The Warren
The Warren is a 99-year lease (74 yrs left) condominium development in District 23 (Bukit Batok / Bukit Panjang / Choa Chu Kang). It has 95 recorded private transactions. Latest sale: $1,550,000 (Oct 2026, 119 sqm, floors 01-05). Median $1,131/sqft. Prices up 25.3% over the period. 74 years lease remaining.
Where The Warren ranks in District 23
All 74 projects ›Median psf over time
Estimate a unit at The Warren
Based on URA transactions for this development. Pick a floor band and unit size.
Projection blends market growth with Bala's Table lease decay. Past growth does not guarantee future performance. Not financial advice.
Lease decay
99-year leasehold. Under Bala's Table (SLA's leasehold relativity model), value decays faster as the lease shortens — currently about 0.30% a year.
Price by floor
| Floor band | Median psf | Transactions |
|---|---|---|
| 01-05 | $1,068 | 43 |
| 06-10 | $1,132 | 34 |
| 11-15 | $1,214 | 18 |
Recent transactions
| Date | Floor | Type | Area | Price | psf |
|---|---|---|---|---|---|
| Oct 2026 | 01-05 | Resale | 119 sqm | $1,550,000 | $1,210 |
| Oct 2026 | 06-10 | Resale | 113 sqm | $1,505,000 | $1,237 |
| Sep 2026 | 06-10 | Resale | 114 sqm | $1,510,000 | $1,231 |
| Sep 2026 | 06-10 | Resale | 113 sqm | $1,550,000 | $1,274 |
| Aug 2026 | 06-10 | Resale | 115 sqm | $1,610,000 | $1,301 |
| Aug 2026 | 11-15 | Resale | 115 sqm | $1,540,000 | $1,244 |
| Aug 2026 | 11-15 | Resale | 121 sqm | $1,580,000 | $1,213 |
| Aug 2026 | 01-05 | Resale | 112 sqm | $1,410,000 | $1,170 |
| Jul 2026 | 01-05 | Resale | 114 sqm | $1,518,000 | $1,237 |
| May 2026 | 11-15 | Resale | 97 sqm | $1,268,000 | $1,214 |
| May 2026 | 01-05 | Resale | 115 sqm | $1,540,000 | $1,244 |
| Apr 2026 | 11-15 | Resale | 116 sqm | $1,530,000 | $1,225 |
| Apr 2026 | 01-05 | Resale | 97 sqm | $1,200,000 | $1,149 |
| Apr 2026 | 06-10 | Resale | 99 sqm | $1,240,000 | $1,164 |
| Apr 2026 | 01-05 | Resale | 114 sqm | $1,450,000 | $1,182 |
| Mar 2026 | 06-10 | Resale | 117 sqm | $1,500,000 | $1,191 |
| Feb 2026 | 06-10 | Resale | 99 sqm | $1,280,000 | $1,201 |
| Jan 2026 | 01-05 | Resale | 97 sqm | $1,200,000 | $1,149 |
| Jan 2026 | 01-05 | Resale | 98 sqm | $1,238,888 | $1,174 |
| Jan 2026 | 01-05 | Resale | 155 sqm | $2,000,000 | $1,199 |
| Dec 2025 | 11-15 | Resale | 143 sqm | $1,900,000 | $1,234 |
| Oct 2025 | 06-10 | Resale | 115 sqm | $1,528,000 | $1,234 |
| Sep 2025 | 06-10 | Resale | 97 sqm | $1,220,000 | $1,168 |
| Sep 2025 | 11-15 | Resale | 115 sqm | $1,575,000 | $1,272 |
| Sep 2025 | 06-10 | Resale | 115 sqm | $1,400,000 | $1,131 |
The Warren is inside the 1 km Primary 1 priority zone for 4 primary schools. When a school is oversubscribed, MOE ballots by home–school distance, and homes within 1 km are drawn first.
- This home
- School within 1 km
- School 1–2 km
- 1km ring, top priority
- 2km ring, next tier
Straight-line distances, the basis MOE uses for Home–School Distance priority. Tap a school to open it. Map © OneMap, SLA.
Private condos and apartments closest to The Warren, with their median resale psf. Useful for comparing what The Warren costs per square foot against nearby developments.
About The Warren
Prices at The Warren in District 23 (Bukit Batok / Bukit Panjang / Choa Chu Kang) have risen sharply, up about 25.3% over the data window (around 4.7% a year). Its $1,131 psf median sits about 20% below the District 23 median, cheaper than about 77% of projects there. It has a regular flow of transactions, with 95 sales between 2021-11 and 2026-10, ranging from $948,000 to $2,600,000. The most recent transaction was a 119 sqm unit (floors 01-05) at $1,550,000 in Oct 2026, and the median is $1,131 psf. Higher floors carry a premium, with the 11-15 band about 14% per square foot above the 01-05 band. On Bala's Table (the SLA leasehold valuation model), the relativity ratio at 74 years remaining is 0.9216, an annual lease decay of about 0.30%. All transaction data is sourced from the Urban Redevelopment Authority (URA) and updated regularly.
How much does a unit at The Warren cost?
The most recent transaction at The Warren was $1,550,000 for a 119 sqm unit in 2026-10. The median price is $1,131 per square foot across 95 transactions, ranging from $948,000 to $2,600,000. Data sourced from URA.
Is The Warren freehold or leasehold?
The Warren is on a 99-year lease commencing in 2001, with approximately 74 years remaining. Under Bala's Table, the annual lease decay at this point is about 0.30%.
What is the price per square foot (psf) at The Warren?
The median price at The Warren is $1,131 psf, with transactions ranging from $878 to $1,301 psf. This is based on 95 URA-recorded transactions in District 23.
Have prices at The Warren gone up or down?
Prices at The Warren have increased by approximately 25.3% over the data period (around 4.7% a year). The median price is currently $1,131 psf, with the most recent sale at $1,550,000 in 2026-10.