The Warren Condo Review
Table of Contents
The Warren Condo Review
The Warren is a well-known condominium development located in the prime District 23 of Singapore, at Choa Chu Kang Loop. Developed by MCL Land*, this 99-year leasehold condo was completed in 2004. The Warren offers a variety of unit types of 2-bedrooms to 4-bedrooms that cater to different family sizes and preferences, making it a popular choice for both homeowners and investors. With its strategic location near Choa Chu Kang MRT station and amenities like shopping centre, food centre and restaurants, The Warren strikes a balance between urban convenience and suburban tranquility.
The development spans over approximately 314,000 square feet and consists of 699 residential units. Its range of facilities is full-fledged, including lap pool, children’s pool, jacuzzi, gym, tennis court, BBQ pits, outdoor fitness corner and jogging tracks, playground and more, providing a resort-like living experience for residents. This comprehensive review will take an in-depth look into the project’s pricing trends, location advantages, unit layouts, rental market performance, and the broader governmental plans for the area.
The Warren Condo Project Details
| Project | THE WARREN |
| Address | 37 Choa Chu Kang Loop, Singapore 689675 |
| District | 23 – Hillview, Dairy Farm, Bukit Panjang, Choa Chu Kang |
| Tenure [TOP] | 99yr from 21 Jun 2001 |
| Completion | 2004 |
| Developer | MCL Land Pte Ltd |
| Est. Land Size (sqm) | 29,092 |
| Master Plan GFA (sqm) | 81,457 |
| Master Plan Plot Ratio | 2.80 |
| Total Units | 699 (11 towers of 13, 14 or 15 storeys each) |
| Facilities | 50m Lap pool, Children’s pool, Jazucci, BBQ, Gym, Playground, Tennis Court, Steambath, 24-hr Security, Covered Carpark |
| Nearby MRT Station | Choa Chu Kang |
| Nearby Primary Schools | within 1km: South View PS, Concord PS, Chua Chu Kang PS and De La Salle School |
*MCL Land is a well-established real estate company known for delivering quality residential projects. With over 50 years of experience in Singapore and Hong Kong, MCL Land has a strong reputation for timely project delivery, attention to detail, and building properties that hold long-term value. Their portfolio includes developments like Parc Esta and Sol Acres, which are similarly renowned for their thoughtful design and investment potential.
The Warren Condo: 5-Years Sale Price Analysis
The Warren’s property prices have evolved steadily over the past five years, reflecting broader market trends across District 23 and Singapore as a whole. As of 2024, the average price per square foot (PSF) for units in The Warren stands at approximately SGD 1,147, which is competitive when compared to other condos in District 23 and Singapore’s overall property market.
In general, developments in District 23 (areas like Bukit Batok, Choa Chu Kang, and Hillview) have seen a steady rise in property prices. This district appeals to home buyers who prefer the quieter suburban environment but still want to enjoy accessibility to the city. According to past 5 years data (as on the date of this writing), District 23 has witnessed about 42% increase in average PSF, and The Warren has witnessed about 35% increase in average PSF.
There are a total of 85 profitable sales and 2 unprofitable sales recorded in the last 5 years.
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The Warren Condo At Launch
When The Warren was first launched in 2002, it saw enthusiastic demand from buyers looking for a suburban home with great accessibility. The units were sold at an average PSF of around SGD 450 to SGD 500, which was competitive at the time given its proximity to the Choa Chu Kang MRT station and the relatively large unit sizes compared to newer developments. The larger units like the 3-bedroom and 4-bedroom units were especially popular with families who appreciated the combination of space, location, and affordability. In comparison to today’s prices, early buyers have seen substantial capital appreciation.
The Warren Location Map
The Warren Location Street View
When The Warren was first launched in 2002, it saw enthusiastic demand from buyers looking for a suburban home with great accessibility. The units were sold at an average PSF of around SGD 450 to SGD 500, which was competitive at the time given its proximity to the Choa Chu Kang MRT station and the relatively large unit sizes compared to newer developments. The larger units like the 3-bedroom and 4-bedroom units were especially popular with families who appreciated the combination of space, location, and affordability. In comparison to today’s prices, early buyers have seen substantial capital appreciation.
The Warren Connectivity
The Warren is located at Choa Chu Kang Loop, at District 23. It enjoys a strategic location with excellent accessibility and nearby amenities (will be explored at another section).
- MRT & LRT Accessibility: The Choa Chu Kang MRT/LRT station is a 3-minute walk or less than 200m from The Warren. The station connects residents to the North-South Line and provides easy access to the city. Choa Chu Kang station will become an interchange for the Jurong Region Line (JRL), which is expected to be operational by 2027. The JRL will significantly enhance connectivity by linking western regions such as Jurong Industrial Estate, Nanyang Technological University (NTU), and Tengah to the rest of Singapore, making The Warren even more attractive for those working in the western parts of the island.
