northvale
Choa Chu Kang Loop · Apartment · 99 yrs lease commencing from 1995
Current PSF
$1,090
-27.9% vs district median
Gross yield
3.8%
median rent $3,650/mo
3-year gain
11.6%
Transactions · 5y
109
18 in last 12 months
Nearest MRT
Yew Tee Mrt Station · 1,113.155m
NSL
Future MRT
Choa Chu Kang West Mrt Station
JRL · 2028
Vs local HDB
+110% premium
HDB median $518 psf
Area income
$9,500/mo median
residential zone
En-bloc potential48 / 100
31 years old · composite of plot use, age, tenure, value gap & size
Lease decay68 years left
worth 84.5%of freehold today (Bala’s Table) · loses ~5.5pts 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
Kranji Primary School 694m · South View Primary School 707m · Phase 2C 3.8× balloted · De La Salle School 826m · Phase 2C 0.8× - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Kranji Secondary School · 546m
Food
Yew Tee Hawker Centre · 1.1km
Green
Choa Chu Kang Pk · 454m - 2 parks within 1km
Mall
Lot One, Shoppers' Mall · 293m
Health
Choa Chu Kang Polyclinic (polyclinic) · 830m
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 $1,056 psf - 1% below units on floors 1–5 ($1,065 psf).
Price trend average PSF by year
2021
$789
2022
$863
+9.4%
2023
$976
+13.1%
2024
$1,077
+10.3%
2025
$1,089
+1.1%
2026
$1,089
+0%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $2,500/mo | $3.33 | 3.7% | 116 |
| 2BR | $3,400/mo | $3.24 | 3.6% | 196 |
| 3BR | $3,900/mo | $3.12 | 3.4% | 174 |
| 4BR | $4,700/mo | $3.03 | 3.3% | 18 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $1,490,000 | 1,270 | $1,173 | 11-15 |
| Apr 2026 | $1,738,000 | 1,518 | $1,145 | 06-10 |
| Apr 2026 | $1,428,888 | 1,356 | $1,054 | 11-15 |
| Mar 2026 | $2,550,000 | 2,702 | $944 | 11-15 |
| Mar 2026 | $1,850,088 | 1,798 | $1,029 | 01-05 |
| Mar 2026 | $1,288,000 | 1,281 | $1,006 | 01-05 |
| Feb 2026 | $1,452,133 | 1,259 | $1,153 | 06-10 |
| Feb 2026 | $1,450,000 | 1,270 | $1,142 | 01-05 |
| Feb 2026 | $1,400,000 | 1,292 | $1,084 | 01-05 |
| Feb 2026 | $1,230,000 | 1,087 | $1,131 | 06-10 |
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More in District 23
The HDB blocks next door
The entry point, measured: what the resale flats around Northvale actually sell for - this project trades at 2.3× the nearest block’s PSF.