District 23 · Choa Chu Kang · OCR
Yew Mei Green
Choa Chu Kang North 6 · Executive Condominium · 99 yrs lease commencing from 1997
Current PSF
$1,075
-28.9% vs district median
Gross yield
3.5%
median rent $4,200/mo
3-year gain
13.2%
Transactions · 5y
96
9 in last 12 months
Nearest MRT
Yew Tee Mrt Station · 546.391m
NSL
Future MRT
Choa Chu Kang West Mrt Station
JRL · 2028
Vs local HDB
+108% premium
HDB median $518 psf
Area income
$9,500/mo median
residential zone
En-bloc potential47 / 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
5%
PSF dispersion within project
The neighbourhood
P1 ring
Yew Tee Primary School 257m · Phase 2C 0.5× · Kranji Primary School 454m · 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 · 134m
Food
Yew Tee Hawker Centre · 675m
Green
Villa Verde Pk · 228m - 2 parks within 1km
Mall
Limbang Shopping Centre · 954m
Health
Choa Chu Kang Polyclinic (polyclinic) · 1.3km
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 $1,067 psf - 7% above units on floors 1–5 ($994 psf).
Price trend average PSF by year
2021
$747
2022
$849
+13.7%
2023
$938
+10.5%
2024
$1,038
+10.7%
2025
$1,071
+3.2%
2026
$1,062
-0.8%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 3BR | $4,000/mo | $3.20 | 3.6% | 206 |
| 4BR | $5,650/mo | $2.63 | 2.9% | 6 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $1,680,000 | 1,593 | $1,055 | 16-20 |
| May 2026 | $1,390,000 | 1,292 | $1,076 | 11-15 |
| May 2026 | $1,220,000 | 1,130 | $1,079 | 01-05 |
| Feb 2026 | $1,550,000 | 1,410 | $1,099 | 06-10 |
| Feb 2026 | $1,520,000 | 1,432 | $1,062 | 11-15 |
| Jan 2026 | $1,290,000 | 1,292 | $999 | 06-10 |
| Nov 2025 | $1,550,000 | 1,335 | $1,161 | 11-15 |
| Nov 2025 | $1,390,000 | 1,292 | $1,076 | 11-15 |
| Sept 2025 | $1,210,000 | 1,130 | $1,071 | 06-10 |
| Jun 2025 | $1,758,888 | 1,593 | $1,104 | 16-20 |
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More in District 23
The HDB blocks next door
The entry point, measured: what the resale flats around Yew Mei Green actually sell for - this project trades at 2.2× the nearest block’s PSF.