What does S$1,191 psf actually buy you in western Singapore in 2026? At The Warren, the answer is 699 units on a 314,000 sq ft site, a three-minute walk to Choa Chu Kang MRT, and a 99-year lease that commenced in 2001 — now 25 years consumed, 74 years remaining (as of 2026-05). In a District 23 market where the average private condo trades between S$1,200 and S$1,350 psf, The Warren quietly sits at the accessible end of the range while offering something newer developments cannot: genuinely spacious units sized for the way families actually live.
The development’s name hints at its layout — twelve blocks connected by landscaped walkways, a warren of corridors and communal gardens that give a village-within-the-city character unusual for a development of this scale. MCL Land completed it in 2004 and it has spent two decades settling into the Choa Chu Kang precinct. The buyer profile is predictable: HDB upgraders from the western corridor who need MRT access, school proximity, and room to spread out. The coming Jurong Region Line (JRL), expected to make Choa Chu Kang a three-line interchange by Phase 1 completion, is the headline catalyst that brings this mature development back into active buyer calculation (as of 2026-05).
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.
| School | Type | Distance |
|---|---|---|
| Choa Chu Kang Primary School | primary | Within 1 km |
| 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 |
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.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 79 | $1,071 | $1,249,348 |
| 4 BR | 14 | $1,027 | $1,541,563 |
| 5 BR | 1 | $1,059 | $2,600,000 |
Pricing & Market Position
Based on 94 recorded transactions, sale prices range from $881,000 to $2,600,000, averaging $1,307,238 (~$1,188 psf).
Rents range from $1,750 to $5,900 per month across 422 rental transactions. Current rental yield sits at approximately 3.6%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 30.2% (from $911 to $1,186 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.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| THE WARREN | 99 yrs lease commencing from 2001 | — | 699 | $1,188 |
| SOL ACRES | 99 yrs lease commencing from 2014 | 2018 | 1,327 | $1,383 |
| MIDWOOD | 99 yrs lease commencing from 2018 | 2021 | 564 | $1,731 |
| LUMINA GRAND | 99 yrs lease commencing from 2022 | 2024 | 512 | $1,515 |
| DAIRY FARM RESIDENCES | 99 yrs lease commencing from 2018 | 2021 | 460 | $1,659 |
| THE BOTANY AT DAIRY FARM | 99 yrs lease commencing from 2022 | 2023 | 386 | $2,053 |
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
Genuine doorstep MRT access — soon to be a three-line interchange. At 230 metres from Choa Chu Kang MRT/LRT station, The Warren delivers the kind of walk-to-train convenience that most western OCR condos advertise but rarely achieve. The station currently serves the North-South Line and the Bukit Panjang LRT; the Jurong Region Line (JRL) Phase 1 will add a third line and connect the interchange to Boon Lay, Jurong Innovation District, and NTU (as of 2026-05, with Phase 1 targeted around mid-2028 per LTA’s revised schedule). For MRT-dependent households, this proximity positions The Warren to capture a genuine accessibility premium once the third line opens. Compare routes from this address using the ShiokNest commute-time map.
Unit sizes that modern developments cannot replicate. The Warren’s 35 floor plan types span 1,044 sq ft to 1,475 sq ft — dimensions that make a two-bedroom unit here larger than many new-build three-bedrooms in the district. This size premium is not incidental; it reflects an era when developers designed for liveability rather than maximising sellable square footage. Families upgrading from a five-room or executive HDB flat will find the transition less of a compromise than at newer, denser projects (as of 2026-Q1). Budget S$60,000–S$100,000 for a quality renovation on a resale unit to bring finishings to current standards — the condo facility and MCST cost guide covers what to inspect before buying a mature development.
Comprehensive facility set on a genuinely large site. 314,000 sq ft of land area for 699 units produces a land-per-unit ratio that newer D23 projects cannot match at current GLS prices. The facility mix — lap pool, children’s pool, jacuzzi, gymnasium, tennis court, BBQ pits, outdoor fitness corner, jogging tracks, and multiple playgrounds — delivers resort-scale amenity that supports the rental yield (as of 2026-Q1). Gross rental yield averages approximately 3.59%, reflecting sustained demand for affordable MRT-adjacent rentals in the western corridor, per URA data.
Family infrastructure within walking distance. Lot One Shoppers’ Mall (NTUC FairPrice, F&B, essential services) is immediately adjacent to Choa Chu Kang MRT, within a 5-minute walk of The Warren’s gate. Choa Chu Kang Primary is approximately 740 metres away, and South View Primary is also within the 1 km P1 registration catchment radius. The Choa Chu Kang Public Library adds to the precinct’s family credentials. For families planning ahead for P1 registration, the HDB to condo upgrader roadmap maps how school proximity fits into the total decision framework (as of 2026-Q1).
Lease decay is no longer a background concern — it is an active pricing factor. A 99-year lease commencing 2001 leaves approximately 74 years remaining as of 2026-05. CPF Board rules allow full OA usage when the remaining lease covers the youngest buyer to age 95; a 26-year-old buyer today can still use CPF in full, but the margin is thinning. By 2030 the remaining lease drops to approximately 70 years; a 30-year-old buyer that year would be at the threshold where CPF restrictions begin to bind. Buyers planning to hold for 15 or more years should stress-test the exit scenario: at 59 years remaining, bank financing options narrow and the buyer pool shrinks. Use the lease decay calculator to model CPF withdrawal limits and estimated resale value by exit year, and review the 99-year leasehold condo guide for the full restriction timeline (as of 2026-Q1).
