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Home/District 23 - Bukit Batok, Bukit Panjang/THE WARREN

THE WARREN

District 23OCR99 yrs lease commencing from 2001PropertyGuru

Project Details

Address
CHOA CHU KANG LOOP
Property Type
Condominium
Total Units
699
Est. TOP
2004
Developer
MCL Land Pte Ltd
Tenure
99 yrs lease commencing from 2001
Price by Bedroom (median, 3yr)
3-Bed*
$1,340,000
44 txns
4-Bed*
$1,720,000
6 txns
5-Bed*
$2,600,000
2 txns
* Bedroom count estimated from floor area (this project is not catalogued on EdgeProp.sg).
Median PSF (3yr)
$1163
52 transactions
Normalized PSF
$1,388
Raw $1,163 · Bala 88.0%
vs new D23 launches
-31.9%
Both sides Bala-normalized

About this number

Normalized PSF uses Bala's Table - the Singapore Land Authority differential premium reference for valuing leasehold against freehold. Bala values a fresh 99-year lease at 96% of freehold; the curve drops non-linearly, reaching ~75% at 50 years remaining and ~60% at 30 years.

Below 40 years remaining we stop normalizing because the curve diverges from market reality once CPF withdrawal restrictions and bank LTV cliffs dominate.

A separate 5% adjustment applies to projects whose lease commenced before 2023, reflecting the older strata-area measurement convention (which counted air-con ledges and bay windows).

Source: Singapore Land Authority differential premium reference (Bala's Table).

Investment Signals

South View Primary School (719m)T1Chua Chu Kang Primary (902m)T3No incoming supply within 2kmChoa Chu Kang MRT (192m)

