The Scala stands at 120–136 Serangoon Avenue 3, a pair of 17-storey towers quietly anchoring one of District 19’s most liveable pockets. Completed in 2014 and developed by Hong Leong Holdings, this 468-unit leasehold project has spent the better part of a decade proving that proximity to an MRT station, a sensible unit-mix, and a well-maintained estate can sustain buyer interest long after the launch excitement fades. With a 99-year lease commencing in 2010 and roughly 84 years remaining as of 2026, The Scala sits in the comfortable middle of its life cycle — past the initial lease-decay discount window yet well clear of the “70-year cliff” that starts to constrain bank financing. Sale prices over the past 12 months have tracked between S$1,834 and S$2,064 per square foot, placing The Scala firmly in the upper tier of Outside Central Region (OCR) resale stock, a premium the market has consistently ascribed to its near-zero walk time to Lorong Chuan MRT on the Circle Line.1
Snapshot as of 2026-05 — figures above reflect publicly available URA/HDB data at the time of this editorial review (as of 2026-05).
District 19 encompasses the Serangoon, Lorong Chuan, and Hougang corridors — a broad OCR band that has historically traded at a meaningful discount to Core Central Region (CCR) addresses while punching above its weight on rental demand. In Q1 2025, OCR private residential prices rose 1.3%, reaching an index-tracked average of S$1,545 psf across all segments, and full-year 2025 transaction volumes confirmed that District 19 remained among the most actively traded districts in Singapore, recording close to 2,500 caveats.2 The Scala’s sub-market — the Lorong Chuan micro-node — is even tighter: a compact cluster of freehold and 99-year projects around the Circle Line station, bounded by Serangoon MRT (NEL/CCL interchange, roughly 12 minutes on foot or two stations by train) to the south and the landed enclave of Serangoon Gardens to the north. New supply in this exact catchment is limited; the Chuan Park redevelopment nearby has introduced fresh competition, but its launch pricing in the S$2,200–S$2,400 psf range effectively acts as a price anchor that flatters The Scala’s resale values rather than undercutting them. Rental demand in the corridor draws from INSEAD’s Asia campus in One-North (reachable by CCL), the Australian International School Singapore adjacent to the estate, and a steady cohort of professionals who value a single-transfer commute to the CBD via the CCL/NEL interchange at Serangoon. Gross rental yields for District 19 condos averaged approximately 3.5–4.0% in 2025, with The Scala’s efficient floor plans — 1- to 4-bedroom units ranging from 474 to 2,142 square feet — supporting the upper end of that range for smaller unit types.2
We track 101 sales and 794 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the THE SCALA dashboard.
- Average sale price: $1,449,666 across 101 transactions
- Estimated gross rental yield: 3.4%
- District 19 PSF ranking: Premium tier (top 19%)
- 99 yrs lease commencing from 2010 · OCR · D19 · 468 units
About THE SCALA
THE SCALA is a 99 yrs lease commencing from 2010 condominium, located at SERANGOON AVENUE 3 in District 19 (Punggol, Hougang, Serangoon Gardens) (Outside Central Region), developed by CIRCLE LINE PTE LTD, comprising 468 residential units, completed in 2014.
With approximately 83 years remaining on its 99-year lease, the property qualifies for full bank financing and CPF usage.
Unit Mix Distribution
Transaction data breakdown by bedroom type at THE SCALA:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| Studio | 26 | $1,756 psf | $833,688 |
| 1 BR | 1 | $1,537 psf | $910,000 |
| 2 BR | 45 | $1,757 psf | $1,538,017 |
| 3 BR | 25 | $1,700 psf | $1,826,982 |
| 4 BR | 4 | $1,474 psf | $2,236,250 |
Sales Market Overview
THE SCALA has recorded 101 sale transactions with an average transaction price of $1,449,666, ranging from $760,000 to $2,680,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 22 | $1,525 psf | $1,318,990 | — |
| 2022 | 21 | $1,651 psf | $1,375,698 | ↑ 8.3% |
| 2023 | 16 | $1,688 psf | $1,277,743 | ↑ 2.3% |
| 2024 | 20 | $1,841 psf | $1,543,450 | ↑ 9.1% |
| 2025 | 17 | $1,941 psf | $1,724,235 | ↑ 5.4% |
| 2026 | 5 | $1,921 psf | $1,576,778 | ↓ 1.0% |
THE SCALA ranks in the top 19% of condos in District 19 by average PSF.
