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Neighbourhood Estate Guide: Is Choa Chu Kang The Most Underloved Neighbourhood In Singapore?

One of the few estates without a million-dollar HDB transaction.

Among the 27 HDB towns and estates, there are some that often bask in the limelight. For instance, Queenstown and Bukit Timah are typically highlighted for their record-breaking housing prices. Meanwhile, towns like Yishun are mentioned occasionally for their strange happenings, while newer towns like Punggol and Tengah capture headlines for their future development potential.

Yet there are towns, like Choa Chu Kang, that rarely get much attention despite their long establishment. Located at the northwestern point of the West Region, Choa Chu Kang is not only the smallest but also the most densely populated HDB town.

It was recently announced that Choa Chu Kang town will be rejuvenated with new mixed-use developments and more recreational spaces in the next 5 to 10 years, under the Remaking Our Heartland (ROH) programme. This move is set to increase its appeal to homeowners who wish for established amenities and housing at an affordable price point.

[Editor’s note]: Check out the other neighbourhood estate guides that we have written on: Ang Mo Kio, BidadariBukit MerahEast CoastHougangJurong WestKallangPasir RisQueenstownSengkangSerangoonSentosa Cove,  Tanjong PagarTengahToa PayohWoodlands, and Yishun.

Choa Chu Kang Named After The Kangchu System

Initially a gambier and pepper plantation estate, the name Choa Chu Kang is derived from the Teochew kangchu system. Developed by the Chinese agricultural settlers during the 19th century, the title kangchu, which literally means “master of the riverbank,” was given to the headmen of river settlements in the Johor/Singapore region. As the initial headmen belonged to the Choa (Chua) family, the settlement was referred to as Choa Chu Kang.

The development of Choa Chu Kang (CCK) as a modern, self-sufficient town began with the completion of the town’s first HDB flats at Teck Whye in 1977. The estate comprises 7 neighbourhoods: Choa Chu Kang Central, Choa Chu Kang North, Peng Siang, Yew Tee, Teck Whye, and Keat Hong.

New MRT Line Will Improve Connectivity To The West  

Choa Chu Kang’s transformation as a residential town was boosted by the development of road networks, including the Kranji Expressway (KJE) that connects Jurong to Woodlands.

The estate also has two MRT stations that are part of the North-South Line (NSL) at Choa Chu Kang and Yew Tee, with another new station planned at Brickland by 2034. Additionally, CCK will have two new Jurong Regional Line (JRL) stations by 2029 that will improve connectivity to key areas in the West, such as Jurong Lake District, Jurong Industrial Estate, Jurong Innovation District, and Nanyang Technological University (NTU).

A new integrated transport hub (ITH) will provide seamless connectivity between the Choa Chu Kang MRT interchange station that connects to the Bukit Panjang LRT Line, NSL, JRL, and the Choa Chu Kang bus interchange. There are currently 16 bus services, including feeder bus services, providing connectivity to Tampines in the East, Boon Lay to the West, Kampong Bahru in Central, and Woodlands in the North.

Source: HDB – Integrated Transport Hub

Read Also: How The Jurong Region Line (JRL) Is The Connecting ‘Artery’ To Build Singapore’s Second CBD

Median Resale HDB Home Prices Are Lower Than The Average

Despite the development of the town since the late 1970s, Choa Chu Kang is classified as a non-mature town based on the classification system that began in 1992. This presents homeowners with an opportunity to live in a town with built-up communal amenities at a relatively affordable price point.

On the HDB front, CCK has a high proportion of 4- and 5-room HDB flats with a relatively small volume of 3-room and smaller-sized flats. Comparing the median resale prices for 3- to 5-room HDB flats across all towns, the flats in CCK are generally priced at least $100,000 cheaper for the different categories.

HDB Median Resale Price
Location 3-Room 4-Room 5-Room
Choa Chu Kang * $508,000 $603,000
Bukit Panjang $405,000 $503,000 $620,000
Bukit Batok $378,000 $593,000 $767,500
Jurong East $365,000 $497,500 $628,000
Overall HDB Average $403,000 $610,000 $710,000

*Insufficient transactions data
Source: HDB Resale Statistics 4Q2023

A new public housing development that residents can look forward to is the Heart of Yew Tee integrated development, which is expected to be completed by the first quarter of 2027. It will not only offer housing options for seniors but also house a variety of commercial and healthcare facilities under one roof. These include Choa Chu Kang’s inaugural hawker centre, a community club, a polyclinic, a kidney dialysis centre, and retail shops, among others.