- Bus Services: The Choa Chu Kang Bus Interchange nearby offers a comprehensive network of bus services. Residents of The Warren benefit from seamless connectivity to commercial and central area of Orchard Road and Harbourfront, to eastern part of Singapore up to Changi Airport, to the industrial area of Sungei Kadut, to mention a few, plus the efficient feeder services for close distance travel. Bus service within walking distance include 300, 301, 302, 307, 307A, 172, 188, 190, 925, 927, 974, 975, 976, 983, 985, 991 and 67.
- Expressways: The Warren is also well-connected via Kranji Expressway (KJE) and Bukit Timah Expressway (BKE), facilitating convenient travel to various parts of Singapore.
- Carpark Lots: The multi-storey carpark at The Warren offers ample parking facilities for residents. There is sufficient number of parking lots to cater to the 699 units here,.
The Warren Site Plan & Unit Mix
The Warren’s site plan consists of 11 residential blocks, with stacks positioned to maximize views and privacy. It also features a clever positioning and design of landscaping areas & facilities, including tennis courts.
The Warren offers a diverse range of unit types, catering to different buyer profiles. The unit mix includes 2-bedroom, 3-bedroom, and 4-bedroom apartments, along with penthouses. The units are known for their spacious layouts, especially when compared to newer developments where units tend to be more compact. The different bedroom types are well spread across different stacks and hence offer a choice of views and feel to suit each different family needs.
The 2-bedroom units, at sizes of 1,033-1,076 square feet, are ideal for small families or young couples. The functional layout optimizes space, with a decent-sized living room and a kitchen that is separate from the dining area.
The 3-bedroom units are at sizes between 1,184 and 1,862 square feet. These units feature a large living area, a separate dining space, and a spacious master bedroom with an en-suite bathroom.
The 4-bedroom units, at sizes approximately from 1,475 square feet onward, are perfect for larger families. The 4-bedroom units offer ample space for a study room or guest room, along with a balcony that overlooks either the pool or the park.The penthouses offer unique features such as double-volume ceilings and private roof terraces. These units comes with floor area above 2,000 square feet and provide a luxurious living space, making them ideal for buyers looking for a more exclusive lifestyle.
The Warren Nearby Amenities
- Schools
There are four (4) primary schools within 1 km: South View PS, Concord PS, Chua Chu Kang PS and De La Salle School, and a few more within 1-2km.
The nearest secondary schools are Bukit Panjang Government High School, Kranji SS and Chua Chu Kang SS.
Jurong Pioneer Junior College and ITE College West provides post-secondary education options for older students.
Enjoy the rejuvenated Choa Chu Kang Library at Lot One Shoppers’ Mall either for your pleasure reading or resource-findings for projects.
- Dining
Hop to nearby Lot One Shoppers’ Mall for various restaurants choice: Ajisen Ramen, Crave, Dian Xiao Er, Pastamania and some Japanese food choice too. Food courts, cafes, fast food chain, quick bites stalls and many more are also within easy reach.
- Miscellaneous
SAFRA Choa Chu Kang for family outing is within 10 minutes walk. For outdoor lovers, Choa Chu Kang Park next to SAFRA is a good choice of green space for jogging and family picnics.
According to URA Master Plan, Cho Chu Kang is poised with further enhancements to public transport infrastructure, green spaces and community facilities.
The Warren Condo: 1-Year Rent Rate Analysis
The rental market for The Warren has remained strong due to its accessibility, facilities, amenities and spacious units. Over the past one (1) year, rental rates in The Warren are at $3,300 to $5,000. The breakdown is as below.
The Warren Condo: Average Rental Yield Analysis
|
Unit Size (sqft) |
Average Monthly Rent (S$) |
Rental Contracts |
Average Price (S$) |
Transactions |
Rental Yield (%) |
|---|---|---|---|---|---|
| 1,000 |
3,732 |
11 |
1,153,250 |
4 |
3.9 |
| 1,100 |
4,000 |
3 |
1,295,000 |
1 |
3.7 |
| 1,200 |
4,075 |
17 |
1,407,400 |
10 |
3.5 |
The Warren Condo: Price Comparison with Nearby Properties
In Conclusion
The Warren presents an attractive option for homebuyers and investors alike, with its blend of accessibility, spacious units, and comprehensive facilities. Its strategic location near the Choa Chu Kang MRT station and nearby amenities like Lot One Shoppers’ Mall add to its convenience, while its proximity to reputable schools makes it ideal for families.
From an investment perspective, The Warren has demonstrated stable capital appreciation over the years. Rental yields remain competitive, ensuring sustained demand from tenants, particularly professionals and expatriates.
The future outlook for The Warren is optimistic, with further government plans to improve transport and enhance the livability of the Choa Chu Kang area. With its combination of robust infrastructure, proximity to schools, and family-friendly environment, The Warren offers both long-term resale potential and a stable rental market.
While it may not match the rapid price appreciation seen in central districts, its suburban tranquility, affordability, and accessibility make it a compelling option for buyers seeking a well-rounded living experience. As urbanization continues to push demand outward, The Warren is well-positioned to benefit from these trends.
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Connect with us if you are interest to understand your property performance before you make any decision to stay-put or to exit. We are just a click or a call away.