Compared to the OCR average of $1,550 psf, THE SCALA trades 11.6% above the segment benchmark.
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Rental Market Overview
THE SCALA has recorded 794 rental transactions with monthly rents averaging $4,068/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 1 BR | 224 | $2,950/mo | $2,050/mo | $4,200/mo |
| 2 BR | 369 | $4,084/mo | $2,600/mo | $7,500/mo |
| 3 BR | 179 | $5,191/mo | $3,500/mo | $8,000/mo |
| 4 BR | 22 | $6,042/mo | $4,000/mo | $7,500/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 146 | $3,116/mo |
| 2022 | 164 | $3,719/mo |
| 2023 | 141 | $4,522/mo |
| 2024 | 143 | $4,520/mo |
| 2025 | 164 | $4,306/mo |
| 2026 | 36 | $4,860/mo |
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Investment Analysis
Based on average rents and sale prices, THE SCALA delivers an estimated gross rental yield of 3.4%. This is above the Singapore-wide benchmark of approximately 3%.
Competing Condos in District 19
Side-by-side comparison against the most actively traded condos in District 19 (Punggol, Hougang, Serangoon Gardens):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| CHUAN PARK | 99 yrs lease commencing from 2024 | 916 | $2,596 psf | 860 |
| THE FLORENCE RESIDENCES | 99 yrs lease commencing from 2018 | 1410 | $1,746 psf | 844 |
| RIVERFRONT RESIDENCES | 99 yrs lease commencing from 2018 | 1451 | $1,589 psf | 622 |
| AFFINITY AT SERANGOON | 99 yrs lease commencing from 2018 | 1012 | $1,699 psf | 596 |
| SERANGOON GARDEN ESTATE | Freehold | — | $1,735 psf | 462 |
Location Map
Map shows THE SCALA (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- THE SCALA
- Lorong Chuan MRT
- Serangoon MRT
- Serangoon MRT
- Woodleigh MRT
- Maris Stella High School (Primary)
- Maris Stella High School
- Serangoon Secondary School
Nearby MRT Stations
THE SCALA is 150m from Lorong Chuan MRT (Circle Line), with 4 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Lorong Chuan | CC14 | Circle Line | 150m |
| Serangoon | NE12 | North-East Line | 930m |
| Serangoon | CC13 | Circle Line | 930m |
| Woodleigh | NE11 | North-East Line | 1.5 km |
Nearby Schools
There are 18 schools within 2 km of THE SCALA, including 2 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Maris Stella High School (Primary) | Primary | 990m |
| Maris Stella High School | Secondary | 990m |
| Serangoon Secondary School | Secondary | 1.2 km |
| Cedar Primary School | Primary | 1.2 km |
| Cedar Girls' Secondary School | Secondary | 1.2 km |
| Bowen Secondary School | Secondary | 1.4 km |
| Serangoon Garden Secondary School | Secondary | 1.5 km |
| Yuying Secondary School | Secondary | 1.6 km |
| Ai Tong School | Primary | 1.7 km |
| Bartley Secondary School | Secondary | 1.7 km |
| Stamford Primary School | Primary | 1.8 km |
| Assumption Pathway School | Secondary | 1.8 km |
Direct MRT connectivity. The Scala’s most bankable advantage is a sheltered walkway that connects the lift lobbies of both towers to Lorong Chuan MRT (CC14) without stepping outdoors. In Singapore’s climate, this “zero-exposure” link is a meaningful quality-of-life differentiator — and a durable rental marketing point. The Circle Line offers one-stop access to Serangoon interchange (NEL/CCL), Bishan (NS/CC), and onward to Orchard, Marina Bay, and Harbourfront without changing lines, making the estate attractive to tenants whose employers are spread across the city-fringe and central corridor.1
Established school ecosystem. Within a 1-kilometre radius sit St Gabriel’s Primary School, Zhonghua Primary and Secondary Schools, Yangzheng Primary, and Nanyang Junior College. The Australian International School Singapore is essentially adjacent to the estate. For families with school-going children — both Singaporean and expatriate — this concentration of educational institutions is a decisive factor. It also anchors a stable base of longer-tenure tenants (2–3 year leases tied to school proximity), which reduces void periods for investor-owners.