Source: HDB – Heart of Yew Tee integrated development

On the private development front, there are a handful of existing condominium projects, such as The Warren, Northvale, and Yew Tee Residences. CCK also has a few landed clusters at Hong San Walk, Phoenix Road, and the 99-year leasehold Villa Verde.

This good mix of public and private housing options makes it a vibrant family town.

Read Also: February 2024 BTO Sales launch Guide: Bedok, Choa Chu Kang, Hougang, Punggol, Queenstown, And Woodlands

Offers A Wide Selection Of Schools At All Education Levels

Choa Chu Kang town also offers a good selection of schools at different education levels, from kindergarten to tertiary. There are 2 MOE kindergartens, 8 primary schools, and 5 secondary schools, including a Junior College and an ITE College.

MOE Kindergarten
Name Location
MOE Kindergarten @ Kranji 11 Choa Chu Kang Street 54, S689189
MOE Kindergarten @ South View 6 Choa Chu Kang Central, S689762
MOE Primary School
Name Location
Chua Chu Kang Primary School 20 Choa Chu Kang Avenue 2, S689905
Concord Primary School 3 Choa Chu Kang Avenue 4, S689814
De La Salle School 11 Choa Chu Kang Street 52, S689285
Kranji Primary School 11 Choa Chu Kang Street 54,
South View Primary School 6 Choa Chu Kang Central, S689762
Teck Whye Primary School 11 Teck Whye Walk, S688261
Unity Primary School 21 Choa Chu Kang Crescent, S688268
Yew Tee Primary School 10 Choa Chu Kang Street 64, S689100
MOE Secondary School
Name Location
Bukit Panjang Govt High School 7 Choa Chu Kang Avenue 4, S689809
Chua Chu Kang Secondary School 31 Teck Whye Crescent, S688848
Kranji Secondary School 61 Choa Chu Kang Street 51, S689333
Regent Secondary School 50 Choa Chu Kang North 5, S689621
Unity Secondary School 20 Choa Chu Kang Street 62, S689143
Name Location
Jurong Pioneer Junior College 21 Teck Whye Walk, S688258
Institute of Technical Education – College West 1 Choa Chu Kang Grove, S688236

Source: MOE SchoolFinder

Read Also: How Much Do You Have To Pay For School Fees In Singapore

More Greenery Spaces And Communal Facilities To Be Built

Though not renowned for its shopping options, Choa Chu Kang town does have 6 neighbourhood shopping malls that serve the residents daily shopping and dining needs. The largest, Lot One Shoppers’ Mall—next to the Choa Chu Kang MRT station—houses a movie theater among other popular F&B, retail, and banking services. Others, such as Keat Hong Shopping Centre, Limbang Shopping Centre, Sunshine Place, Teck Whye Shopping Centre, and Yew Tee Square, are smaller in scale and serve the nearby catchment of residents.

For those who prefer outdoor activities, Choa Chu Kang Park – the largest park in the town, will be improved to provide more community and landscaped spaces, along with a new nature playgarden.

Other improvements planned under the ROH are the rejuvenation of the urban landscapes at Sungei Peng Siang and Villa Verde Park, with more greenery spaces and scenic jogging routes along the canal.

Additionally, a new activity corridor extending southward from the KJE will offer a combination of active and play areas. This corridor will interconnect with the Limbang Green Spine and Yew Tee Lifestyle corridor, which stretches from Limbang Park to the Pang Sua canal. In addition to these green spaces, a wellness zone within the Brickland and Keat Hong estates is also planned. It will feature a range of facilities, such as new BMX cycling paths and a new Brickland Sport-in-Precinct that will house a sheltered basketball court and multi-generational fitness corners.

Source: HDB – Activity Corridor

With these new improvements and additions, residents would be able to enjoy an active lifestyle within the comforts of their neighbourhood.

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