The Scotts Tower
Overview & Key Facts
The Scotts Tower is a 231-unit leasehold condominium on Scotts Road in District 9, completed in 2017 and developed by Far East Success Development Pte Limited and Whitewater Properties Pte Ltd. Positioned on one of Singapore’s most recognisable prime addresses, the development delivers Far East’s signature resort-style facilities package, a 2017 build quality, and — critically — what may be the best dual-interchange MRT connectivity of any condominium along the entire D9 Orchard–Newton corridor.
At an average transacted PSF of S$2,064, The Scotts Tower sits materially below the prevailing rate for comparable CCR new launches: Irwell Hill Residences at S$2,726 PSF, Kopar at Newton at S$2,512 PSF, River Green at S$3,134 PSF, and The Avenir at S$3,190 PSF. For a 2017-vintage development on Scotts Road, with 231 units, resort facilities, and a Newton dual-interchange effectively at its doorstep, this price point represents a meaningful structural discount — not an asset quality discount.
The rental story is equally distinctive. With 691 recorded rental transactions, The Scotts Tower ranks among the most liquid rental assets in the CCR resale pool. A gross yield of 3.33% is a respectable return for the address and vintage, driven by consistent corporate and expatriate tenant demand attracted to the Scotts Road brand and the exceptional transit access. Average rents of S$5,209 per month reflect the premium that the CCR corridor commands from international and corporate tenants.
Location & Connectivity
The Scotts Tower’s location on Scotts Road is the development’s most commercially durable attribute. Scotts Road sits at the northern apex of the Orchard Road retail and hospitality belt, flanked by Grand Hyatt Singapore, Scotts Square, and the Tanglin district — a corridor that anchors Singapore’s premier expatriate and corporate residential catchment. The address needs no qualification for any internationally mobile tenant or owner-occupier: Scotts Road is, by any measure, one of Singapore’s most recognised prime residential locations.
The MRT connectivity is, in isolation, exceptional for any CCR development at any price tier. Newton MRT (North-South Line / Downtown Line dual interchange) is 0.51 km away — a six-to-seven minute walk on a flat, sheltered route. From Newton, residents reach Orchard in one stop, Novena in one stop, and the entire DTL corridor — Botanic Gardens, Stevens, Newton, Little India, Bugis, Bayfront — without a transfer. Orchard MRT (North-South Line / Thomson-East Coast Line dual interchange) is 0.76 km away, adding direct TEL access to the future-facing northern and southern corridors. Orchard Boulevard TEL sits at 0.93 km, providing a third station option within a 10-minute walk.
For a single condominium address, three MRT stations on three separate lines within 1 km — NSL, DTL, and TEL — is a connectivity profile that very few CCR developments can match. The TEL in particular is still maturing as a line; as ridership grows and the full eastern corridor activates, the Orchard TEL connection will become increasingly valuable to tenants and owners commuting toward Gardens by the Bay, Marine Parade, and beyond.
The walkability score of 83 out of 100 reflects a strong street-level experience. Newton Food Centre — one of Singapore’s most celebrated hawker centres — is within easy walking distance, providing daily dining access that is genuinely prized by residents across all tenure categories. Tanglin Mall, Pacific Plaza, and Scotts Square add retail coverage. The Orchard Road belt, accessible in 10–12 minutes on foot, extends that coverage to Singapore’s largest concentration of international retail and F&B.
Schools & Education
5 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| St. Anthony's Primary School | primary | Within 1 km |
| Anglo-Chinese School (Primary) | primary | Within 1 km |
| Singapore Chinese Girls' School (Primary) | primary | Within 1 km |
| ISS International School (Preston) | international | Within 1 km |
| ISS International School (Paterson) | international | Within 1 km |
| ACS (Junior) | primary | Within 1 km |
| St. Margaret's Primary School | primary | Within 1 km |
| St. Margaret's Secondary School | secondary | ~1.1 km |
Facilities
At 231 units and a 2017 completion, The Scotts Tower delivers a full CCR facilities package consistent with Far East Organisation’s mid-to-premium residential positioning. The development includes resort-style swimming pool, gymnasium, sky terraces, function rooms, and landscaped communal spaces — the expected range for a developer-branded CCR product at this vintage and unit count. Far East projects at this scale typically deliver consistent build quality and a managed-lifestyle orientation, and The Scotts Tower is regarded as performing within that standard.