Compact and efficient floor plans. Hong Leong’s design philosophy at The Scala emphasised low-wastage layouts: bedrooms, living, and kitchen areas are proportioned for practical use rather than inflated gross floor area. A 2-bedroom unit at roughly 850–900 square feet feels usable in a way that larger-footprint peers at the same PSF do not. This translates to lower absolute entry prices — a S$1.5M–S$1.65M outlay for a 2-bedroom resale unit versus S$1.8M–S$2.0M at newer CCR-fringe projects — while keeping monthly rentals competitive in the S$3,500–S$5,000 band for 2-bedroom configurations.
26-facility estate with distinctive touches. The Scala’s facilities count of 26 is generous for a 468-unit project, encompassing two lap pools, a children’s pool, spa pool, steam bath, gymnasium, BBQ pits, and a well-publicised pizza pavilion with a wood-fired oven — a feature that consistently appears in resident reviews as a social focal point. A biopond adds a naturalistic quality to the landscaping that is uncommon in estates of this vintage and scale.1
Lease tenure countdown. With roughly 84 years remaining on a lease that commenced in 2010, The Scala is not yet in distressed-lease territory, but buyers financing a purchase today should model a hold period carefully. Under current Monetary Authority of Singapore (MAS) rules, maximum Loan-to-Value ratios begin stepping down as lease remaining at loan maturity falls below 30 years. For a 25-year mortgage taken in 2026, the lease remaining at loan maturity (2051) would be approximately 59 years — comfortably above the financing threshold for now. However, buyers planning to hold for 15–20 years before selling face the compounding effect of lease decay on buyer pool and resale price: use our Lease Decay Calculator to model the expected haircut under different holding-period assumptions. This is not a red flag for the decade ahead but is a structural consideration that distinguishes The Scala from freehold or longer-tenure alternatives in the vicinity.
OCR PSF premium over peers. At S$1,900–S$2,064 psf, The Scala trades at the upper end of OCR resale benchmarks. The premium reflects MRT proximity and school belt positioning, but it compresses the margin of safety for buyers seeking below-market-rate entry. Comparative analysis using the District Comparison tool shows that District 19 new launch PSF (for projects like Chuan Park Residences) is running S$200–S$400 above The Scala resale, which provides some valuation support — but the gap is narrower than in softer OCR sub-markets.
Two-block estate dynamics. With 468 units across two towers, The Scala has a reasonably active resale and rental market, but it is not large enough to be fully liquid on a week-to-week basis. Sellers occasionally encounter a thin buyer pool if multiple units are listed simultaneously. Management Corporation Strata Title (MCST) decision-making is concentrated among a smaller owner base, which can be efficient but can also lead to slower consensus on major upgrading works as the estate ages into its second decade.
Limited retail at footstep. The Scala’s immediate street-level environment is residential rather than retail-activated. The nearest coffee shop and convenience retail require a short walk or the MRT to NEX (two stops at Serangoon MRT) or Serangoon Gardens village. Families accustomed to ground-floor retail or a hawker centre within the estate should factor this into their lifestyle assessment.
[
{
"persona": "Dual-income professional couple, no children, working in Orchard or Marina Bay",
"fit_color": "green",
"reason": "Sheltered walk to Lorong Chuan MRT (CC14) puts Orchard at roughly 25 minutes and Marina Bay at 30 minutes door-to-platform via the CCL. The 1- and 2-bedroom unit sizes hit the S$900K–S$1.65M price band that maximises TDSR headroom on a combined income. Use the <a href=\"/calculator/tdsr\">TDSR Calculator</a> to confirm your debt servicing ratio before committing."
