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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*
$1,350,000
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
Lease too short to normalize meaningfully (under 40yr remaining).

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

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PSF Trend

Transaction prices per square foot

More projects in District 23 - Bukit Batok, Bukit Panjang ->
Last 3 years
  • THE WARRENOCR
    May 2026 · D23 · 3-Bed* · 1,238 sqft · fl 01-05
    $1,540,000
    $1,244 psf
    — norm
    Resale
  • THE WARRENOCR
    Apr 2026 · D23 · 3-Bed* · 1,066 sqft · fl 06-10
    $1,240,000
    $1,164 psf
    — norm
    Resale
  • THE WARRENOCR
    Apr 2026 · D23 · 3-Bed* · 1,249 sqft · fl 11-15
    $1,530,000
    $1,225 psf
    — norm
    Resale
  • THE WARRENOCR
    Apr 2026 · D23 · 3-Bed* · 1,044 sqft · fl 01-05
    $1,200,000
    $1,149 psf
    — norm
    Resale
  • THE WARRENOCR
    Apr 2026 · D23 · 3-Bed* · 1,227 sqft · fl 01-05
    $1,450,000
    $1,182 psf
    — norm
    Resale
  • THE WARRENOCR
    Mar 2026 · D23 · 4-Bed* · 1,259 sqft · fl 06-10
    $1,500,000
    $1,191 psf
    — norm
    Resale
  • THE WARRENOCR
    Feb 2026 · D23 · 3-Bed* · 1,066 sqft · fl 06-10
    $1,280,000
    $1,201 psf
    — norm
    Resale
  • THE WARRENOCR
    Jan 2026 · D23 · 3-Bed* · 1,044 sqft · fl 01-05
    $1,200,000
    $1,149 psf
    — norm
    Resale
  • THE WARRENOCR
    Jan 2026 · D23 · 3-Bed* · 1,055 sqft · fl 01-05
    $1,238,888
    $1,174 psf
    — norm
    Resale
  • THE WARRENOCR
    Jan 2026 · D23 · 5-Bed* · 1,668 sqft · fl 01-05
    $2,000,000
    $1,199 psf
    — norm
    Resale
  • THE WARRENOCR
    Dec 2025 · D23 · 4-Bed* · 1,539 sqft · fl 11-15
    $1,900,000
    $1,234 psf
    — norm
    Resale
  • THE WARRENOCR
    Oct 2025 · D23 · 3-Bed* · 1,238 sqft · fl 06-10
    $1,528,000
    $1,234 psf
    — norm
    Resale
  • THE WARRENOCR
    Sep 2025 · D23 · 3-Bed* · 1,238 sqft · fl 06-10
    $1,400,000
    $1,131 psf
    — norm
    Resale
  • THE WARRENOCR
    Sep 2025 · D23 · 3-Bed* · 1,066 sqft · fl 01-05
    $1,220,000
    $1,145 psf
    — norm
    Resale
  • THE WARRENOCR
    Sep 2025 · D23 · 3-Bed* · 1,044 sqft · fl 06-10
    $1,220,000
    $1,168 psf
    — norm
    Resale
  • THE WARRENOCR
    Sep 2025 · D23 · 3-Bed* · 1,238 sqft · fl 11-15
    $1,575,000
    $1,272 psf
    — norm
    Resale
  • THE WARRENOCR
    Jun 2025 · D23 · 3-Bed* · 1,066 sqft · fl 01-05
    $1,220,000
    $1,145 psf
    — norm
    Resale
  • THE WARRENOCR
    May 2025 · D23 · 3-Bed* · 1,238 sqft · fl 11-15
    $1,550,000
    $1,252 psf
    — norm
    Resale
  • THE WARRENOCR
    May 2025 · D23 · 3-Bed* · 1,055 sqft · fl 06-10
    $1,220,000
    $1,157 psf
    — norm
    Resale
  • THE WARRENOCR
    May 2025 · D23 · 3-Bed* · 1,238 sqft · fl 01-05
    $1,440,000
    $1,163 psf
    — norm
    Resale
ProjectDistRegionBedFloorAreaPricePSF99yr NormDateType
THE WARREN23OCR3*01-051,238$1,540,000$1,244—May 2026Resale
THE WARREN23OCR3*06-101,066$1,240,000$1,164—Apr 2026Resale
THE WARREN23OCR3*11-151,249$1,530,000$1,225—Apr 2026Resale
THE WARREN23OCR3*01-051,044$1,200,000$1,149—Apr 2026Resale
THE WARREN23OCR3*01-051,227$1,450,000$1,182—Apr 2026Resale
THE WARREN23OCR4*06-101,259$1,500,000$1,191—Mar 2026Resale
THE WARREN23OCR3*06-101,066$1,280,000$1,201—Feb 2026Resale
THE WARREN23OCR3*01-051,044$1,200,000$1,149—Jan 2026Resale
THE WARREN23OCR3*01-051,055$1,238,888$1,174—Jan 2026Resale
THE WARREN23OCR5*01-051,668$2,000,000$1,199—Jan 2026Resale
THE WARREN23OCR4*11-151,539$1,900,000$1,234—Dec 2025Resale
THE WARREN23OCR3*06-101,238$1,528,000$1,234—Oct 2025Resale
THE WARREN23OCR3*06-101,238$1,400,000$1,131—Sep 2025Resale
THE WARREN23OCR3*01-051,066$1,220,000$1,145—Sep 2025Resale
THE WARREN23OCR3*06-101,044$1,220,000$1,168—Sep 2025Resale
THE WARREN23OCR3*11-151,238$1,575,000$1,272—Sep 2025Resale
THE WARREN23OCR3*01-051,066$1,220,000$1,145—Jun 2025Resale
THE WARREN23OCR3*11-151,238$1,550,000$1,252—May 2025Resale
THE WARREN23OCR3*06-101,055$1,220,000$1,157—May 2025Resale
THE WARREN23OCR3*01-051,238$1,440,000$1,163—May 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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