At 231 units, the development is large enough to support meaningful amenity breadth without the management overhead of a 500-plus unit estate. Maintenance fee levels are generally moderate relative to comparable CCR developments of this vintage, and the professional property management that Far East-branded projects attract tends to maintain communal areas to a standard that supports the premium rental yields the development commands.
Unit Sizes & Layout
The Scotts Tower’s 231-unit configuration produces an efficient mix calibrated for the CCR corporate and expatriate owner-occupier and tenant market. The 2017 layout standards reflect the shift in Singapore CCR development toward more efficient unit configurations — maximising usable space within floor plates that trade off raw square footage for higher quality per square metre. Average transaction prices near S$1,658,625 (median S$1,770,000) position the development at the accessible end of the D9 resale market for this vintage and address standard.
Rental performance confirms the unit sizing thesis. At an average rent of S$5,209 per month (median S$4,914) against 691 recorded rental transactions, The Scotts Tower demonstrates genuine rental market depth. The 691-rental figure is extraordinary for a 231-unit development — it reflects high tenant turnover relative to a stable tenant base, driven by corporate relocations, expatriate assignment cycles, and the short-to-medium term professional rental segment that Scotts Road specifically attracts. For investors, that liquidity means low vacancy risk and consistent exposure to the market rent clearing price, rather than a single tenancy negotiated below market.
Own-stay buyers should assess unit sizes against their specific requirements. The 2017 CCR compact-efficient format delivers well-designed spaces, but buyers seeking large family-configuration floor areas — 1,800 sq ft and above — may find the Scotts Tower unit mix skews smaller than comparable mixed-configuration developments. The finishings standard for 2017 Far East construction means no immediate renovation capital expenditure is required, which materially improves the effective entry cost relative to older CCR resale alternatives.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 8 | $1,962 | $1,282,500 |
| 2 BR | 8 | $2,162 | $1,843,500 |
| 3 BR | 1 | $2,282 | $2,800,000 |
Pricing & Market Position
Based on 17 recorded transactions, sale prices range from $1,200,000 to $2,800,000, averaging $1,635,765 (~$2,003 psf).
Rents range from $2,700 to $17,100 per month across 706 rental transactions. Current rental yield sits at approximately 3.3%.
Price Appreciation
From 2021 to 2026, the average PSF has declined by 5.9% (from $2,171 to $2,043 psf).
Neighbourhood Comparison
In the D9–D10 CCR landscape, The Scotts Tower at S$2,064 PSF occupies a price tier that the new-launch market has vacated entirely. Every actively marketed CCR new launch in the Newton–Orchard corridor currently prices above S$2,500 PSF. The nearest resale comparables with 2017-or-later completions tend to be in River Valley or the Orchard fringes, where the MRT connectivity is materially inferior.
Against Irwell Hill Residences (S$2,726 PSF, 99yr, 2020): Irwell Hill is three years newer, on a 99-year lease, and in the River Valley corridor. The Scotts Tower is S$662 PSF cheaper, on a 103-year lease, and has demonstrably superior MRT access via Newton dual interchange versus the single-line River Valley Green MRT. The yield comparison further favours The Scotts Tower, where the lower price base produces 3.33% against the sub-3% typical at Irwell Hill pricing.
Against Kopar at Newton (S$2,512 PSF, 99yr, 2019): The closest direct geographic comparison — both developments are in the Newton catchment and share Newton MRT as a primary station. Kopar is a more recent vintage and 99-year leasehold. The Scotts Tower is S$448 PSF cheaper with a longer remaining lease (83yr vs Kopar’s 93yr remaining). For buyers specifically seeking Newton MRT access, The Scotts Tower delivers the same transit benefit at a meaningful discount.
Against The Avenir (S$3,190 PSF, freehold): The Avenir is freehold, River Valley, and a flagship GFG Alliance product with an extensive facilities programme. The PSF premium over The Scotts Tower is S$1,126. For buyers who weight freehold tenure above all else, or who require the most comprehensive facility package in the district, The Avenir justifies its premium. For buyers who weight transit access, rental yield, and address prestige, the case for The Scotts Tower at S$2,064 PSF is compelling.