},
{
"persona": "Expatriate family with school-age children enrolled at Australian International School Singapore",
"fit_color": "green",
"reason": "The Australian International School Singapore sits virtually adjacent to the estate, making The Scala one of the few condos in Singapore where school drop-off is a 5-minute walk. The 3- and 4-bedroom units (1,300–2,142 sqft) suit family living and are competitively priced versus CCR counterparts. Rental tenancy for similar profiles commands S$6,500–S$8,000 per month, underwriting yield for investor-owners in this segment."
},
{
"persona": "Singapore citizen HDB upgrader, household income S$12,000–S$18,000",
"fit_color": "green",
"reason": "The Scala’s 2-bedroom absolute price of S$1.5M–S$1.65M is achievable for an upgrader who has accrued S$350K–S$500K in HDB sale proceeds and CPF OA savings. Run the <a href=\"/calculator/affordability\">Affordability Calculator</a> and <a href=\"/calculator/stamp-duty\">Stamp Duty Calculator</a> to map out BSD and ABSD exposure. The key risk to model is the timeline: if you are decoupling or selling the HDB first, factor in the Seller’s Stamp Duty window and use the <a href=\"/calculator/decoupling\">Decoupling Calculator</a> if joint ownership applies."
},
{
"persona": "Buy-to-let investor targeting 3.5%+ gross yield in a stable rental sub-market",
"fit_color": "yellow",
"reason": "The Scala’s gross yield sits at approximately 3.5–4.0% on 1- and 2-bedroom units based on 2025 rental evidence (S$3,000–S$5,000 per month). This is respectable for an OCR CCL-adjacent asset. The caution is that the OCR PSF premium at ~S$1,950 psf leaves a thinner yield margin than comparable projects in the mid-Hougang or Punggol sub-markets. Use the <a href=\"/calculator/roi\">ROI Calculator</a> and <a href=\"/calculator/cash-flow\">Cash Flow Calculator</a> to stress-test net yield after mortgage, maintenance fees (~S$400–S$500 per month), property tax, and agent fees. Investors optimising purely on yield may find better entry points elsewhere in District 19."
},
{
"persona": "Parent purchasing for child attending Nanyang Junior College or nearby secondary schools",
"fit_color": "green",
"reason": "Nanyang Junior College is a 10–12 minute walk from The Scala. Combined with Zhonghua Secondary and Yangzheng Primary in the same precinct, the estate sits within the school belt that drives long-term residential demand and limits price softness in downturns. A 1-bedroom unit can serve as a parental investment property with a secondary use as student accommodation, with yield supported by the perennial demand from school-linked tenants."
},
{
"persona": "Long-hold retirement asset buyer (50s, planning to own 20+ years)",
"fit_color": "yellow",
"reason": "A 20-year hold from 2026 leaves the property with approximately 64 years of lease at point of eventual sale — still well above the 60-year MAS financing threshold, but trending toward the window where buyers will begin factoring lease anxiety into their offers. The MRT proximity and school-belt fundamentals remain structural supports. Buyers in this category should stress-test resale value using the <a href=\"/calculator/lease-decay\">Lease Decay Calculator</a> and plan for the possibility that exit liquidity in 2045–2050 may require a longer marketing period or price negotiation versus freehold comparables."
}
]
The Scala is a well-located, well-maintained OCR condominium that has aged gracefully. The sheltered MRT link to Lorong Chuan is a genuinely rare convenience that sustains both rental demand and resale premiums, and the surrounding school ecosystem keeps family-tenant turnover low. At S$1,900–S$2,050 psf, the estate is priced to reflect these advantages — buyers are not getting a bargain, but they are getting transparent, durable value drivers rather than speculative upside. The core risk profile is manageable: lease decay is a long-run structural consideration rather than an immediate concern, and OCR market pricing in 2025–2026 provides valuation support from new-launch comparables trading S$200–S$400 psf above resale. For owner-occupiers prioritising MRT convenience, school proximity, and a competent residential environment, The Scala remains a credible choice. For yield-focused investors, the numbers work at the tighter end of the OCR range — but must be modelled carefully against financing costs and the lease trajectory. A thorough due-diligence pass using the Mortgage Calculator, Total Cost of Ownership, and Lease Decay Calculator is recommended before any offer is made.
