SCOTTS 28 is a freehold development along SCOTTS ROAD in District 9 (Orchard / River Valley), part of the CCR segment of Singapore's private residential market. The project comprises 136 units and is TOP 1999.
This profile draws on 14 recorded transactions from URA REALIS to frame the project's character: who actually lives here, who buys here, and where the pricing sits relative to immediate alternatives. For the broader district context, see the Singapore price-heatmap map.
The project is in its mature or late-resale phase, where lease tenure (for leasehold stock), redevelopment optionality, and en-bloc potential all start to weigh more on the investment thesis than current rental yield.
Within District 9 (Orchard / River Valley), the immediate context for SCOTTS 28 is shaped by the broader URA Master Plan zoning for the area, ongoing or planned infrastructure (MRT extensions, expressway changes, school relocations), and the supply pipeline of nearby launches. See the URA Master Plan 2019 for the precinct-specific land-use overlay before underwriting medium-term capital appreciation.
We track 14 sales and 222 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the SCOTTS 28 dashboard.
- Average sale price: $3,808,286 across 14 transactions
- Estimated gross rental yield: 2.3%
- District 9 PSF ranking: Above average (top 39%)
- Freehold tenure · CCR · D9 · 136 units
About SCOTTS 28
SCOTTS 28 is a freehold condominium, located at SCOTTS ROAD in District 9 (Orchard, Cairnhill, River Valley) (Core Central Region), developed by POUSSAIN PTE LTD (HPL & MCL), comprising 136 residential units, completed in 1999.
As a freehold property, SCOTTS 28 does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at SCOTTS 28:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 3 | $2,161 psf | $2,372,667 |
| 4 BR | 7 | $2,336 psf | $3,876,857 |
| 5+ BR | 4 | $2,291 psf | $4,765,000 |
Sales Market Overview
SCOTTS 28 has recorded 14 sale transactions with an average transaction price of $3,808,286, ranging from $2,250,000 to $5,060,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 3 | $2,255 psf | $4,146,667 | — |
| 2022 | 4 | $2,260 psf | $3,115,000 | ↑ 0.2% |
| 2023 | 2 | $2,438 psf | $4,134,000 | ↑ 7.9% |
| 2024 | 2 | $2,219 psf | $3,074,000 | ↓ 9.0% |
| 2025 | 3 | $2,294 psf | $4,666,667 | ↑ 3.4% |
SCOTTS 28 ranks in the top 39% of condos in District 9 by average PSF.
Compared to the CCR average of $2,447 psf, SCOTTS 28 trades 6.6% below the segment benchmark.
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Rental Market Overview
SCOTTS 28 has recorded 222 rental transactions with monthly rents averaging $7,285/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 1 BR | 48 | $5,022/mo | $3,800/mo | $7,000/mo |
| 3 BR | 171 | $7,732/mo | $5,250/mo | $18,000/mo |
| 4 BR | 3 | $18,000/mo | $18,000/mo | $18,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 53 | $5,675/mo |
| 2022 | 39 | $7,178/mo |
| 2023 | 37 | $8,635/mo |
| 2024 | 41 | $7,324/mo |
| 2025 | 42 | $7,693/mo |
| 2026 | 10 | $9,365/mo |
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Investment Analysis
Based on average rents and sale prices, SCOTTS 28 delivers an estimated gross rental yield of 2.3%. This is below the 3% benchmark, suggesting stronger capital appreciation potential.
Competing Condos in District 9
Side-by-side comparison against the most actively traded condos in District 9 (Orchard, Cairnhill, River Valley):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| IRWELL HILL RESIDENCES | 99 yrs lease commencing from 2020 | 540 | $2,728 psf | 580 |
| RIVER GREEN | 99 yrs lease commencing from 2024 | 524 | $3,138 psf | 491 |
| RIVER MODERN | 99 years leasehold | — | $3,239 psf | 421 |
| THE AVENIR | Freehold | 376 | $3,190 psf | 322 |
| KOPAR AT NEWTON | 99 yrs lease commencing from 2019 | 378 | $2,511 psf | 251 |
Location Map
Map shows SCOTTS 28 (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- SCOTTS 28
- Newton MRT
- Newton MRT
- Orchard MRT
- Orchard MRT
- Orchard Boulevard MRT
- St. Anthony'
- Anglo-Chinese School (Primary)
- Singapore Chinese Girls'
Nearby MRT Stations
SCOTTS 28 is 570m from Newton MRT (North-South Line), with 7 stations within 1.5 km.
