District 23 · Choa Chu Kang · OCR
Wandervale
Choa Chu Kang Avenue 3 · Executive Condominium · 99 yrs lease commencing from 2014
Current PSF
$1,584
+4.8% vs district median
Gross yield
3.1%
median rent $4,300/mo
3-year gain
21.0%
Transactions · 5y
129
16 in last 12 months
Nearest MRT
Bukit Panjang Mrt Station · 1,388.996m
DTL
Future MRT
Choa Chu Kang West Mrt Station
JRL · 2028
Vs local HDB
+206% premium
HDB median $518 psf
Area income
$9,500/mo median
residential zone
En-bloc potential25 / 100
12 years old · composite of plot use, age, tenure, value gap & size
Lease decay87 years left
worth 93.6%of freehold today (Bala’s Table) · loses ~4.1pts 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
4%
PSF dispersion within project
The neighbourhood
P1 ring
South View Primary School 312m · Phase 2C 3.8× balloted · Teck Whye Primary School 496m · Phase 2C 0.2× · Shg Student Care (Teck Whye Primary School) 496m - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Chua Chu Kang Secondary School · 615m
Food
Senja Hawker Centre · 1.4km
Green
Choa Chu Kang Pk · 700m
Mall
Teck Whye Shopping Centre · 442m
Health
Choa Chu Kang Polyclinic (polyclinic) · 140m
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 $1,495 psf - 5% above units on floors 1–5 ($1,423 psf).
Price trend average PSF by year
2022
$1,115
2023
$1,332
+19.5%
2024
$1,435
+7.7%
2025
$1,523
+6.1%
2026
$1,612
+5.8%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 3BR | $4,200/mo | $4.00 | 3.0% | 41 |
| 4BR | $5,000/mo | $4.00 | 3.0% | 8 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $1,725,000 | 1,087 | $1,587 | 01-05 |
| Jun 2026 | $1,560,000 | 958 | $1,628 | 11-15 |
| Apr 2026 | $1,745,000 | 1,098 | $1,589 | 06-10 |
| Mar 2026 | $1,810,000 | 1,098 | $1,649 | 16-20 |
| Mar 2026 | $1,680,000 | 1,087 | $1,545 | 01-05 |
| Feb 2026 | $1,895,000 | 1,130 | $1,677 | 16-20 |
| Jan 2026 | $1,770,000 | 1,098 | $1,612 | 06-10 |
| Dec 2025 | $1,660,000 | 1,087 | $1,527 | 01-05 |
| Dec 2025 | $1,490,000 | 958 | $1,555 | 11-15 |
| Nov 2025 | $1,550,000 | 958 | $1,618 | 11-15 |
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More in District 23
The HDB blocks next door
The entry point, measured: what the resale flats around Wandervale actually sell for - this project trades at 3.3× the nearest block’s PSF.