Tucked into the residential heartlands of Choa Chu Kang, The Warren has quietly built a loyal following since its completion in 2004. Developed by Far East Organization on a 99-year leasehold tenure commencing in 2001, this 699-unit condominium sits at Choa Chu Kang Loop and offers one of the most compelling combinations of MRT proximity, estate-scale facilities, and competitive pricing that District 23 has to offer. With approximately 74 years of lease remaining as of 2026, The Warren occupies a considered sweet spot — past the premium years of a new launch yet still comfortably within the range that mainstream mortgage lenders and HDB upgraders treat favourably. At average transacted prices hovering between S$1,131 and S$1,272 per square foot in recent months, The Warren positions itself as an accessible, family-centric choice in Singapore’s OCR (Outside Central Region) landscape.
Snapshot as of 2026-05 — figures above reflect publicly available URA/HDB data at the time of this editorial review (as of 2026-05).
District 23 spans Choa Chu Kang, Bukit Panjang, and Bukit Batok — a broad residential belt that has historically traded at a significant discount to the CCR and RCR, drawing HDB upgraders, young families, and value-oriented investors. The Warren’s 37–59 Choa Chu Kang Loop address places it at the northern end of the district, within immediate walking distance of both the Choa Chu Kang MRT (North–South Line) and bus interchange, as well as Lot One Shoppers’ Mall. This “triple convenience” configuration — mass-market mall, bus interchange, and Circle Line LRT connection, all within 100–200 metres — is a practical daily-life asset that many mid-tier OCR condominiums cannot match.
Far East Organization, one of Singapore’s largest private property developers, completed The Warren in 2004. The project spans a site area of approximately 314,000 square feet and delivers 699 units across a mix of 2-, 3-, and 4-bedroom configurations. Unit sizes tend toward the generous end of the leasehold OCR spectrum, a reflection of early-2000s construction norms before floor-plate compression became common practice among developers chasing margin. This generosity in size underpins the rental appeal: a larger-than-average 3-bedroom unit at The Warren can comfortably accommodate a family of four, and the average monthly rent of approximately S$3,950 translates to a gross yield of roughly 3.4% on prevailing transacted prices — a modest but dependable return that aligns with broader OCR benchmarks. You can explore current OCR price trends using the Singapore property price heatmap to see how District 23 compares with neighbouring districts.
The macro context for The Warren is shaped by two forces pulling in opposite directions. On the positive side, the Choa Chu Kang planning area has benefited from sustained HDB upgrader demand and a lack of new private supply in the immediate vicinity, supporting resale prices even as the leasehold clock ticks. On the cautionary side, the lease decay profile — with 74 years remaining — is not yet a pressing concern for most buyers but will become more significant as the property moves past the 60-year remaining mark, typically in the 2040s. Buyers who are considering The Warren purely as a medium-term hold of 10–15 years are broadly insulated from this risk, but those planning to hold into retirement should model the trajectory using the lease decay calculator to quantify the potential capital impact.
We track 95 sales and 428 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the THE WARREN dashboard.
- Average sale price: $1,306,110 across 95 transactions
- Estimated gross rental yield: 3.4%
- District 23 PSF ranking: Value tier (top 79%)
- 99 yrs lease commencing from 2001 · OCR · D23 · 699 units
About THE WARREN
THE WARREN is a 99 yrs lease commencing from 2001 condominium, located at CHOA CHU KANG LOOP in District 23 (Choa Chu Kang, Dairy Farm, Hillview, Bukit Panjang) (Outside Central Region), comprising 699 residential units.
Unit Mix Distribution
Transaction data breakdown by bedroom type at THE WARREN:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 80 | $1,072 psf | $1,248,732 |
| 4 BR | 14 | $1,027 psf | $1,541,563 |
| 5+ BR | 1 | $1,059 psf | $2,600,000 |
Sales Market Overview
THE WARREN has recorded 95 sale transactions with an average transaction price of $1,306,110, ranging from $881,000 to $2,600,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 17 | $911 psf | $1,116,471 | — |
| 2022 | 16 | $982 psf | $1,254,556 | ↑ 7.9% |
| 2023 | 18 | $1,051 psf | $1,245,758 | ↑ 7.0% |
| 2024 | 21 | $1,128 psf | $1,410,000 | ↑ 7.3% |
| 2025 | 14 | $1,200 psf | $1,453,929 | ↑ 6.4% |
| 2026 | 9 | $1,182 psf | $1,404,321 | ↓ 1.5% |
THE WARREN ranks in the top 79% of condos in District 23 by average PSF.