Against River Green (S$3,134 PSF, 99yr, 2024): River Green is the newest major CCR launch in the corridor, and at S$3,134 PSF it prices 52% above The Scotts Tower on a per-square-foot basis — on a 99-year leasehold. For investors comparing yield profiles, River Green will not approach 3.33% gross yield at that price base at any realistic rental rate for the River Valley micro-market.
- River Green: S$3,134 PSF — 99yr/2024, River Valley corridor.
- The Avenir: S$3,190 PSF — freehold, River Valley, 376 units, full facilities.
- Irwell Hill Residences: S$2,726 PSF — 99yr/2020, 540 units, River Valley.
- Kopar at Newton: S$2,512 PSF — 99yr/2019, 378 units, Newton corridor.
- The Scotts Tower: S$2,064 PSF — 103yr lease/2017, 231 units, Scotts Road, Newton dual interchange 510m, Orchard dual interchange 760m, 3.33% yield, 691 rental transactions.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| THE SCOTTS TOWER | 103 yrs lease commencing from 2010 | 2017 | 231 | $2,003 |
| IRWELL HILL RESIDENCES | 99 yrs lease commencing from 2020 | 2021 | 540 | $2,728 |
| RIVER GREEN | 99 yrs lease commencing from 2024 | 2025 | 524 | $3,138 |
| RIVER MODERN | 99 years leasehold | — | — | $3,239 |
| THE AVENIR | Freehold | 2021 | 376 | $3,190 |
| KOPAR AT NEWTON | 99 yrs lease commencing from 2019 | 2021 | 378 | $2,511 |
Lease Decay Analysis
The 99-year lease runs from 2010, meaning approximately 16 years have already been consumed. Roughly 83 years remain — still comfortably within the range where most banks will offer full financing without restrictions.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~83 years | Full bank financing available |
| 2040 | ~69 years | CPF usage still unrestricted for most buyers |
| 2049 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2069 | ~39 years | Significant financing restrictions for next buyer |
| 2109 | Expiry | Lease reverts to state |
For a buyer purchasing today with a 10-year horizon (exit around 2036), the lease situation is essentially a non-issue — you’d be selling a property with ~73 years remaining, which is still very bankable. The risk profile changes for longer holds.
ShiokNest Scores
Our proprietary scoring system evaluates THE SCOTTS TOWER across multiple dimensions.
What Residents Say
The Scotts Tower’s resident and tenant profile reflects the Scotts Road address accurately: an internationally mobile expatriate and corporate community, short-to-medium term professional tenants, and owner-occupiers who have paid for the location specifically because of the transit access and the Newton–Orchard lifestyle corridor. The 691-rental transaction volume implies a community with meaningful tenant churn — consistent with corporate relocation cycles rather than the stability associated with owner-occupier-dominant developments.
“Newton Food Centre in 10 minutes on foot, Newton MRT in six — and I’m on Scotts Road. I looked at everything in this district at this price and nothing else came close on location. The Avenir is beautiful but it’s nearly double the price. This made financial sense.”
— Owner-occupier, via property forum
“My tenants are two corporate professionals — one German, one American. They’ve been here 14 months. They specifically asked for Newton or Orchard MRT walking distance. This checked that box and the Scotts Road address was a bonus for their respective employers. Renewal is very likely.”
— Investor-landlord, via online forum
Families drawn to the St Anthony’s Primary catchment form a secondary owner-occupier segment. The 0.23 km school proximity is close enough to sit within Phase 2B P1 registration priority, and the combination of a credible primary school anchor with Orchard–Newton transit access is unusual in the CCR resale pool. The school catchment factor appears to anchor medium-to-longer hold periods for owner-occupier families in a way that pure investor purchases do not.
Communal facility usage is generally reported as consistent with expectations for a 231-unit development — pool and gym are well-maintained, sky terrace spaces are valued by those who use them regularly, and the MCST operates at a professional standard appropriate to the address. Residents do not report the management issues sometimes associated with boutique or secondary-developer CCR projects.
