The Warren

The ground under it was tendered in 2001. Both ends of that are public; nobody puts them together.

The land under The Warren

HDB put this parcel out to tender and names The Warren as what was built on it. Everything below is from that tender: the dates, the winning price, and the 5 bids that came in.

  1. Tender launched17 Jan 2001
  2. Tender closed22 Mar 20015 bids received
  3. Awarded24 Mar 2001Cuxhaven Pte Ltd
  4. Winning tenderS$158,708,000HDB publishes no gross floor area for this site, so a rate per square foot cannot be worked out from what is published
Parcel
Choa Chu Kang S7 Choa Chu Kang Loop
Site area
29,093 sq m
Lease
99 yrs
Plot ratio
2.8
Gross floor area
Not published
Sold as
Condominium
Every bid — all 5, as HDB published them
Ranked by amount. The gap column is each bid measured against the winning one — subtraction, not a judgement about whether anyone bid well.
#TendererBidBehind the winner
1Cuxhaven Pte LtdS$158,708,000—
2Bishan Properties Pte LtdS$155,315,000S$3,393,000 · 2.1%
3Centrepoint Properties LtdS$140,900,000S$17,808,000 · 11.2%
4Winlite Investment Pte LtdS$137,132,800S$21,575,200 · 13.6%
5Union Investment Holding Pte LtdS$123,635,000S$35,073,000 · 22.1%

What the land cost and what a unit sells for are not two ends of one sum. Between them sit construction over a multi-year build, financing, the development charge, marketing and agent commissions, GST, and the cost of holding unsold units. None of those is published for a named project, so this site does not estimate a developer’s cost or margin and no figure here should be read as one.

Source: HDB — Sites Sold by HDB · tender awarded 24 Mar 2001 · transcribed from HDB’s published tables on 2026-08-31 · prices are nominal and are not adjusted for inflation. HDB names the development on this row as “The Warren”. This parcel, from tender to today · Every land sale

What has been filed there since

2001 · the groundS$158,708,000HDB publishes no gross floor area for this parcel, so no rate can be worked out
Today · the homes on it$1,101median of 92 filed transactions, 2021-09 to 2026-09

Year by year, for a median-sized unit

100–110 sqm band. Counts in brackets; a year with fewer than 3 filed sales is kept and marked rather than dropped, because a reader can discount a thin year and cannot discount one that was silently removed.
YearMedian psfAgainst the year before
2021$938 (1)—
2022$997 (1)+6.3%

The two ends of this page are not two ends of one sum. Between the tender and the first unit sold sit construction over a multi-year build, financing, the development charge, marketing and agent commissions, GST, and the cost of holding unsold stock. None of those is published for a named project, so nothing here estimates a developer’s cost or margin and no figure on this page should be read as one. Why that is refused.

The rest of it