Compared to the OCR average of $1,550 psf, THE WARREN trades 31.3% below the segment benchmark.
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Rental Market Overview
THE WARREN has recorded 428 rental transactions with monthly rents averaging $3,656/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 2 BR | 149 | $3,325/mo | $1,750/mo | $4,800/mo |
| 3 BR | 259 | $3,770/mo | $1,800/mo | $5,000/mo |
| 4 BR | 20 | $4,644/mo | $3,400/mo | $5,900/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 82 | $2,801/mo |
| 2022 | 97 | $3,328/mo |
| 2023 | 74 | $4,101/mo |
| 2024 | 77 | $4,068/mo |
| 2025 | 76 | $4,017/mo |
| 2026 | 22 | $4,107/mo |
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Investment Analysis
Based on average rents and sale prices, THE WARREN delivers an estimated gross rental yield of 3.4%. This is above the Singapore-wide benchmark of approximately 3%.
Competing Condos in District 23
Side-by-side comparison against the most actively traded condos in District 23 (Choa Chu Kang, Dairy Farm, Hillview, Bukit Panjang):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| SOL ACRES | 99 yrs lease commencing from 2014 | 1327 | $1,385 psf | 555 |
| MIDWOOD | 99 yrs lease commencing from 2018 | 564 | $1,732 psf | 532 |
| LUMINA GRAND | 99 yrs lease commencing from 2022 | 512 | $1,515 psf | 512 |
| DAIRY FARM RESIDENCES | 99 yrs lease commencing from 2018 | 460 | $1,659 psf | 452 |
| THE BOTANY AT DAIRY FARM | 99 yrs lease commencing from 2022 | 386 | $2,053 psf | 388 |
Location Map
Map shows THE WARREN (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- THE WARREN
- Choa Chu Kang MRT
- Choa Chu Kang MRT
- South View MRT
- Keat Hong MRT
- Yew Tee MRT
- Choa Chu Kang Primary School
- Regent Secondary School
- Yew Tee Primary School
Nearby MRT Stations
THE WARREN is 230m from Choa Chu Kang MRT (North-South Line), with 5 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Choa Chu Kang | NS4 | North-South Line | 230m |
| Choa Chu Kang | BP1 | Bukit Panjang LRT | 230m |
| South View | BP2 | Bukit Panjang LRT | 640m |
| Keat Hong | BP3 | Bukit Panjang LRT | 1.1 km |
| Yew Tee | NS5 | North-South Line | 1.4 km |
Nearby Schools
There are 5 schools within 2 km of THE WARREN, including 1 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Choa Chu Kang Primary School | Primary | 740m |
| Regent Secondary School | Secondary | 1.3 km |
| Yew Tee Primary School | Primary | 1.4 km |
| Unity Primary School | Primary | 1.6 km |
| Kranji Primary School | Primary | 1.9 km |
The Warren’s most consistently cited strength is its transport connectivity. The Choa Chu Kang MRT station on the North–South Line is approximately 100 metres from the development, making it genuinely walkable even in Singapore’s afternoon heat. From Choa Chu Kang station, residents reach Jurong East in three stops, Bishan in five, and the CBD core at City Hall in under 30 minutes on a clear run. The LRT feeder loop also departs from the same interchange, providing onward connectivity into the Choa Chu Kang and Bukit Panjang estates. For drivers, the Kranji Expressway (KJE) and Bukit Timah Expressway (BKE) are accessible within minutes, offering routes to the Jurong Lake District employment hub and the Woodlands Causeway crossing.
The development’s resort-scale amenities are a genuine differentiator at this price point. The Warren offers a lap pool, children’s pool, jacuzzi, fully-equipped gymnasium, tennis courts, BBQ pavilions, an outdoor fitness corner, jogging tracks, and a playground — a breadth of facilities more commonly associated with luxury RCR projects. Residents routinely note that the spacious grounds feel uncrowded given the 699-unit population, a function of thoughtful landscape design and a site area large enough to avoid the compressed feel of many more recent suburban condominiums.
The schooling catchment reinforces The Warren’s family credentials. Within or close to the 1-kilometre primary school registration radius sit South View Primary, Concord Primary, and Chua Chu Kang Primary, among others. Kranji Secondary School is nearby, and the area has a well-established network of childcare and preschool operators anchored in Lot One Shoppers’ Mall. For families navigating the Primary 1 registration exercise, being positioned within 1 km of multiple mainstream schools is a meaningful practical advantage that supports occupancy stability and resale demand.
