Windermere is a 395-unit, 99-year leasehold private condominium in District 23 (Choa Chu Kang/Bukit Batok), developed by ST Windermere Park — a Singapore Technologies Properties vehicle — and completed in 2000 on a lease commenced in 1997. Sitting on the Outside Central Region (OCR) edge of the Choa Chu Kang heartland, Windermere appeals to families looking for a mature, large-format estate within a short walk of Choa Chu Kang MRT (NSL/BPLRT) and Lot One Shoppers’ Mall. With approximately 70 years of lease remaining as of 2026, lease decay is now the single most important variable in any pricing or affordability conversation about this development, and prospective buyers should model that explicitly before committing. Recent caveat trends can be triangulated against URA caveat data before any negotiation.
Snapshot as of 2026-05 — figures above reflect publicly available URA/HDB data at the time of this editorial review (as of 2026-05).
Choa Chu Kang has historically traded at a discount to the Central Region, but recent SingStat housing series show OCR private prices rising on the back of the upcoming Jurong Region Line (JRL), with JRL stations such as Choa Chu Kang, Choa Chu Kang West and Tengah Plantation already incorporated into the official LTA rail expansion plan. Against that backdrop, Windermere’s 1997 lease commencement places it in the classic “mid-lease” zone — old enough that CPF usage caps and MAS bank loan-to-value rules begin to bite, but young enough that bank financing for a 25–30 year tenure remains feasible for buyers in their 30s. Compared to neighbouring 99LH stock such as Yew Tee Residences and Northvale, Windermere offers a larger footprint, sizeable family-format units and full condo facilities, which is why it tends to anchor the upper end of CCK resale benchmarks. Use the price heatmap to triangulate Windermere’s PSF against the wider D23 cluster before negotiating, and remember that the developer mix in this corridor — predominantly mid-tier local sponsors rather than premium foreign developers — tends to cap the ceiling on resale PSF relative to comparable RCR addresses, even where the lease profile and connectivity story would otherwise justify a tighter spread.
We track 72 sales and 109 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the WINDERMERE dashboard.
- Average sale price: $1,232,131 across 72 transactions
- Estimated gross rental yield: 3.6%
- District 23 PSF ranking: Value tier (top 96%)
- 99 yrs lease commencing from 1997 · OCR · D23 · 395 units
About WINDERMERE
WINDERMERE is a 99 yrs lease commencing from 1997 condominium, located at CHOA CHU KANG STREET 64 in District 23 (Choa Chu Kang, Dairy Farm, Hillview, Bukit Panjang) (Outside Central Region), developed by ST WINDERMERE PARK PTE LTD (SINGAPORE TECHNOLOGIES PROPERTIES PTE LTD), comprising 395 residential units, completed in 2000.
With approximately 70 years remaining on its 99-year lease, the property qualifies for full bank financing and CPF usage.
Unit Mix Distribution
Transaction data breakdown by bedroom type at WINDERMERE:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 17 | $882 psf | $1,129,294 |
| 4 BR | 52 | $835 psf | $1,217,605 |
| 5+ BR | 3 | $859 psf | $2,066,667 |
Sales Market Overview
WINDERMERE has recorded 72 sale transactions with an average transaction price of $1,232,131, ranging from $880,000 to $2,630,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 20 | $704 psf | $1,036,823 | — |
| 2022 | 16 | $834 psf | $1,184,563 | ↑ 18.4% |
| 2023 | 12 | $871 psf | $1,250,583 | ↑ 4.4% |
| 2024 | 14 | $948 psf | $1,415,285 | ↑ 8.9% |
| 2025 | 8 | $969 psf | $1,413,500 | ↑ 2.2% |
| 2026 | 2 | $1,057 psf | $1,447,500 | ↑ 9.1% |
WINDERMERE ranks in the top 96% of condos in District 23 by average PSF.
Compared to the OCR average of $1,550 psf, WINDERMERE trades 45.4% below the segment benchmark.
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Rental Market Overview
WINDERMERE has recorded 109 rental transactions with monthly rents averaging $3,733/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 3 BR | 109 | $3,733/mo | $2,200/mo | $5,380/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 24 | $2,830/mo |
| 2022 | 25 | $3,578/mo |
| 2023 | 19 | $4,278/mo |
| 2024 | 20 | $4,120/mo |
| 2025 | 14 | $4,075/mo |
| 2026 | 7 | $4,114/mo |
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Investment Analysis
Based on average rents and sale prices, WINDERMERE delivers an estimated gross rental yield of 3.6%. 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 WINDERMERE (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- WINDERMERE
- Yew Tee MRT
- Yew Tee Primary School
- Choa Chu Kang Primary School
- Regent Secondary School
Nearby MRT Stations
WINDERMERE is 340m from Yew Tee MRT (North-South Line).
| Station | Code | Line | Distance |
|---|---|---|---|
| Yew Tee | NS5 | North-South Line | 340m |
Nearby Schools
There are 7 schools within 2 km of WINDERMERE, including 2 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Yew Tee Primary School | Primary | 390m |
| Choa Chu Kang Primary School | Primary | 910m |
| Regent Secondary School | Secondary | 1.0 km |
| Kranji Primary School | Primary | 1.3 km |
| Unity Primary School | Primary | 1.7 km |
| West Spring Primary School | Primary | 1.8 km |
| West Spring Secondary School | Secondary | 1.9 km |
- Walkable to Choa Chu Kang MRT (NSL + BPLRT) and Lot One. Daily-needs retail, the public library, NTUC FairPrice and a bus interchange sit within a 5–8 minute walk, giving Windermere genuine transit-oriented utility despite its OCR location. Cross-reference rental yields against neighbours on the price heatmap.