Nearby Schools
There are 19 schools within 2 km of SCOTTS 28, including 6 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| St. Anthony's Primary School | Primary | 170m |
| Anglo-Chinese School (Primary) | Primary | 660m |
| Singapore Chinese Girls' School (Primary) | Primary | 750m |
| ISS International School (Preston) | International | 770m |
| ISS International School (Paterson) | International | 820m |
| ACS (Junior) | Primary | 950m |
| St. Margaret's Primary School | Primary | 1.0 km |
| Chatsworth International School (Orchard) | International | 1.0 km |
| St. Margaret's Secondary School | Secondary | 1.1 km |
| Methodist Girls' School | Secondary | 1.4 km |
| Methodist Girls' School (Primary) | Primary | 1.6 km |
| St. Joseph's Institution | Secondary | 1.6 km |
Tenure resilience. Freehold tenure removes the lease-decay headwind that affects 99-year leasehold stock from ~year 60 onward. CPF eligibility, loan-tenure caps, and resale buyer pool are all preserved without the time-decay clock. For long holds (15+ years), this matters meaningfully more than headline PSF.
Walking-distance MRT. Newton is about 0.57km — within the conventional 10-minute walk threshold most tenants accept. The project benefits from the public-transport premium without the price compression that <500m flagship stations command.
School-belt proximity. St. Anthony's Primary School sits about 0.17km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Thin transaction history. With only 14 recorded sales, comparable-sales analysis is fragile — a single outlier transaction can skew the apparent price level by 5-10%. Triangulate with nearby district comparables rather than rely on within-project averages alone.
Cycle-sensitivity. Like all Singapore private residential, the project's capital appreciation and rental yields move with broader macro factors — mortgage rate environment, MAS macroprudential stance (TDSR, ABSD), and the supply-pipeline tempo. Build a 5pp rate buffer into your stress test.
[
{
"persona": "Young couple, first home",
"fit_color": "green",
"reason": "Long balance lease + likely sub-CCR pricing"
},
{
"persona": "Family with school-age kids",
"fit_color": "green",
"reason": "Nearby schools support MOE registration priority"
},
{
"persona": "CBD commuter",
"fit_color": "green",
"reason": "Walking-distance MRT supports daily commute"
},
{
"persona": "Rental investor (yield-focused)",
"fit_color": "red",
"reason": "Thin transaction history makes underwriting fragile"
},
{
"persona": "Foreign professional (expat)",
"fit_color": "amber",
"reason": "MRT plus mid-size facility suite typically meets expat-tenant criteria"
},
{
"persona": "Long-term hold (10+ yr)",
"fit_color": "green",
"reason": "Tenure supports CPF + buyer-pool through hold"
}
]
Composite assessment: SCOTTS 28 hits the three structural levers that anchor long-term Singapore residential value: a prime district position, walkable MRT, and a long balance lease. Premium pricing is the trade-off; buyers paying that premium are buying scarcity rather than yield. 14 transactions in URA REALIS provide the data foundation for this view.
Suggested holding period for most buyer profiles: 8-15 years to absorb full cycle and capture the prime-district capital-appreciation thesis. Cross-reference per-bedroom net yield against district comparables via the compare-tool, model monthly cash-flow with the mortgage calculator, and confirm your effective BSD+ABSD cost using the stamp-duty calculator before finalising. This profile is informational; not a personal investment recommendation.
FAQ
What is the average price for SCOTTS 28?
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Is SCOTTS 28 freehold or leasehold?
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How does SCOTTS 28 compare to other projects in the district?
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Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 14 transactions analysed
- Rental data: 222 lease records analysed
- Gross yield = (avg monthly rent × 12) / avg sale price
Median values used to minimise outlier impact. PSF = price per square foot.
View Live Data for SCOTTS 28
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.