homequant
condo · 228223

Scotts 28

Project page · Freehold

Indicative value range
S$3,668,507 – S$3,974,163
Indicative mid S$3,808,526 · S$2,313 psf

Based on 4 sales in this project, last 24 months. Search widened 2 of 4 steps to find enough comparable sales. See the comparable sales.

No storey entered, so sales were not adjusted for height

Freehold tenure: the lease method is for 99-year leasehold only.

Comparable sales

Each price per area is scaled to Q2 2026 by the published index for the quarter it sold in.

SoldWhereFloorSizePricePer sqftIndex ×Adjusted
Oct 2026Scotts 2816-201,636 sqftS$4,108,000S$2,511 psf×1.000S$2,511 psf
Aug 2025Scotts 2816-202,034 sqftS$4,900,000S$2,409 psf×0.988S$2,381 psf
Jul 2025Scotts 2801-052,034 sqftS$4,620,000S$2,271 psf×0.988S$2,245 psf
Jul 2025Scotts 2806-102,034 sqftS$4,480,000S$2,202 psf×0.988S$2,177 psf

How accurate is this estimate for Scotts 28?

Too few sales since Q4 2025 to score the estimate here. Three are the minimum, and this project has not had them.

What the rent says

What this home earns against what it costs, set beside what homes like it earn.

2.52% gross yield

S$96,000 of rent a year against the estimate above · 0.11 points below flats like it

Leases signed here within a quarter of this size run about S$8,000 a month, the middle of 35 of them.

In the core central region, freehold flats yield 2.63%, from 820 projects. Too few share this home's remaining lease to measure that separately.

A yield above the mark means the flat rents well for what it costs, which can point to a keen rental patch or a price the sales alone have not caught up with. Below it, buyers are paying for something a tenant will not, such as the address itself.

Recent leases signed here

SignedSizeBedsTypeRent a month
Q3 2026>3000 sqft3Non-landed PropertiesS$21,000
Q3 20262000-2100 sqft3Non-landed PropertiesS$10,000
Q3 20262000-2100 sqft3Non-landed PropertiesS$9,650
Q3 20262000-2100 sqft3Non-landed PropertiesS$9,650
Q3 20262000-2100 sqft3Non-landed PropertiesS$9,500
Q3 20262000-2100 sqft3Non-landed PropertiesS$9,500
Q3 20261600-1700 sqft3Non-landed PropertiesS$8,000
Q3 20261600-1700 sqft3Non-landed PropertiesS$8,000

median of 35 URA rental contracts at Scotts 28 within a quarter of 153 sqm, since 2025Q4.

Buying or selling at S$3,808,526?

Buying: Stamp duty on S$3,808,526 · Cash and CPF needed on S$3,808,526 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$3,808,526.

Each opens with this figure filled in; change anything there.

Primary schools near 28 Scotts Road

Measured from each school's land to this address's own point, the way MOE bands P1 priority. MOE measures to the building's outline, so near 1 km or 2 km check OneMap's School Query.

Within about 1 km

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Oct 2026
Scotts 28 · 16-20 · Condominium
1,636 sqftS$4,108,000S$2,511 psf
Aug 2025
Scotts 28 · 16-20 · Condominium
2,034 sqftS$4,900,000S$2,409 psf
Jul 2025
Scotts 28 · 06-10 · Condominium
2,034 sqftS$4,480,000S$2,202 psf
Jul 2025
Scotts 28 · 01-05 · Condominium
2,034 sqftS$4,620,000S$2,271 psf
Jan 2024
Scotts 28 · 16-20 · Condominium
1,658 sqftS$3,780,000S$2,280 psf
Jan 2024
Scotts 28 · 01-05 · Condominium
1,098 sqftS$2,368,000S$2,157 psf
May 2023
Scotts 28 · 06-10 · Condominium
1,733 sqftS$4,300,000S$2,481 psf
Apr 2023
Scotts 28 · 16-20 · Condominium
1,658 sqftS$3,968,000S$2,394 psf
Aug 2022
Scotts 28 · 21-25 · Condominium
1,636 sqftS$3,980,000S$2,433 psf
Jun 2022
Scotts 28 · 06-10 · Condominium
1,636 sqftS$3,730,000S$2,280 psf
Apr 2022
Scotts 28 · 21-25 · Condominium
1,098 sqftS$2,500,000S$2,277 psf
Mar 2022
Scotts 28 · 06-10 · Condominium
1,098 sqftS$2,250,000S$2,049 psf

Sale prices as filed in caveats.

Indicative estimate from comparable caveats. Not a formal valuation.