At an average PSF of approximately S$1,191 in 2025, The Warren sits well below the average for newer OCR launches in Districts 22 and 19, where recent transactions routinely exceed S$1,500 psf. This pricing gap reflects the age and remaining lease of the development but also creates a realistic entry point for HDB upgraders who have equity from a completed flat sale but limited appetite for the stretched quantum of newer launches. A buyer financing a 1,200-square-foot 3-bedroom unit at S$1,191 psf arrives at a total price of approximately S$1.43 million — a quantum that remains manageable for dual-income households after accounting for the Total Debt Servicing Ratio (TDSR) framework. Use the TDSR calculator to pressure-test financing scenarios against your household income.
The most material risk attached to The Warren is structural rather than operational: leasehold tenure decay. With 74 years of lease remaining in 2026, the development is entering the phase where bank valuations begin to edge lower relative to market prices, and where the pool of eligible buyers starts to narrow as shorter-lease properties approach HDB-loan ineligibility (generally triggered below 30 years remaining, but mortgage lenders price risk earlier). While 74 years remaining is still comfortably above the thresholds that cause acute financing constraints, buyers should be aware that every decade of hold compresses the future resale market. The property will cross the 60-year mark around 2041 and the 50-year mark around 2051 — milestones that historically coincide with more pronounced price softening in the Singapore leasehold market.
Age-related maintenance is a secondary but real consideration. The Warren is now over 20 years old, and while MCST management appears to be active, buyers should scrutinise the sinking fund balance and outstanding repair works before committing. Older condominiums can carry deferred maintenance liabilities that surface as special levies after purchase. Requesting the audited MCST accounts and checking whether major components (lifts, pool systems, external façade) have been recently serviced or are approaching replacement cycles is prudent due diligence for any buyer.
The rental yield of approximately 3.4% is serviceable but not exceptional. For investors whose primary motivation is cashflow rather than capital preservation, newer or better-positioned OCR assets may offer superior risk-adjusted returns, particularly those with shorter remaining lock-in periods or higher-quality finishes that command a rental premium with younger expatriate tenants. The Warren’s rental pool skews toward local families and HDB upgrader circles rather than expatriates, which tends to produce stable but lower-growth tenancies. Prospective investors should model full-cost scenarios — including mortgage servicing, property tax at investor rates, maintenance fees, and agent commissions — using the cash flow calculator before drawing conclusions about net yield.
Finally, the limited pipeline of nearby new launches is a double-edged sword. The absence of direct competition protects resale values in the near term but also means that the neighbourhood lacks the renewal energy that new development typically brings — updated common areas, newer roads, fresh landscaping standards. Buyers who place weight on the surrounding environment’s evolution over a 15-year holding period should compare The Warren against newer OCR options in Districts 19 and 22 where more active development cycles are under way.
- ✅ HDB Upgrader (First Private Home): The Warren’s quantum of roughly S$1.2–1.6 million for a 3-bedroom unit is a natural step up from a completed HDB flat sale. The MRT-adjacent location, family facilities, and school catchment tick all the boxes for a first private home without overextending on price.
- ✅ Family Seeking Good Schools & Connectivity: Multiple primary schools within 1 km, an LRT-connected MRT station under 200 metres away, and Lot One mall next door make daily family logistics straightforward. The large pool and playground facilities reduce the need for external recreation spending.
- ✅ Long-Term Owner-Occupier (10+ Years): Owner-occupiers who plan to sell before the lease drops below 60 years (circa 2041) face limited lease-decay risk and benefit from stable price appreciation underpinned by constrained OCR supply and ongoing HDB upgrader demand.
- ⚠️ Cashflow Investor: A gross yield of ~3.4% is reasonable for OCR but thin once mortgage servicing, property tax, and maintenance fees are factored in. Investors requiring strong cashflow from day one may find tighter-leasehold, newer-stock alternatives more rewarding.
- ❌ Short-Term Speculator (Flip within 3 Years): Seller’s Stamp Duty applies on disposals within three years of purchase, and the development’s price appreciation ceiling is constrained by its age and lease profile. Short holding periods carry asymmetric downside at current entry prices.
- ⚠️ Retiree Purchasing as Legacy Asset: A retiree intending to pass The Warren to children in 20–30 years will bequeath a property with approximately 44–54 years of lease remaining — a range where financing constraints begin to bind for the next generation. This scenario warrants careful estate planning and a discussion with a licensed financial adviser.