- Family-friendly unit mix and large-format layouts. 395 units spread across a sizeable plot mean 3- and 4-bedroom apartments are common in the resale pool, suiting upgraders from nearby HDB blocks who want condo facilities without leaving the catchment.
- Strong primary-school enrolment options nearby. Schools such as Concord Primary, Kranji Primary and South View Primary fall within or near the 1–2km Primary One registration radii. Run a head-to-head against younger D23 leasehold stock on the compare tool.
- JRL upside on the horizon. The Jurong Region Line will materially improve connectivity to Jurong East, NTU and the upcoming Tengah town — a structural tailwind for District 23 leasehold pricing through the late 2020s.
- Quantum discount vs RCR/CCR comparables. Larger family units at OCR pricing improve affordability and reduce the equity gap on right-sizing or upgrading, especially when paired with the decoupling calculator for ABSD planning.
- Lease decay is now the dominant risk. With ~70 years remaining, Windermere is approaching the 60-year threshold at which CPF usage and bank LTV begin to taper. Model the decay curve explicitly using the lease decay calculator and review CPF Board guidance on shorter-lease properties before committing.
- En-bloc probability is structurally low. At 395 units on an already-intensified plot in a non-prime planning area, the redevelopment math rarely clears the 80% consent and reserve-price hurdles, and the SLA lease top-up framework means a premium would be payable to the State on any successful en-bloc — do not underwrite an en-bloc “exit”.
- Ageing building, rising maintenance. A 2000-TOP estate is in or approaching its second major cyclical maintenance cycle (lifts, roofing, facade). Sinking-fund contributions and special levies should be checked against MCST minutes before exercising the OTP.
- Resale liquidity is thinner than mass-market 1km-MRT new launches. Transaction volume can be lumpy; price discovery may take longer, and buyers should stress-test exit assumptions with the ROI calculator and the IRAS Seller’s Stamp Duty schedule before committing to short-hold theses.
Windermere fits two buyer archetypes particularly well. The first is the HDB upgrader family rooted in the North-West — households already living in Choa Chu Kang, Bukit Panjang or Yew Tee who want condo amenities, school continuity and an MRT-walkable address without moving out of the catchment. For this profile, the affordability math typically works on a 25–30 year tenure if total debt servicing stays inside the MAS TDSR 55% cap; run the numbers through the TDSR calculator and the mortgage calculator before shortlisting units. The second is the long-hold owner-occupier who is comfortable that the remaining lease will cover their full occupancy horizon (e.g. a 40-year-old couple intending to live there until retirement). For investors, the lease profile makes Windermere a yield play rather than a capital-appreciation play — use the cash-flow calculator and the total cost calculator to model net returns after property tax and Buyer’s Stamp Duty via the stamp duty calculator. Side-by-side benchmarking against nearby developments is straightforward via the compare tool.
Verdict: a solid family home for the right buyer, not a speculative bet. Windermere’s combination of MRT walkability, family-format units and OCR pricing makes it a credible upgrader target inside the Choa Chu Kang catchment, and the JRL build-out adds a real (if modest) structural tailwind. The honest counterweight is the lease: at ~70 years remaining, every additional year of holding compresses CPF eligibility and bank financing for the next buyer, so paying a premium PSF only makes sense if the property genuinely matches a long occupancy horizon. Owner-occupiers with a clear 15–25 year plan and a tested affordability model can buy with confidence; speculative flippers and pure yield hunters should look elsewhere in D23 or pivot to newer 99LH stock with a fuller lease runway. Run the lease decay and refinancing tools before deciding.
FAQ
What is the average price for WINDERMERE?
What is the rental yield for WINDERMERE?
Is WINDERMERE freehold or leasehold?
How much lease does Windermere have left in 2026?
Is Windermere walkable to Choa Chu Kang MRT?
How does Windermere compare to other District 23 condos?
Is Windermere a good investment property?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA.
- Sales data: 72 transactions analysed
- Rental data: 109 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 WINDERMERE
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.
Best suited for
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 WINDERMERE against staying public? These HDB towns sit within walking or short-drive distance:
- Choa Chu Kang — 4-room average $559,427 (100m away), an upgrader gap of about $650,000
- Kallang/whampoa — 4-room average $882,887 (1 km away), an upgrader gap of about $350,000
- Bukit Panjang — 4-room average $581,903 (1.4 km away), an upgrader gap of about $650,000