THE WARREN
UrbanLens Analysis
THE WARREN commands $1,163 PSF -- 21% below what District 23 typically fetches ($1,471 PSF). Choa Chu Kang MRT sits just 178m away (2-min walk), a clear connectivity win. Against HILLHAVEN at $2,133 PSF, the 45% discount is worth examining closely.
Prices have surged 15.8% in two years. That is strong performance, though buyers entering now face elevated downside risk. 36 transactions over two years gives deep liquidity and reliable pricing signals. For context, THE MYST has lost 0.4% over the same period.
With ~74 years on a 99-year lease, financing and CPF remain fully unconstrained. Lease decay is a non-issue at this stage. Gross yield of 3.2% tracks the OCR average of 3.4%. At $4,110/month median rent, income is market-rate -- neither a standout nor a weakness.
At 699 units, this is a mega-development. Maintenance economies and extensive amenities are the upside; oversupply during downturns is the risk.
Nearby Comparables
| Development | Median PSF | Yield | 2Y Change |
|---|---|---|---|
| HILLHAVEN | $2,133 | — | +3.3% |
| LUMINA GRAND | $1,517 | — | -0.6% |
| SOL ACRES | $1,467 | — | +7.7% |
| THE MYST | $2,071 | — | -0.4% |
| THE BOTANY AT DAIRY FARM | $2,010 | — | -2.4% |
PSF Trend
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