District 23 · Choa Chu Kang · OCR
The Rainforest
Choa Chu Kang Avenue 3 · Executive Condominium · 99 yrs lease commencing from 2011
Current PSF
$1,496
-1.0% vs district median
Gross yield
3.1%
median rent $4,300/mo
3-year gain
15.5%
Transactions · 5y
107
20 in last 12 months
Nearest MRT
Bukit Panjang Mrt Station · 1,539.426m
DTL
Future MRT
Choa Chu Kang West Mrt Station
JRL · 2028
Vs local HDB
+189% premium
HDB median $518 psf
Area income
$9,500/mo median
residential zone
En-bloc potential27 / 100
15 years old · composite of plot use, age, tenure, value gap & size
Lease decay84 years left
worth 92.6%of freehold today (Bala’s Table) · loses ~4.6pts 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
6%
PSF dispersion within project
The neighbourhood
P1 ring
South View Primary School 257m · Phase 2C 3.8× balloted · Teck Whye Primary School 620m · Phase 2C 0.2× · Shg Student Care (Teck Whye Primary School) 620m · Chua Chu Kang Primary School 959m · 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 · 749m
Food
Senja Hawker Centre · 1.5km
Green
Choa Chu Kang Pk · 639m
Mall
Lot One, Shoppers' Mall · 413m
Health
Choa Chu Kang Polyclinic (polyclinic) · 292m
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%
The neighbourhood, photographed
freely-licensed photographs taken within ~450 m · Wikimedia Commons
What the record shows
The floor premium
Over the last 3 years, units on the 10th floor and above transacted at a median $1,413 psf - 2% above units on floors 1–5 ($1,381 psf).
Price trend average PSF by year
2021
$1,080
2022
$1,214
+12.4%
2023
$1,307
+7.7%
2024
$1,363
+4.3%
2025
$1,446
+6.1%
2026
$1,509
+4.4%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 2BR | $3,600/mo | $4.24 | 3.4% | 5 |
| 3BR | $4,200/mo | $3.65 | 2.9% | 55 |
| 4BR | $4,500/mo | $3.33 | 2.7% | 13 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $1,955,000 | 1,292 | $1,514 | 01-05 |
| Jun 2026 | $1,310,888 | 947 | $1,384 | 01-05 |
| Apr 2026 | $1,730,000 | 1,141 | $1,516 | 06-10 |
| Apr 2026 | $1,530,000 | 947 | $1,615 | 16-20 |
| Apr 2026 | $1,428,000 | 980 | $1,458 | 01-05 |
| Apr 2026 | $1,410,000 | 958 | $1,472 | 01-05 |
| Apr 2026 | $1,368,000 | 958 | $1,428 | 01-05 |
| Mar 2026 | $1,820,000 | 1,141 | $1,595 | 16-20 |
| Mar 2026 | $1,805,000 | 1,152 | $1,567 | 16-20 |
| Mar 2026 | $1,805,000 | 1,130 | $1,597 | 11-15 |
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More in District 23
The HDB blocks next door
The entry point, measured: what the resale flats around The Rainforest actually sell for - this project trades at 3.1× the nearest block’s PSF.