Resale Project Scorecard
The Warren
D23 · Bukit Batok, Bukit Panjang, Choa Chu Kang · 99-year leasehold · completed 2004 · 699 units
Grade S, 7.95 out of 10, the 9th highest score among 70 resale condos in District 23.
How to read this grade. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation.
TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. Read the evidence →
- Lease left, about
- 74 yrs
- Resales, 12 months to Oct 2026
- 19
- To Choa Chu Kang MRT
- 130 m
3D model: block outlines © OpenStreetMap contributors, roof heights from OneMap 3D (SLA)
The Warren Score
- S
- Grade
- Score out of 10
- 7.95
- Highest score among 70 resale condos in District 23
- 9th
Top-tier project across nearly every dimension. Standout strengths: schools, MRT access.
Project's Historical Performance25%5/10
Avg Ann. of +3.63% — near-median performance within its 2004-era cohort (47th percentile).
The district median is 6/10.
Primary School Effect20%10/10
4 primary schools within 1km (nearest: South View Primary School at 0.55km). Exceptional school catchment — strong appeal for families with young children.
The district median is 7/10.
- South View Primary School
- De La Salle School
- Chua Chu Kang Primary School
- Concord Primary School
Within 1km on OneMap's School Query for at least one block, the measure MOE uses for Primary 1. Check your block's postal code on OneMap School Query →
Project Size16%10/10
699 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover.
The district median is 8/10.
MRT Proximity13%10/10
130 m from Choa Chu Kang MRT (NS4 / BP1 / JS1) — direct, walk-in MRT access. Strong commuter appeal.
The district median is 8/10.
Rental Yield10%5/10
Rental yield of 3.43% — above-average income return.
The district median is 5/10.
Tenure10%7/10
99YR tenure — about 74 years remaining; some long-term decay exposure but not imminent.
The district median is 8.5/10.
Future Transformation6%10/10
Exceptional future-catalyst exposure — closest driver: Choa Chu Kang West MRT (JS1, JRL1) at 0.28km. Sits directly within a URA Masterplan zone or new MRT catchment; significant urban-uplift tailwind as the pipeline opens.
The district median is 3.5/10.
Scores updated October 2026. On the map →
Why The Warren scores 7.95
The Warren scores 7.95 out of 10 on the TRIBE Resale Project Scorecard, Grade S, ranking 113th of 2,350 resale condos scored in Singapore and 9th of 70 in District 23 (Bukit Batok, Bukit Panjang, Choa Chu Kang). Its strongest factors are Primary School Effect (10/10) and Project Size (10/10); its weakest is Rental Yield (5/10).
| Factor | This condoThe Warren | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 5/10 | 6/10 | −0.25 | 25% of district |
| Primary School Effect20% | 10/10 | 7/10 | +0.60 | 75% of district |
| Project Size16% | 10/10 | 8/10 | +0.32 | 74% of district |
| MRT Proximity13% | 10/10 | 8/10 | +0.26 | 88% of district |
| Rental Yield10% | 5/10 | 5/10 | ±0.00 | 45% of district |
| Tenure10% | 7/10 | 8.5/10 | −0.15 | 12% of district |
| Future Transformation6% | 10/10 | 3.5/10 | +0.39 | 99% of district |
Medians are across the 70 scored resale projects in District 23 (Bukit Batok, Bukit Panjang, Choa Chu Kang). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between The Warren and a median-profile project (6.78). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.