FAQ
What is the average price for THE SCALA?
What is the rental yield for THE SCALA?
Is THE SCALA freehold or leasehold?
How many years of lease remain on The Scala as of 2026?
The Scala’s 99-year leasehold commenced in 2010, leaving approximately 84 years remaining as of 2026. Under current MAS regulations, banks can extend mortgage loans when the remaining lease at loan maturity (i.e., today’s remaining lease minus the loan tenure) exceeds 30 years. A 25-year loan taken in 2026 would still leave roughly 59 years at maturity, which is comfortably above that threshold. Buyers planning a long hold should use the Lease Decay Calculator to model how the lease profile affects exit pricing at their intended resale date.
Is The Scala a good option for families with school-going children?
Yes, the school ecosystem around The Scala is one of its most tangible differentiators. Within a 1-kilometre radius are St Gabriel’s Primary School, Zhonghua Primary School, Zhonghua Secondary School, Yangzheng Primary School, and Nanyang Junior College. The Australian International School Singapore is effectively adjacent to the estate, making The Scala one of a small number of condominiums in Singapore where pupils can walk to an internationally accredited school. For Singaporean families participating in the Primary 1 registration exercise, proximity to multiple primary schools within 1 km (Phase 2B/2C advantage zone) is a material benefit. The combination of local and international school options also underpins rental demand from expatriate families, supporting asset liquidity for investor-owners.1
How does The Scala compare to Chuan Park Residences, the new launch nearby?
Chuan Park Residences, launched in the Lorong Chuan corridor, entered the market at indicative prices in the S$2,200–S$2,400 psf range — a S$250–S$450 psf premium over The Scala’s current resale PSF. New launches carry the advantage of fresh 99-year leases, modern interior specifications, and the psychological premium buyers attach to first-hand ownership. The Scala, by contrast, offers a meaningfully lower entry price and immediate access to a mature, functioning estate with established landscaping, a proven MCST track record, and an already-sorted snagging history. For buyers not attached to the new-launch premium, The Scala’s relative value case is clear. The Property Comparison tool can help you model the trade-offs across key metrics including PSF, lease remaining, facilities, and proximity scores.
What are the stamp duty costs on a typical Scala 2-bedroom purchase?
For a S$1.6M 2-bedroom unit, a Singapore citizen first-time buyer would pay Buyer’s Stamp Duty (BSD) of approximately S$44,600 under the current tiered structure (1% on first S$180,000; 2% on next S$180,000; 3% on next S$640,000; 4% on next S$500,000; 5% on next S$1,500,000). No Additional Buyer’s Stamp Duty (ABSD) applies to a first residential property for citizens. A second property purchase by a citizen attracts 20% ABSD on the full purchase price (S$320,000 at S$1.6M), while permanent residents buying a second property face 30% ABSD. Use the Stamp Duty Calculator to compute exact figures based on your citizenship status, property count, and negotiated price.
What transport links are available from The Scala beyond Lorong Chuan MRT?
The Scala’s primary transport asset is the sheltered direct link to Lorong Chuan MRT (CC14, Circle Line). From Lorong Chuan, residents reach Serangoon interchange (CC13/NE12) in two minutes by train, unlocking both the Circle Line westbound arc toward Dhoby Ghaut, Orchard, and Holland Village, and the North-East Line southbound toward Dhoby Ghaut, Clarke Quay, and HarbourFront. The Serangoon Bus Interchange is integrated with NEX Mall and serves over 20 bus services connecting to Ang Mo Kio, Bedok, Tampines, and the CBD. For drivers, the Central Expressway (CTE) is accessible via Thomson Road approximately 3–5 minutes by car, providing quick access to both the Orchard/Novena belt and the North-South corridor toward Woodlands or the AYE toward the west. Lorong Chuan itself also provides bus connections toward Bishan and Toa Payoh.
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 101 transactions analysed
- Rental data: 794 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 THE SCALA
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.