District 23 · Choa Chu Kang · OCR
The Warren
Choa Chu Kang Loop · Condominium · 99 yrs lease commencing from 2001
Current PSF
$1,193
-21.0% vs district median
Gross yield
3.4%
median rent $4,000/mo
3-year gain
13.2%
Transactions · 5y
89
17 in last 12 months
Nearest MRT
Yew Tee Mrt Station · 1,337.508m
NSL
Future MRT
Choa Chu Kang West Mrt Station
JRL · 2028
Vs local HDB
+130% premium
HDB median $518 psf
Area income
$9,500/mo median
residential zone
En-bloc potential42 / 100
25 years old · composite of plot use, age, tenure, value gap & size
Lease decay74 years left
worth 88.0%of freehold today (Bala’s Table) · loses ~5.6pts 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
4%
PSF dispersion within project
The neighbourhood
P1 ring
South View Primary School 750m · Phase 2C 3.8× balloted · De La Salle School 922m · Phase 2C 0.8× · Concord Primary School 953m · Phase 2C 1.1× balloted · Kranji Primary School 955m - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Kranji Secondary School · 432m
Food
Yew Tee Hawker Centre · 1.3km
Green
Choa Chu Kang Pk · 800m
Mall
Lot One, Shoppers' Mall · 314m
Health
Choa Chu Kang Polyclinic (polyclinic) · 1.0km
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 $1,225 psf - 7% above units on floors 1–5 ($1,145 psf).
Price trend average PSF by year
2021
$911
2022
$982
+7.8%
2023
$1,051
+7%
2024
$1,128
+7.3%
2025
$1,200
+6.4%
2026
$1,190
-0.8%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 2BR | $3,500/mo | $3.33 | 3.4% | 127 |
| 3BR | $4,000/mo | $3.20 | 3.2% | 217 |
| 4BR | $4,800/mo | $3.10 | 3.1% | 19 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| May 2026 | $1,540,000 | 1,238 | $1,244 | 01-05 |
| May 2026 | $1,268,000 | 1,044 | $1,214 | 11-15 |
| Apr 2026 | $1,530,000 | 1,249 | $1,225 | 11-15 |
| Apr 2026 | $1,450,000 | 1,227 | $1,182 | 01-05 |
| Apr 2026 | $1,240,000 | 1,066 | $1,164 | 06-10 |
| Apr 2026 | $1,200,000 | 1,044 | $1,149 | 01-05 |
| Mar 2026 | $1,500,000 | 1,259 | $1,191 | 06-10 |
| Feb 2026 | $1,280,000 | 1,066 | $1,201 | 06-10 |
| Jan 2026 | $2,000,000 | 1,668 | $1,199 | 01-05 |
| Jan 2026 | $1,238,888 | 1,055 | $1,174 | 01-05 |
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More in District 23
The HDB blocks next door
The entry point, measured: what the resale flats around The Warren actually sell for - this project trades at 2.4× the nearest block’s PSF.