The Warren Prices
By unit type at The Warren
| Unit type | Size | Sold for | Median PSF | Sales |
|---|---|---|---|---|
| 2-bedroom1,055 sq ft | 1,055 sq ft | $1.20M to $1.41M | $1,170 psf | 7 |
| 3-bedroom1,238 sq ft | 1,238 sq ft | $1.45M to $1.61M | $1,234 psf | 10 |
| 4-bedroom1,604 sq ft | 1,604 sq ft | $1.95M | $1,217 psf | 2 |
Past transactions at The Warren
19 resales, Nov 2025 to Oct 2026 · median $1,213 psf · $1,200,000 to $2,000,000 · all 19 sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 16 Sep 2026 | 39 Choa Chu Kang Loop | 10 | #10-08083BR · Blk 39 | 3BR | 1,227 | $1,231 | $1,510,000 | Resale |
| 9 Sep 2026 | 47 Choa Chu Kang Loop | 8 | #08-19193BR · Blk 47 | 3BR | 1,216 | $1,274 | $1,550,000 | Resale |
| 28 Aug 2026 | 59 Choa Chu Kang Loop | 10 | #10-49493BR · Blk 59 | 3BR | 1,238 | $1,301 | $1,610,000 | Resale |
| 14 Aug 2026 | 55 Choa Chu Kang Loop | 4 | #04-34342BR · Blk 55 | 2BR | 1,206 | $1,170 | $1,410,000 | Resale |
| 3 Aug 2026 | 49 Choa Chu Kang Loop | 11 | #11-20203BR · Blk 49 | 3BR | 1,238 | $1,244 | $1,540,000 | Resale |
| 3 Aug 2026 | 53 Choa Chu Kang Loop | 14 | #14-30303BR · Blk 53 | 3BR | 1,302 | $1,213 | $1,580,000 | Resale |
| 6 Jul 2026 | 53 Choa Chu Kang Loop | 3 | #03-28283BR · Blk 53 | 3BR | 1,227 | $1,237 | $1,518,000 | Resale |
| 20 May 2026 | 59 Choa Chu Kang Loop | 4 | #04-48483BR · Blk 59 | 3BR | 1,238 | $1,244 | $1,540,000 | Resale |
| 6 May 2026 | 57 Choa Chu Kang Loop | 12 | #12-40402BR · Blk 57 | 2BR | 1,044 | $1,214 | $1,268,000 | Resale |
| 28 Apr 2026 | 41 Choa Chu Kang Loop | 2 | #02-09092BR · Blk 41 | 2BR | 1,044 | $1,149 | $1,200,000 | Resale |
Show as a table
| Period | Sales | Median PSF | D23 |
|---|---|---|---|
| Nov 2025 | — | — | $1,517 psf |
| Dec 2025 | 1 | — | $1,542 psf |
| Jan 2026 | 3 | $1,174 psf | $1,437 psf |
| Feb 2026 | 1 | — | $1,466 psf |
| Mar 2026 | 1 | — | $1,501 psf |
| Apr 2026 | 4 | $1,173 psf | $1,482 psf |
| May 2026 | 2 | $1,229 psf | $1,523 psf |
| Jun 2026 | — | — | $1,514 psf |
| Jul 2026 | 1 | — | $1,506 psf |
| Aug 2026 | 4 | $1,229 psf | $1,444 psf |
| Sep 2026 | 2 | $1,253 psf | $1,506 psf |
| Oct 2026 | — | — | — |
A month is plotted from two sales up; the district line from ten.
Sellers here made a median +4.1% a year, ranked 17 of 50 in D23 and 195 of 715 condos. See the most profitable condos in D23 →
URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →
The Warren Rent
- Median rent a month
- $3,800 to $5,250
- Gross yield
- 3.2% to 3.7%
- Rental contracts
- 71
| Unit type | Median rent | Most rents | Gross yield | LetsContracts |
|---|---|---|---|---|
| 2-bedroom | $3,800 | $3,600 to $3,950 | 3.7% | 27 |
| 3-bedroom | $4,250 | $4,100 to $4,300 | 3.3% | 40 |
| 4-bedroom | $5,250 | — | 3.2% | 4 |
Rental contracts at The Warren
71 contracts, Sep 2025 to Aug 2026 · median $4,100 a month · $2,800 to $5,800
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Aug 2026 | 2BR | 1,000 to 1,100 sq ft | $3,600 |
| Aug 2026 | 2BR | 1,000 to 1,100 sq ft | $3,900 |
| Aug 2026 | 2BR | 1,000 to 1,100 sq ft | $4,200 |
| Aug 2026 | 3BR | 1,200 to 1,300 sq ft | $4,250 |
| Aug 2026 | 3BR | 1,200 to 1,300 sq ft | $4,300 |
| Aug 2026 | 3BR | 1,200 to 1,300 sq ft | $4,700 |
| Jul 2026 | 2BR | 1,000 to 1,100 sq ft | $3,600 |
| Jul 2026 | 2BR | 1,200 to 1,300 sq ft | $3,750 |
| Jul 2026 | 2BR | 1,000 to 1,100 sq ft | $3,900 |
| Jul 2026 | 2BR | 1,000 to 1,100 sq ft | $4,050 |
URA rental contracts. The table above is the 12 months to August 2026. Yield is gross. URA publishes no unit number for a letting.
