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condo · 228240

The Scotts Tower

Project page · 103-year lease from 2010

Indicative value range
S$1,444,335 – S$1,697,205
Indicative mid S$1,612,184 · S$1,997 psf

Based on 12 sales in this project, last 6 months. Search did not need to widen. See the comparable sales.

No storey entered, so sales were not adjusted for height

103-year 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 2026The Scotts Tower16-20840 sqftS$1,820,000S$2,168 psf×1.000S$2,168 psf
Aug 2026The Scotts Tower16-20840 sqftS$1,820,000S$2,168 psf×1.000S$2,168 psf
Aug 2026The Scotts Tower16-20904 sqftS$1,850,000S$2,046 psf×1.000S$2,046 psf
Aug 2026The Scotts Tower01-05667 sqftS$1,200,000S$1,798 psf×1.000S$1,798 psf
Aug 2026The Scotts Tower11-15667 sqftS$1,300,000S$1,948 psf×1.000S$1,948 psf
Jul 2026The Scotts Tower06-10646 sqftS$1,138,000S$1,762 psf×1.000S$1,762 psf
Jul 2026The Scotts Tower01-05657 sqftS$1,138,000S$1,733 psf×1.000S$1,733 psf
Jun 2026The Scotts Tower16-20840 sqftS$1,750,000S$2,084 psf×1.000S$2,084 psf
Jun 2026The Scotts Tower06-10624 sqftS$1,100,000S$1,762 psf×1.000S$1,762 psf
Jun 2026The Scotts Tower16-20904 sqftS$1,870,000S$2,068 psf×1.000S$2,068 psf
May 2026The Scotts Tower01-05667 sqftS$1,260,000S$1,888 psf×1.000S$1,888 psf
May 2026The Scotts Tower21-25872 sqftS$1,880,000S$2,156 psf×1.000S$2,156 psf

How accurate is this estimate for The Scotts Tower?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 15 sales in The Scotts Tower since.

Median error
60.0%

Half the estimates came closer than this to what the home actually fetched, half missed by more.

What the rent says

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

3.94% gross yield

S$63,600 of rent a year against the estimate above · 0.43 points above flats like it

Leases signed here within a quarter of this size run about S$5,300 a month, the middle of 144 of them.

In the core central region, leasehold flats yield 3.51%, from 77 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 20262900-3000 sqft3Non-landed PropertiesS$16,500
Q3 20262900-3000 sqft3Non-landed PropertiesS$16,500
Q3 20261300-1400 sqft2Non-landed PropertiesS$8,600
Q3 20261300-1400 sqft2Non-landed PropertiesS$8,600
Q3 2026800-900 sqft1Non-landed PropertiesS$6,500
Q3 2026900-1000 sqft2Non-landed PropertiesS$6,500
Q3 2026900-1000 sqft2Non-landed PropertiesS$6,500
Q3 2026800-900 sqft1Non-landed PropertiesS$6,500

median of 144 URA rental contracts at The Scotts Tower within a quarter of 75 sqm, since 2025Q4.

Buying or selling at S$1,612,184?

Buying: Stamp duty on S$1,612,184 · Cash and CPF needed on S$1,612,184 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$1,612,184.

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

Primary schools near 38 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
The Scotts Tower · 16-20 · Condominium · 82 years left
840 sqftS$1,820,000S$2,168 psf
Aug 2026
The Scotts Tower · 01-05 · Condominium · 82 years left
667 sqftS$1,200,000S$1,798 psf
Aug 2026
The Scotts Tower · 11-15 · Condominium · 82 years left
667 sqftS$1,300,000S$1,948 psf
Aug 2026
The Scotts Tower · 16-20 · Condominium · 82 years left
904 sqftS$1,850,000S$2,046 psf
Aug 2026
The Scotts Tower · 16-20 · Condominium · 82 years left
840 sqftS$1,820,000S$2,168 psf
Jul 2026
The Scotts Tower · 06-10 · Condominium · 83 years left
646 sqftS$1,138,000S$1,762 psf
Jul 2026
The Scotts Tower · 01-05 · Condominium · 83 years left
657 sqftS$1,138,000S$1,733 psf
Jun 2026
The Scotts Tower · 16-20 · Condominium · 83 years left
904 sqftS$1,870,000S$2,068 psf
Jun 2026
The Scotts Tower · 06-10 · Condominium · 83 years left
624 sqftS$1,100,000S$1,762 psf
Jun 2026
The Scotts Tower · 16-20 · Condominium · 83 years left
840 sqftS$1,750,000S$2,084 psf
May 2026
The Scotts Tower · 21-25 · Condominium · 83 years left
872 sqftS$1,880,000S$2,156 psf
May 2026
The Scotts Tower · 01-05 · Condominium · 83 years left
667 sqftS$1,260,000S$1,888 psf
Apr 2026
The Scotts Tower · 01-05 · Condominium · 83 years left
657 sqftS$1,270,000S$1,934 psf
Jan 2026
The Scotts Tower · 11-15 · Condominium · 83 years left
850 sqftS$1,830,000S$2,152 psf
Oct 2025
The Scotts Tower · 06-10 · Condominium · 83 years left
657 sqftS$1,200,000S$1,828 psf
Sept 2025
The Scotts Tower · 21-25 · Condominium · 83 years left
872 sqftS$1,830,000S$2,099 psf
May 2025
The Scotts Tower · 16-20 · Condominium · 84 years left
872 sqftS$1,900,000S$2,179 psf
Jan 2025
The Scotts Tower · 06-10 · Condominium · 84 years left
850 sqftS$1,820,000S$2,140 psf
Dec 2024
The Scotts Tower · 06-10 · Condominium · 84 years left
646 sqftS$1,300,000S$2,013 psf
Sept 2024
The Scotts Tower · 06-10 · Condominium · 84 years left
667 sqftS$1,300,000S$1,948 psf
Apr 2024
The Scotts Tower · 11-15 · Condominium · 85 years left
657 sqftS$1,300,000S$1,980 psf
Jun 2023
The Scotts Tower · 06-10 · Condominium · 86 years left
850 sqftS$1,768,000S$2,079 psf
Feb 2023
The Scotts Tower · 11-15 · Condominium · 86 years left
850 sqftS$1,770,000S$2,082 psf
Oct 2022
The Scotts Tower · 01-05 · Condominium · 86 years left
657 sqftS$1,300,000S$1,980 psf
Nov 2021
The Scotts Tower · 06-10 · Condominium · 87 years left
646 sqftS$1,230,000S$1,905 psf
Nov 2021
The Scotts Tower · 16-20 · Condominium · 87 years left
807 sqftS$1,850,000S$2,292 psf
Oct 2021
The Scotts Tower · 16-20 · Condominium · 87 years left
872 sqftS$1,980,000S$2,271 psf

Sale prices as filed in caveats.

Indicative estimate from comparable caveats. Not a formal valuation.