Building age requires a renovation budget and a maintenance mindset. Completed in 2004, The Warren is now 22 years old. Common-area facilities show their vintage: residents have noted ageing door hardware, lift lobbies, and pool infrastructure. While the MCST has maintained the development through two decades, older developments face escalating sinking fund requirements as mechanical systems, waterproofing, and lifts approach end-of-cycle replacement (as of 2026-Q1). Request the last three years of MCST meeting minutes and the most recent BCA inspection findings. Interior renovation is non-negotiable on most resale units — budget S$60,000–S$100,000 at a minimum. The freehold vs leasehold detailed guide is useful for contextualising why renovation costs compound differently in a lease-decay asset versus a freehold one.
OCR District 23 has limited prestige and a shallow luxury-buyer pool. Choa Chu Kang is a self-sufficient town but not a lifestyle destination. Dining, culture, and retail depth cannot match D9, D10, or even D15. Foreign professional tenants — who drive premium rental pricing in CCR locations — are rare in this postcode, meaning rental demand tracks the HDB upgrader and domestic family market (as of 2026-Q1). The investment score of 68/100 and profitability score of 73/100 confirm solid but unspectacular return profile. For investors benchmarking yield across districts, the rental yield map shows how D23 compares with D15, D19, and D21 (as of 2026-Q1).
Large unit count creates competitive resale and rental dynamics. 699 units means The Warren is always competing with itself: in any given quarter, multiple units from the same development will be listed simultaneously, limiting pricing power for individual sellers (as of 2026-05). The development’s size also means that during soft market phases, discounting by one motivated seller can benchmark prices for the entire stack. Buyers seeking pricing leverage in negotiations benefit from this dynamic; sellers must price precisely to avoid being undercut (as of 2026-Q1).
[
{
"persona": "HDB upgrader (western corridor, MOP due 2024-2027)",
"fit_color": "green",
"reason": "Quantum of S$1.1M-S$1.5M for a spacious 2-3BR is directly accessible for families exiting 4-room or 5-room HDB flats with strong cash proceeds. MRT doorstep access, school catchment, and Lot One convenience replicate the lifestyle moats that made the HDB estate attractive in the first place."
},
{
"persona": "Family with school-age children (P1 priority)",
"fit_color": "green",
"reason": "Choa Chu Kang Primary (~740m) and South View Primary within 1 km P1 catchment. Spacious units (1,044-1,475 sq ft) support multi-child households. Lot One mall, library, and bus interchange make the precinct genuinely self-sufficient for a family daily routine."
},
{
"persona": "Yield-focused buy-to-let investor",
"fit_color": "green",
"reason": "Gross yield of ~3.59% at S$1,191 psf is competitive for OCR leasehold. Rental demand is anchored by the transport hub, Lot One, and school catchment. MRT-adjacent western OCR rental is resilient even in soft markets. JRL interchange upgrade could lift yields further post-2028."
},
{
"persona": "Medium-term holder (5-10 year JRL catalyst play)",
"fit_color": "amber",
"reason": "The JRL Phase 1 upgrade to a three-line interchange is the most credible price catalyst for this postcode. A 5-10 year hold window captures the infrastructure premium without running into the lease-decay cliff at 60 years. Exit math should be modelled now, not at sale time."
},
{
"persona": "Young couple (aged 25-30, first private purchase)",
"fit_color": "amber",
"reason": "CPF usage is fully available today at 74 years remaining. However, the resale buyer pool for this unit will face tightening CPF restrictions by 2035-2040, narrowing exit options. At the same budget, a newer D23 project with a fresher 99-year lease offers better resale liquidity for a long hold."
},
{
"persona": "Long-term holder seeking generational asset (15yr+)",
"fit_color": "red",
"reason": "At 74 years remaining (as of 2026), a 15-20 year hold takes the lease to 54-59 years where bank financing becomes restricted and the buyer pool meaningfully shrinks. Lease decay costs are real and compound. Consider freehold alternatives or a newer 99-year leasehold with more runway."
}
]
The Warren makes an honest case for a specific type of buyer and a specific hold horizon. At S$1,191 psf (as of 2026-Q1 URA data), it is the most accessible full-facility condo in Choa Chu Kang with genuine doorstep MRT access — and that combination has sustained 95 transactions over the past five years and a gross yield of approximately 3.59%. The profitability score of 73/100 and investment score of 68/100 reflect a development that has consistently generated returns without requiring speculative thesis construction. The JRL Phase 1 upgrade, expected around mid-2028, is a real infrastructure catalyst that increases the station’s connectivity to three lines and links the precinct to NTU, Jurong Innovation District, and the nascent western employment corridor (as of 2026-05).
The recommended hold horizon is 7–12 years — long enough to absorb transaction costs and capture the JRL dividend, short enough to exit with at least 62 years of lease remaining and an unfettered buyer pool. Buyers who stretch beyond 15 years need to underwrite the lease-decay scenario carefully: at 59 years remaining, financing restrictions bite and the buyer pool contracts. The building’s 22-year age means renovation is mandatory, not optional — factor S$60,000–S$100,000 into total acquisition cost from day one. Run all-in purchase costs — BSD, ABSD, legal, renovation — through the total-cost-of-purchase calculator, verify your loan capacity against the mortgage calculator, and benchmark The Warren’s psf against comparable developments on the District 23 property guide (as of 2026-Q1). For upgraders validating whether the move makes financial sense, the HDB upgrader financial planning guide walks through the CPF, cash, and ABSD impact in full.