THE WARREN Review

Overview & Key Facts

The Warren is a 99-year leasehold condominium at Choa Chu Kang Loop in District 23, developed by MCL Land and completed in 2004. With 699 units spread across approximately 314,000 sqft of land, The Warren is one of the larger and more established private developments in the Choa Chu Kang precinct. The name reflects its warren-like layout — multiple blocks connected by landscaped paths and communal spaces that create a village-like atmosphere.

At over 20 years old, The Warren is a mature development that has settled into its community character. The buyer and resident profile skews heavily toward families, drawn by the spacious units, comprehensive facilities, and proximity to schools and the Choa Chu Kang transport hub. The 99-year lease commenced in 2001, leaving approximately 74 years remaining — a factor that increasingly features in buyer calculations.

The development’s value proposition is straightforward: generous unit sizes, a full-fledged condo facility set, and doorstep MRT/LRT access at $1,191 psf — pricing that remains accessible to HDB upgraders in the western corridor. The 73/100 profitability score and 3.59% gross yield reflect a development that has consistently delivered value, even if it will never win prizes for glamour.

Location & Connectivity

Choa Chu Kang MRT/LRT station is approximately 230 metres from The Warren — a three-minute walk that qualifies as genuine doorstep access. Currently serving the North-South Line and the Bukit Panjang LRT, Choa Chu Kang is set to become an interchange when the Jurong Region Line (JRL) becomes operational by 2027. This upgrade will significantly enhance connectivity, linking western regions including Jurong Industrial Estate, NTU, and the new Tengah town.

Lot One Shoppers’ Mall is immediately adjacent to the MRT station, providing a comprehensive retail and dining hub within a few minutes’ walk. The mall houses an NTUC FairPrice, multiple food options, and essential services. The Choa Chu Kang Public Library is also nearby, adding to the family-friendly infrastructure.

For drivers, the KJE (Kranji Expressway) provides efficient access to the Jurong area and connecting expressways. Schools including Choa Chu Kang Primary (740m), South View Primary, and Bukit Panjang Government High School are within the 1 km catchment, making The Warren a practical choice for families prioritising school proximity in the P1 balloting exercise.

Schools & Education

1 primary school within the 1 km Priority Phase balloting radius.

Facilities

For a development of its vintage, The Warren offers a comprehensive facility set: lap pool, children’s pool, jacuzzi, gymnasium, tennis court, BBQ pits, outdoor fitness corner, jogging tracks, and playgrounds. The facilities are spread across the 314,000 sqft site, giving the development a spacious, resort-like character that newer, denser projects in the area cannot match.

“Excellent location. Minutes to MRT, LRT, bus interchange, shopping mall, library, groceries and good schools. Very tastefully developed with spacious grounds and good air circulation.”

— Resident review via Singapore Expats (rated 7.8/10)

As a 2004-completion development, the facilities and common areas show their age. Resident feedback has noted some maintenance concerns, including issues with door handles and general upkeep of older fixtures. The MCST has managed the development through two decades, and while the grounds remain pleasant, buyers should inspect common areas carefully and factor in the potential for special maintenance levies as the building ages.

Unit Sizes & Layout

The Warren offers units ranging from two-bedroom to four-bedroom layouts, with 35 floor plan types spanning 1,044 sqft to 1,475 sqft. These are notably generous dimensions by contemporary standards — a two-bedroom at The Warren provides more usable floor area than many new-build three-bedrooms in the same district. The layouts reflect an era when developers did not compress every square foot, resulting in proper-sized bedrooms, functional kitchens, and living spaces that can accommodate real furniture.

Most units benefit from balconies that provide good air circulation — a feature that residents consistently praise. The blocks are oriented to maximise cross-ventilation, and the generous spacing between towers means many units enjoy relatively unblocked views for a development of this density.

Pricing & Market Position

Across 97 recorded transactions (all-time), sale prices range from $881,000 to $2,600,000, averaging $1,308,128.

Over the last 12 months, transactions averaged $1,193 psf.

Rents range from $1,750 to $5,900 per month across 440 rental transactions. Current rental yield sits at approximately 3.6%.

Rental Yield by Bedroom Type

Blended yield hides the spread between unit sizes — smaller units at THE WARREN typically rent harder per dollar of purchase price. The final column shows monthly rent per $100,000 invested, so unit sizes compare on equal capital:

Price Appreciation

From 2021 to 2026, the average PSF has appreciated by 30.7% (from $911 to $1,190 psf).

Neighbourhood Comparison

In the western OCR segment, Sol Acres at $1,380 psf is a nearby competitor with a newer build (TOP 2019) and a fresh 99-year lease, but with notably smaller units in a mega-development of 1,327 units. Midwood at $1,729 psf offers a 2022 completion near Hillview MRT (Downtown Line), but at a 45% PSF premium with more compact layouts.

The Warren’s competitive advantage is the space-to-price ratio and the MRT doorstep proximity that will become an interchange. No competing development in the immediate Choa Chu Kang area offers The Warren’s combination of unit sizes and station access at this price point. The trade-off is a development that is 22 years old with 74 years of lease remaining. For buyers who prioritise square footage and convenience over novelty and lease length, The Warren remains the strongest value play in western Singapore.

Lease Decay Analysis

The 99-year lease runs from 2001, meaning approximately 25 years have already been consumed. Roughly 74 years remain — still comfortably within the range where most banks will offer full financing without restrictions.

For a buyer purchasing today with a 10-year horizon (exit around 2036), the lease situation is essentially a non-issue — you’d be selling a property with ~64 years remaining, which is still very bankable. The risk profile changes for longer holds.

ShiokNest Scores

Our proprietary scoring system evaluates THE WARREN across multiple dimensions.

What Residents Say

“One of the spacious condominiums in the area, good air circulation as there is a balcony and unblocked kitchen. The grounds are well-maintained and never feel overcrowded despite 699 units.”

— Resident review via Singapore Expats

“Location is unbeatable — MRT, LRT, bus interchange, Lot One mall, and the library are all within a 5-minute walk. Great for families with school-age children.”

— Resident review via PropertyGuru

“Near Choa Chu Kang MRT, but some maintenance issues — one of the door handles fell off. The facilities are ageing and could use investment. The units themselves are spacious though.”

— Resident review via EdgeProp

Strengths & Weaknesses

Verdict

The Warren is an honest, no-frills proposition for buyers who value space, convenience, and affordability over prestige and modernity. At $1,191 psf, it is the most accessible condo in this batch by a significant margin, and the 3.59% gross yield confirms that the rental market values its MRT proximity and practical merits. The investment score of 68/100 reflects a solid but unspectacular profile — stable returns without the upside volatility of newer, trendier developments.

The JRL interchange upgrade is the most significant catalyst on the horizon. When Choa Chu Kang becomes a three-line interchange station, the convenience premium for The Warren’s 230-metre proximity will increase. The government’s plans for Jurong Lake District as a second CBD further strengthen the long-term narrative for western Singapore properties.

The lease is the elephant in the room. At 74 years remaining (25 years consumed), The Warren is approaching the threshold where lease decay begins to weigh more visibly on pricing. Buyers with a hold horizon beyond 15 years should model the exit math carefully — at 60 years remaining, financing options become restricted and the buyer pool narrows. For a 5 to 10 year hold, particularly with the JRL catalyst, the thesis remains sound.