District 23 · Choa Chu Kang · OCR
The Tennery
Woodlands Road · Apartment · 99 yrs lease commencing from 2010
Current PSF
$1,363
-9.8% vs district median
Gross yield
4.0%
median rent $3,100/mo
3-year gain
7.3%
Transactions · 5y
127
26 in last 12 months
Nearest MRT
Bukit Panjang Mrt Station · 163.642m
DTL
Future MRT
Choa Chu Kang West Mrt Station
JRL · 2028
Vs local HDB
+163% premium
HDB median $518 psf
Area income
$9,500/mo median
commercial zone
En-bloc potential31 / 100
16 years old · composite of plot use, age, tenure, value gap & size
Lease decay83 years left
worth 92.2%of freehold today (Bala’s Table) · loses ~4.7pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
-0.4%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
3%
PSF dispersion within project
The neighbourhood
P1 ring
West View Primary School 449m · Phase 2C 0.5× · Big Heart Student Care (West View Primary School) 449m · Teck Whye Primary School 835m · Phase 2C 0.2× · Shg Student Care (Teck Whye Primary School) 835m - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Greenridge Secondary School · 623m
Food
Senja Hawker Centre · 832m
Green
Phoenix Park · 543m - 2 parks within 1km
Mall
Hillion Mall · 328m
Health
National University Polyclinics (Bukit Panjang Polyclinic) (polyclinic) · 334m
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 $1,353 psf - 0% above units on floors 1–5 ($1,350 psf).
Price trend average PSF by year
2021
$1,143
2022
$1,219
+6.6%
2023
$1,282
+5.2%
2024
$1,337
+4.3%
2025
$1,349
+0.9%
2026
$1,376
+2%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $2,900/mo | $4.46 | 3.9% | 299 |
| 2BR | $3,700/mo | $4.35 | 3.8% | 139 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $883,000 | 614 | $1,439 | 11-15 |
| May 2026 | $1,160,000 | 861 | $1,347 | 01-05 |
| Apr 2026 | $1,150,000 | 861 | $1,335 | 11-15 |
| Feb 2026 | $850,000 | 614 | $1,385 | 16-20 |
| Feb 2026 | $846,000 | 614 | $1,379 | 06-10 |
| Feb 2026 | $845,000 | 614 | $1,377 | 06-10 |
| Feb 2026 | $840,000 | 614 | $1,369 | 06-10 |
| Feb 2026 | $820,000 | 614 | $1,337 | 06-10 |
| Jan 2026 | $870,000 | 614 | $1,418 | 06-10 |
| Dec 2025 | $840,000 | 614 | $1,369 | 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 Tennery actually sell for - this project trades at 1.6× the nearest block’s PSF.