The Warren By stack
- Highest, stack 48
- $1,244 psf
- Lowest, stack 35
- $967 psf
- Stacks with 2+ resales
- 26
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 02 | $1,014 psf | 1,475 sq ft | Levels 2 to 9 | 2 |
| 03 | $1,098 psf | 1,572 sq ft | Levels 1 to 11 | 2 |
| 07 | $1,162 psf | 1,050 sq ft | Levels 2 to 5 | 2 |
| 08 | $1,211 psf | 1,243 sq ft | Levels 6 to 10 | 2 |
| 09 | $1,149 psf | 1,044 sq ft | Levels 2 to 14 | 3 |
| 10 | $1,094 psf | 1,184 sq ft | Levels 3 to 10 | 3 |
| 15 | $1,097 psf | 1,044 sq ft | Levels 2 to 5 | 2 |
| 17 | $1,019 psf | 1,227 sq ft | Levels 1 to 9 | 3 |
Show the other 18 stacks
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 20 | $1,110 psf | 1,276 sq ft | Levels 1 to 11 | 2 |
| 23 | $1,166 psf | 1,233 sq ft | Levels 2 to 8 | 2 |
| 25 | $983 psf | 1,475 sq ft | Levels 2 to 8 | 2 |
| 28 | $1,233 psf | 1,233 sq ft | Levels 3 to 14 | 2 |
| 29 | $1,163 psf | 1,249 sq ft | Levels 3 to 13 | 3 |
| 30 | $1,106 psf | 1,302 sq ft | Levels 5 to 14 | 2 |
| 32 | $1,145 psf | 1,066 sq ft | Levels 3 to 9 | 5 |
| 33 | $1,009 psf | 1,830 sq ft | Levels 4 to 13 | 2 |
| 35 | $967 psf | 1,066 sq ft | Levels 4 to 5 | 3 |
| 36 | $1,003 psf | 1,066 sq ft | Levels 4 to 9 | 4 |
| 37 | $1,119 psf | 1,211 sq ft | Levels 7 to 8 | 2 |
| 40 | $1,192 psf | 1,044 sq ft | Levels 6 to 12 | 3 |
| 41 | $1,076 psf | 1,233 sq ft | Levels 3 to 5 | 2 |
| 45 | $1,100 psf | 1,211 sq ft | Levels 5 to 12 | 4 |
| 47 | $1,090 psf | 1,259 sq ft | Levels 3 to 8 | 2 |
| 48 | $1,244 psf | 1,238 sq ft | Levels 4 to 14 | 3 |
| 49 | $1,131 psf | 1,238 sq ft | Levels 3 to 14 | 5 |
| 50 | $1,099 psf | 1,475 sq ft | Levels 2 to 10 | 2 |
URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →
The Warren Notes
How these numbers are worked out
- Grade S places The Warren in a relative band under the current seven-factor formula. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation. TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. Two units can still be very different buys: the asking price, stack, floor, facing and condition decide the outcome.
- PSF against the district: $1,213 psf at The Warren against $1,495 psf across District 23, medians over 12 months.
- MRT distance is a straight line on the map; the walking route is longer.
- Prices: aggregates of URA REALIS resale caveats, data to October 2026 (Nov 2025 – Oct 2026; the year before is Nov 2024 – Oct 2025, median $1,167 psf). A specific unit's value depends on floor, size, facing and condition.
- By unit type: a price range is shown from three sales up; with two, the figure is the median.
- Past transactions: every resale and sub-sale caveat lodged with URA from Nov 2021 to Oct 2026, newest first; a unit is its storey and stack (#07-18). Typing a unit or a stack lists its sales across the whole span. Profit is the sale price less the seller's own purchase price as the caveats pair them, before stamp duties, fees and loan interest; the gain a year is compounded and shown from one year held. The trend line is the median from two sales up per month, quarter or half-year, the district line from ten. 10Y appears once the dataset runs that far back.
- Rent: aggregates of URA rental contracts, Sep 2025 – Aug 2026, for unit types with three contracts or more; the contract list under the table carries every letting on file, including those with no bedroom count, and URA publishes no unit number for a letting. "Most rents" is the middle half of contracts, shown from five up. Gross yield is a year of the median rent over the median resale price of the same unit type (12 months to October 2026, two sales or more), before maintenance fees, property tax, agent fees, vacancy and mortgage interest.
- By stack: resales from 2022 to Oct 2026, medians per stack. A stack is the last two digits of the unit number, so #05-37 and #08-37 are both stack 37. Stacks with one sale (18 here) are left out, and prices moved over the period, so read a gap between two stacks as a lead to check, not a rule.
- Factor bars: the black mark on each bar is the district median.
- Score: seven weighted factors. Methodology published.
What the score cannot tell you
- RPS scores the project, not a unit. Floor, stack, facing, renovation and the asking price are outside the score. In the 12 months to October 2026, the 19 resale caveats at The Warren ranged from $1,149 psf to $1,301 psf: that spread is unit-level variation the score cannot see.
- Historical Performance is a percentile among projects of similar vintage (completed around 2004, within a year or so, widened when the cohort is small). A high score is strong for its age group, not against the whole market.
- The nearest MRT is Choa Chu Kang MRT (NS4 / BP1 / JS1), 130 m in a straight line. The walking route is usually longer, and bus links are not scored.
- Primary School Effect counts the 4 primary schools within 1 km on OneMap's School Query (the school's land boundary to the block's building outline, the measure MOE uses for P1), weighted by recent P1 ballot demand. A school counts when any block is within 1 km, so confirm your own block's postal code before relying on it.
- Scores updated October 2026; transactions to October 2026. Nothing on this page is a valuation or advice on a specific unit.
- Facing decides a unit's morning or afternoon sun, and it varies stack by stack. See the sun path at The Warren for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.