The Warren is a well-located, well-facilitated OCR leasehold that has aged gracefully and continues to serve its core demographic — families and HDB upgraders in District 23 — with quiet reliability. Its proximity to Choa Chu Kang MRT and Lot One Shoppers’ Mall gives it a practical daily-life edge that most mid-tier condominiums of comparable vintage cannot claim. At S$1,131–1,272 psf, the entry price is honest: buyers are paying for location, size, and connectivity rather than brand-new finishes or lease headroom. For owner-occupiers planning a 10–15 year hold, The Warren makes a coherent case. For pure investors, the 3.4% gross yield is workable but not transformative, and the lease trajectory will need active management as the decade turns. The honest advice: run your numbers on the affordability calculator and the mortgage calculator, weigh the lease decay curve, and — if the numbers clear — regard The Warren as exactly what it is: a dependable, practical choice in a mature estate that has earned its place in the District 23 market.
FAQ
What is the average price for THE WARREN?
What is the rental yield for THE WARREN?
Is THE WARREN freehold or leasehold?
How old is The Warren and how many years of lease remain?
The Warren is a 99-year leasehold condominium with tenure commencing in 2001. Completed by Far East Organization in 2004, it has approximately 74 years of lease remaining as of 2026. This places it well within the range that most banks will lend on without haircuts, though buyers planning to hold for more than 20 years should model lease decay carefully using the lease decay calculator.
Which MRT stations are nearest to The Warren?
The nearest MRT station is Choa Chu Kang (NS4) on the North–South Line, which is approximately 100–200 metres from The Warren — a genuine five-minute or shorter walk. Yew Tee (NS5) is the next station north. The Choa Chu Kang LRT interchange also departs from the same node, providing feeder connectivity across the estate. The MRT journey to Jurong East takes approximately 8 minutes and to the CBD (City Hall) roughly 28–30 minutes.
Are there good schools near The Warren for primary school registration?
Yes. The Warren sits within or close to the 1-kilometre priority registration radius for several primary schools, including South View Primary, Concord Primary, and Chua Chu Kang Primary. Families navigating the Ministry of Education’s Phase 2C priority registration exercise benefit from having multiple school options within the priority zone, which reduces the uncertainty of ballot-based admission.
How does The Warren compare to newer OCR condominiums in terms of value?
The Warren trades at a significant PSF discount to newer OCR launches, which routinely transact above S$1,500 psf in Districts 19 and 22. This discount is partly justified by the older age and shorter remaining lease, but buyers who prioritise absolute unit size, MRT proximity, and facility breadth over new-build finishes will find the value proposition compelling. The condo comparison tool allows you to stack The Warren side-by-side with other District 23 properties on price, PSF, and facilities to make a data-driven assessment.
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA.
- Sales data: 95 transactions analysed
- Rental data: 428 lease records analysed
- Gross yield = (avg monthly rent × 12) / avg sale price
Median values used to minimise outlier impact. PSF = price per square foot.
View Live Data for THE WARREN
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.
New Sale vs Resale Mix
Of the 1,234 condo transactions recorded in District 23 over the last 12 months, 75% resale, 23% new sale, 3% sub sale. A resale-heavy mix points to an established market trading on fundamentals; a new-sale-heavy mix means developer launches are setting the price benchmarks.
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Price Index Check
The ShiokNest Price Index for District 23 reads 128.2 as of June 2026 — up 3.6% year-on-year. The index tracks repeat-sales price movement, so it is less distorted by shifts in what happens to be transacting than a raw average PSF.
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Upcoming Supply Pipeline
1 active Government Land Sales site in District 23 could add roughly 185 new units to local supply. Incoming supply of this scale tends to cap short-term price growth in the immediate area but also signals planning confidence in the location.
| Site | Street | Est. units | List | Status |
|---|---|---|---|---|
| Dairy Farm Walk | — | ~185 | Reserve | Available |
HDB Alternatives Nearby
Weighing THE WARREN against staying public? These HDB towns sit within walking or short-drive distance:
- Choa Chu Kang — 4-room average $559,427 (50m away), an upgrader gap of about $750,000
- Bukit Panjang — 4-room average $581,903 (1.7 km away), an upgrader gap of about $750,000
- Kallang/whampoa — 4-room average $882,887 (1.8 km away), an upgrader gap of about $450,000