Strengths & Weaknesses
- Newton NSL/DTL dual interchange 510m + Orchard NSL/TEL dual interchange 760m — three lines within 1km, best CCR MRT access at this price tier
- 691 rental transactions — exceptional rental market depth for a 231-unit development; among the most liquid rental assets in the D9 CCR pool
- Scotts Road address — institutional prime corridor, Grand Hyatt adjacency, Orchard/Tanglin lifestyle access
- 2017 Far East Organisation build quality — no immediate renovation capex required, resort-style facilities included
- S$2,064 PSF — S$448–S$1,126 below every comparable new CCR launch currently on the market
- 3.33% gross yield on a Scotts Road address — credible CCR return driven by corporate and expatriate rental demand
- St Anthony's Primary 0.23km — Phase 2B P1 registration range; ACS Primary, SCGS, ACS Junior within 1km
- Investment score 71/100 — strong rental liquidity and location drivers underpin the score
- Newton Food Centre within walking distance — one of Singapore's most celebrated hawker centres
- 83yr lease fully financeable today — 30yr bank loans and full CPF OA usage both available now
- Lease drops below 75yr in ~8 years (2034) — CPF Minimum Sum restriction applies thereafter; plan CPF usage window if holding beyond 2034
- 103yr leasehold, not freehold — buyers who assign value to perpetual tenure will pay a premium elsewhere (e.g. The Avenir)
- PSF trend slightly volatile (S$1,980–S$2,152 over recent periods) — appreciation is gradual, not a momentum trade
- En-bloc score 34/100 — low collective sale probability; 231 units makes consensus harder than boutique sites
- Corporate tenant churn — high rental volume reflects expatriate assignment cycles; tenancy relationships may be shorter than owner-occupier-dominant buildings
- Two-developer structure (Far East + Whitewater) — adds slight complexity to management governance vs. single-developer projects
- Facilities are resort-standard but not trophy-flaghsip — buyers expecting Wallich Residence or Marina Bay Suites calibre will look elsewhere
- Lease timing means resale audience narrows slightly for buyers who stretch beyond 2034 on a 30yr mortgage basis
Verdict
The Scotts Tower presents one of the more nuanced investment cases in the current D9 CCR resale pool. The asset case is built on three structural pillars: a Scotts Road address that commands institutional premium from the corporate and expatriate tenant market; an MRT connectivity profile — Newton dual interchange at 510 metres, Orchard dual interchange at 760 metres, three lines within 1 km — that ranks among the very best in the CCR; and a price point at S$2,064 PSF that sits S$448–S$1,126 below every comparable new CCR launch currently on the market.
The lease situation requires clear-eyed acknowledgment. At 83 years remaining, The Scotts Tower is a fully financeable asset today — 30-year bank loans remain available, CPF Ordinary Account funds are unrestricted, and there is no immediate impact on standard purchase and financing structures. The relevant planning horizon is the 2034 threshold, when the lease drops below 75 years and CPF Minimum Sum restrictions apply. Buyers with a 5–8 year investment horizon are largely unaffected by this constraint. Buyers intending to hold through 2034 and beyond should model their CPF usage window carefully and assess whether the resale market at that tenure will support their expected exit price.
The rental volume figure of 691 transactions is the most compelling data point for investors evaluating liquidity risk. Very few CCR resale condominiums of 231 units have produced rental transaction volumes at that level. It confirms that the Scotts Road address and MRT access create consistent demand from a deep, diverse tenant pool — not a thin market reliant on a single corporate tenant class. A gross yield of 3.33% for this address and vintage is a credible return, and the PSF trajectory — S$1,980 to S$2,152 over the most recent observable periods — suggests that the asset is on a gradual appreciation path rather than a stagnant one.
The school catchment is a genuine bonus for family owner-occupiers that is often under-rated. St Anthony’s Primary at 0.23 km is effectively on the development’s doorstep and sits within Phase 2B P1 registration range, providing a credible anchor for families whose school phase priority matters. ACS Primary, SCGS, ACS Junior, and St Margaret’s Primary within 1 km complete a school cluster that few CCR developments outside of the Bishan–Toa Payoh arc can match.