The Warren Review — Hillview / Bukit Panjang / Bukit Batok · D23
HuatScore: 65/100 — Good
Is The Warren a good buy?
HuatScore rates The Warren 65/100 — a "Good" verdict. That makes it a conditional buy for buyers who prioritise a central, well-connected address and investors chasing a workable ~3.5% yield. Strongest card: Both anchors locked in. Main watch-out: District price gap is wide. Pricing is reasonable for the location at current market.
Last updated 2026-08-20 · scored against URA caveat data.
Key facts
- Verdict: Good
- Region: Outside Central Region
- Tenure: 99-yr leasehold
- Avg PSF: ~$1,191 psf
- Price from: S$1.2M
Live market data
- Resale transactions (12mo): 17
- Recent resale PSF: ~$1,180 psf
- Gross rental yield: 3.4%
What works in its favour
- Both anchors locked in: 752m to SOUTH VIEW PRIMARY SCHOOL and 199m (~2-min walk) to Choa Chu Kang MRT (Exit D). Strictly within the P1 1km zone, plus walkable to the nearest MRT entrance. This is the non-negotiable demand anchor — kiasu parents AND yield-chasing investors are both your buyers.
- 3-bedder × investment — appreciation sweet spot: Sells into the deepest pool — owner-occupier families. That demand floor drives durable capital appreciation. The investor default for total return, not just headline yield.
What to watch out for
- District price gap is wide: New launch PSF is +30% above the 5–10 year resale median in Hillview / Bukit Panjang / Bukit Batok. Market needs ~6 years of growth to match the entry price.
- Thin transaction volume: Only 17 resale deals in the past year. Equity trap risk — when you want to exit, very few buyers to anchor against.
Who The Warren suits
- Buyers who prioritise a central, well-connected address
- Yield investors — ~3.5% gross is workable; favour larger unit types
- Buyers who value a stable, established neighbourhood over speculative upside
Who should look elsewhere
- Buyers hunting deep relative value — the market has already priced in most of the story
- Short-term flippers — stamp duty + agent fees demand a 5-year minimum hold
- Buyers wanting a guaranteed top-tier primary within 1km walking distance
Huat Kueh says
199m to Choa Chu Kang MRT. Rain also don't need umbrella. Lease 74 years left — financing starts to pinch.