District 23 · Choa Chu Kang · OCR
Windermere
Choa Chu Kang Street 64 · Executive Condominium · 99 yrs lease commencing from 1997
Current PSF
$1,009
-33.2% vs district median
Gross yield
3.5%
median rent $4,200/mo
3-year gain
16.8%
Transactions · 5y
64
5 in last 12 months
Nearest MRT
Yew Tee Mrt Station · 362.565m
NSL
Future MRT
Choa Chu Kang West Mrt Station
JRL · 2028
Vs local HDB
+95% premium
HDB median $518 psf
Area income
$9,500/mo median
residential zone
En-bloc potential48 / 100
29 years old · composite of plot use, age, tenure, value gap & size
Lease decay70 years left
worth 86.0%of freehold today (Bala’s Table) · loses ~6.0pts 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
Yew Tee Primary School 193m · Phase 2C 0.5× · Kranji Primary School 614m · Unity Primary School 679m · Phase 2C 0.4× · De La Salle School 906m · Phase 2C 0.8× - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Regent Secondary School · 526m
Food
Yew Tee Hawker Centre · 534m
Green
Villa Verde Pk · 618m - 2 parks within 1km
Mall
Limbang Shopping Centre · 1.1km
Health
Choa Chu Kang Polyclinic (polyclinic) · 1.7km
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 $960 psf - 3% above units on floors 1–5 ($936 psf).
Price trend average PSF by year
2021
$710
2022
$834
+17.5%
2023
$871
+4.4%
2024
$948
+8.8%
2025
$969
+2.2%
2026
$1,017
+5%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 3BR | $4,000/mo | $2.76 | 3.3% | 101 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| May 2026 | $1,350,000 | 1,442 | $936 | 01-05 |
| Mar 2026 | $1,325,000 | 1,281 | $1,034 | 06-10 |
| Jan 2026 | $1,570,000 | 1,453 | $1,080 | 16-20 |
| Sept 2025 | $1,538,000 | 1,453 | $1,058 | 06-10 |
| Aug 2025 | $1,360,000 | 1,453 | $936 | 01-05 |
| May 2025 | $1,270,000 | 1,281 | $991 | 06-10 |
| Apr 2025 | $1,250,000 | 1,281 | $976 | 16-20 |
| Mar 2025 | $1,520,000 | 1,453 | $1,046 | 06-10 |
| Feb 2025 | $1,160,000 | 1,281 | $906 | 11-15 |
| Jan 2025 | $1,840,000 | 2,056 | $895 | 06-10 |
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More in District 23
The HDB blocks next door
The entry point, measured: what the resale flats around Windermere actually sell for - this project trades at 1.7× the nearest block’s PSF.