SCOTTS SQUARE 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 338 units and is TOP 2010.
This profile draws on 50 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.
At roughly 16 years from TOP, SCOTTS SQUARE is in mature-resale territory: a clear track record on capital appreciation, defined renovation and refurbishment cycles, and lease-decay considerations starting to enter the picture (if leasehold).
Within District 9 (Orchard / River Valley), the immediate context for SCOTTS SQUARE 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 50 sales and 845 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the SCOTTS SQUARE dashboard.
- Average sale price: $2,797,106 across 50 transactions
- Estimated gross rental yield: 2.7%
- District 9 PSF ranking: Premium tier (top 5%)
- Freehold tenure · CCR · D9 · 338 units
About SCOTTS SQUARE
SCOTTS SQUARE is a freehold condominium, located at SCOTTS ROAD in District 9 (Orchard, Cairnhill, River Valley) (Core Central Region), developed by WHEELOCK PROPERTIES (S) LTD, comprising 338 residential units, completed in 2010.
As a freehold property, SCOTTS SQUARE does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at SCOTTS SQUARE:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 29 | $3,443 psf | $2,157,290 |
| 2 BR | 10 | $3,168 psf | $3,000,500 |
| 3 BR | 11 | $3,465 psf | $4,298,990 |
Sales Market Overview
SCOTTS SQUARE has recorded 50 sale transactions with an average transaction price of $2,797,106, ranging from $1,750,000 to $5,500,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 15 | $3,600 psf | $2,408,353 | — |
| 2022 | 12 | $3,611 psf | $2,768,082 | ↑ 0.3% |
| 2023 | 4 | $3,147 psf | $3,215,000 | ↓ 12.8% |
| 2024 | 7 | $3,226 psf | $3,320,000 | ↑ 2.5% |
| 2025 | 8 | $3,121 psf | $2,844,375 | ↓ 3.2% |
| 2026 | 4 | $3,040 psf | $2,914,500 | ↓ 2.6% |
SCOTTS SQUARE ranks in the top 5% of condos in District 9 by average PSF.
Compared to the CCR average of $2,447 psf, SCOTTS SQUARE trades 38.6% above the segment benchmark.
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Rental Market Overview
SCOTTS SQUARE has recorded 845 rental transactions with monthly rents averaging $6,337/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 1 BR | 446 | $4,978/mo | $3,167/mo | $7,000/mo |
| 2 BR | 221 | $7,111/mo | $5,000/mo | $9,500/mo |
| 3 BR | 178 | $8,782/mo | $5,800/mo | $12,500/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 165 | $5,358/mo |
| 2022 | 162 | $5,999/mo |
| 2023 | 162 | $7,011/mo |
| 2024 | 166 | $6,561/mo |
| 2025 | 161 | $6,698/mo |
| 2026 | 29 | $6,752/mo |
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Investment Analysis
Based on average rents and sale prices, SCOTTS SQUARE delivers an estimated gross rental yield of 2.7%. 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 SQUARE (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- SCOTTS SQUARE
- Orchard MRT
- Orchard MRT
- Orchard Boulevard MRT
- Somerset MRT
- Newton MRT
- St. Anthony'
- ISS International School (Preston)
- ISS International School (Paterson)
Nearby MRT Stations
SCOTTS SQUARE is 220m from Orchard MRT (North-South Line), with 8 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Orchard | NS22 | North-South Line | 220m |
| Orchard | TE14 | Thomson-East Coast Line | 220m |
| Orchard Boulevard | TE13 | Thomson-East Coast Line | 400m |
| Somerset | NS23 | North-South Line | 850m |
| Newton | NS21 | North-South Line | 1.1 km |
| Newton | DT11 | Downtown Line | 1.1 km |
| Great World | TE15 | Thomson-East Coast Line | 1.2 km |
| Napier | TE12 | Thomson-East Coast Line | 1.2 km |
Nearby Schools
There are 18 schools within 2 km of SCOTTS SQUARE, including 5 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| St. Anthony's Primary School | Primary | 330m |
| ISS International School (Preston) | International | 760m |
| ISS International School (Paterson) | International | 770m |
| Chatsworth International School (Orchard) | International | 780m |
| ACS (Junior) | Primary | 980m |
| Anglo-Chinese School (Primary) | Primary | 1.1 km |
| Kheng Cheng School | Primary | 1.2 km |
| Singapore Chinese Girls' School (Primary) | Primary | 1.2 km |
| Methodist Girls' School | Secondary | 1.3 km |
| Methodist Girls' School (Primary) | Primary | 1.4 km |
| St. Margaret's Primary School | Primary | 1.4 km |
| Tanglin Secondary School | Secondary | 1.5 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.
Genuine walk-to-MRT access. Orchard sits about 0.22km away — true walking distance, not the elastic 800m claim that some listings stretch. For tenants and commuter-owners, this anchors rental demand and supports a steady capital-value floor across cycles.
Established price discovery. 50 transactions in URA REALIS (TTM avg $3,041 psf, median sale $2,326,100) gives a deep enough sample to underwrite the project without guessing. Buyers can triangulate fair-value with confidence from per-bedroom, per-stack, per-floor comparables.
Solid facilities scale. 338 units is large enough to support pool, gym, function rooms, and BBQ pavilions without the booking-pressure issues that smaller boutique developments face. Per-unit maintenance is in a manageable band.
School-belt proximity. St. Anthony's Primary School sits about 0.33km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
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": "amber",
"reason": "Adequate price discovery; verify per-bedroom net yield manually"
},
{
"persona": "Foreign professional (expat)",
"fit_color": "green",
"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 SQUARE 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. 50 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 SQUARE?
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Is SCOTTS SQUARE freehold or leasehold?
How far is the nearest MRT from SCOTTS SQUARE?
What is the tenure of SCOTTS SQUARE?
How does SCOTTS SQUARE 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: 50 transactions analysed
- Rental data: 845 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 SQUARE
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.