PSF Trend

Transaction prices per square foot

More projects in District 23 - Bukit Batok, Bukit Panjang ->
Last 3 years
  • THE WARRENOCR
    Apr 2026 · D23 · 3-Bed* · 1,227 sqft · fl 01-05
    $1,450,000
    $1,182 psf
    $1,414 norm
    Resale
  • THE WARRENOCR
    Apr 2026 · D23 · 3-Bed* · 1,249 sqft · fl 11-15
    $1,530,000
    $1,225 psf
    $1,465 norm
    Resale
  • THE WARRENOCR
    Mar 2026 · D23 · 4-Bed* · 1,259 sqft · fl 06-10
    $1,500,000
    $1,191 psf
    $1,425 norm
    Resale
  • THE WARRENOCR
    Feb 2026 · D23 · 3-Bed* · 1,066 sqft · fl 06-10
    $1,280,000
    $1,201 psf
    $1,437 norm
    Resale
  • THE WARRENOCR
    Jan 2026 · D23 · 5-Bed* · 1,668 sqft · fl 01-05
    $2,000,000
    $1,199 psf
    $1,434 norm
    Resale
  • THE WARRENOCR
    Jan 2026 · D23 · 3-Bed* · 1,044 sqft · fl 01-05
    $1,200,000
    $1,149 psf
    $1,374 norm
    Resale
  • THE WARRENOCR
    Jan 2026 · D23 · 3-Bed* · 1,055 sqft · fl 01-05
    $1,238,888
    $1,174 psf
    $1,404 norm
    Resale
  • THE WARRENOCR
    Dec 2025 · D23 · 4-Bed* · 1,539 sqft · fl 11-15
    $1,900,000
    $1,234 psf
    $1,476 norm
    Resale
  • THE WARRENOCR
    Oct 2025 · D23 · 3-Bed* · 1,238 sqft · fl 06-10
    $1,528,000
    $1,234 psf
    $1,476 norm
    Resale
  • THE WARRENOCR
    Sep 2025 · D23 · 3-Bed* · 1,066 sqft · fl 01-05
    $1,220,000
    $1,145 psf
    $1,370 norm
    Resale
  • THE WARRENOCR
    Sep 2025 · D23 · 3-Bed* · 1,238 sqft · fl 11-15
    $1,575,000
    $1,272 psf
    $1,522 norm
    Resale
  • THE WARRENOCR
    Sep 2025 · D23 · 3-Bed* · 1,044 sqft · fl 06-10
    $1,220,000
    $1,168 psf
    $1,397 norm
    Resale
  • THE WARRENOCR
    Sep 2025 · D23 · 3-Bed* · 1,238 sqft · fl 06-10
    $1,400,000
    $1,131 psf
    $1,353 norm
    Resale
  • THE WARRENOCR
    Jun 2025 · D23 · 3-Bed* · 1,066 sqft · fl 01-05
    $1,220,000
    $1,145 psf
    $1,370 norm
    Resale
  • THE WARRENOCR
    May 2025 · D23 · 3-Bed* · 1,238 sqft · fl 11-15
    $1,550,000
    $1,252 psf
    $1,498 norm
    Resale
  • THE WARRENOCR
    May 2025 · D23 · 3-Bed* · 1,055 sqft · fl 06-10
    $1,220,000
    $1,157 psf
    $1,384 norm
    Resale
  • THE WARRENOCR
    May 2025 · D23 · 3-Bed* · 1,249 sqft · fl 11-15
    $1,550,000
    $1,241 psf
    $1,484 norm
    Resale
  • THE WARRENOCR
    May 2025 · D23 · 3-Bed* · 1,238 sqft · fl 01-05
    $1,440,000
    $1,163 psf
    $1,391 norm
    Resale
  • THE WARRENOCR
    Apr 2025 · D23 · 3-Bed* · 1,033 sqft · fl 06-10
    $1,232,000
    $1,192 psf
    $1,426 norm
    Resale
  • THE WARRENOCR
    Mar 2025 · D23 · 3-Bed* · 1,216 sqft · fl 11-15
    $1,580,000
    $1,299 psf
    $1,554 norm
    Resale
ProjectDistRegionBedFloorAreaPricePSF99yr NormDateType
THE WARREN23OCR3*01-051,227$1,450,000$1,182$1,414Apr 2026Resale
THE WARREN23OCR3*11-151,249$1,530,000$1,225$1,465Apr 2026Resale
THE WARREN23OCR4*06-101,259$1,500,000$1,191$1,425Mar 2026Resale
THE WARREN23OCR3*06-101,066$1,280,000$1,201$1,437Feb 2026Resale
THE WARREN23OCR5*01-051,668$2,000,000$1,199$1,434Jan 2026Resale
THE WARREN23OCR3*01-051,044$1,200,000$1,149$1,374Jan 2026Resale
THE WARREN23OCR3*01-051,055$1,238,888$1,174$1,404Jan 2026Resale
THE WARREN23OCR4*11-151,539$1,900,000$1,234$1,476Dec 2025Resale
THE WARREN23OCR3*06-101,238$1,528,000$1,234$1,476Oct 2025Resale
THE WARREN23OCR3*01-051,066$1,220,000$1,145$1,370Sep 2025Resale
THE WARREN23OCR3*11-151,238$1,575,000$1,272$1,522Sep 2025Resale
THE WARREN23OCR3*06-101,044$1,220,000$1,168$1,397Sep 2025Resale
THE WARREN23OCR3*06-101,238$1,400,000$1,131$1,353Sep 2025Resale
THE WARREN23OCR3*01-051,066$1,220,000$1,145$1,370Jun 2025Resale
THE WARREN23OCR3*11-151,238$1,550,000$1,252$1,498May 2025Resale
THE WARREN23OCR3*06-101,055$1,220,000$1,157$1,384May 2025Resale
THE WARREN23OCR3*11-151,249$1,550,000$1,241$1,484May 2025Resale
THE WARREN23OCR3*01-051,238$1,440,000$1,163$1,391May 2025Resale
THE WARREN23OCR3*06-101,033$1,232,000$1,192$1,426Apr 2025Resale
THE WARREN23OCR3*11-151,216$1,580,000$1,299$1,554Mar 2025Resale

Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.

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