homequant
condo · 229953

Orchard Scotts

Project page · 99-year lease from 2001

Indicative value range
S$3,662,644 – S$3,933,285
Indicative mid S$3,804,775 · S$1,750 psf

Based on 4 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

Comparable sales

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

SoldWhereFloorSizePricePer sqftIndex ×Adjusted
Aug 2026Orchard Scotts01-052,174 sqftS$3,925,000S$1,805 psf×1.000S$1,805 psf
Jul 2026Orchard Scotts01-051,647 sqftS$2,998,000S$1,820 psf×1.000S$1,820 psf
Jul 2026Orchard Scotts11-152,282 sqftS$3,775,000S$1,654 psf×1.000S$1,654 psf
Jun 2026Orchard Scotts11-152,508 sqftS$4,250,000S$1,695 psf×1.000S$1,695 psf

How accurate is this estimate for Orchard Scotts?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 9 sales in Orchard Scotts since.

Median error
9.1%

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

A thin test: 9 sales, so read the figure as a hint, not a verdict.

What the rent says

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

3.82% gross yield

S$145,500 of rent a year against the estimate above · 0.18 points above flats like it

Leases signed here within a quarter of this size run about S$12,125 a month, the middle of 80 of them.

In the core central region, leasehold flats with 70 to 79 years of lease left yield 3.64%, from 28 projects.

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 sqft4Non-landed PropertiesS$16,400
Q3 2026>3000 sqft4Non-landed PropertiesS$16,400
Q3 2026>3000 sqft4Non-landed PropertiesS$15,750
Q3 2026>3000 sqft4Non-landed PropertiesS$15,750
Q3 20262200-2300 sqft4Non-landed PropertiesS$12,600
Q3 20262200-2300 sqft4Non-landed PropertiesS$12,600
Q3 20262500-2600 sqft4Non-landed PropertiesS$12,600
Q3 20262500-2600 sqft4Non-landed PropertiesS$12,600

median of 80 URA rental contracts at Orchard Scotts within a quarter of 202 sqm, since 2025Q4.

Buying or selling at S$3,804,775?

Buying: Stamp duty on S$3,804,775 · Cash and CPF needed on S$3,804,775 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$3,804,775.

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

Primary schools near 3 Anthony 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
Aug 2026
Orchard Scotts · 01-05 · Condominium · 73 years left
2,174 sqftS$3,925,000S$1,805 psf
Jul 2026
Orchard Scotts · 11-15 · Condominium · 74 years left
2,282 sqftS$3,775,000S$1,654 psf
Jul 2026
Orchard Scotts · 01-05 · Condominium · 74 years left
1,647 sqftS$2,998,000S$1,820 psf
Jun 2026
Orchard Scotts · 11-15 · Condominium · 74 years left
2,508 sqftS$4,250,000S$1,695 psf
Apr 2026
Orchard Scotts · 16-20 · Condominium · 74 years left
2,282 sqftS$4,400,000S$1,928 psf
Mar 2026
Orchard Scotts · 16-20 · Condominium · 74 years left
936 sqftS$2,090,000S$2,232 psf
Nov 2025
Orchard Scotts · 01-05 · Condominium · 74 years left
958 sqftS$1,918,000S$2,002 psf
Nov 2025
Orchard Scotts · 06-10 · Condominium · 74 years left
2,282 sqftS$3,680,000S$1,613 psf
Oct 2025
Orchard Scotts · 11-15 · Condominium · 74 years left
excluded: outlier
2,110 sqftS$3,900,000S$1,849 psf
Oct 2025
Orchard Scotts · 06-10 · Condominium · 74 years left
1,873 sqftS$3,200,000S$1,709 psf
Sept 2025
Orchard Scotts · 06-10 · Condominium · 74 years left
2,174 sqftS$3,850,000S$1,771 psf
Jun 2025
Orchard Scotts · 06-10 · Condominium · 75 years left
2,228 sqftS$3,850,000S$1,728 psf
Mar 2025
Orchard Scotts · 16-20 · Condominium · 75 years left
2,282 sqftS$4,000,000S$1,753 psf
Mar 2025
Orchard Scotts · 06-10 · Condominium · 75 years left
2,282 sqftS$3,900,000S$1,709 psf
Feb 2025
Orchard Scotts · 01-05 · Condominium · 75 years left
2,228 sqftS$3,780,000S$1,696 psf
Sept 2024
Orchard Scotts · 01-05 · Condominium · 75 years left
1,109 sqftS$2,250,000S$2,029 psf
Jul 2024
Orchard Scotts · 11-15 · Condominium · 76 years left
2,497 sqftS$3,900,000S$1,562 psf
Jun 2024
Orchard Scotts · 16-20 · Condominium · 76 years left
2,336 sqftS$4,000,000S$1,713 psf
May 2024
Orchard Scotts · 16-20 · Condominium · 76 years left
2,282 sqftS$4,500,000S$1,972 psf
Apr 2024
Orchard Scotts · 06-10 · Condominium · 76 years left
1,873 sqftS$3,100,000S$1,655 psf
Apr 2024
Orchard Scotts · 06-10 · Condominium · 76 years left
2,282 sqftS$3,980,000S$1,744 psf
Jan 2024
Orchard Scotts · 01-05 · Condominium · 76 years left
1,044 sqftS$2,050,000S$1,963 psf
Aug 2023
Orchard Scotts · 01-05 · Condominium · 76 years left
2,282 sqftS$3,780,000S$1,656 psf
May 2023
Orchard Scotts · 06-10 · Condominium · 77 years left
2,099 sqftS$3,850,000S$1,834 psf
Nov 2022
Orchard Scotts · 01-05 · Condominium · 77 years left
1,873 sqftS$3,120,000S$1,666 psf
Nov 2022
Orchard Scotts · 01-05 · Condominium · 77 years left
1,012 sqftS$1,910,000S$1,888 psf
Oct 2022
Orchard Scotts · 11-15 · Condominium · 77 years left
2,282 sqftS$4,100,000S$1,797 psf
Jul 2022
Orchard Scotts · 06-10 · Condominium · 78 years left
2,174 sqftS$3,400,000S$1,564 psf
Jun 2022
Orchard Scotts · 01-05 · Condominium · 78 years left
2,174 sqftS$3,200,000S$1,472 psf
Apr 2022
Orchard Scotts · 01-05 · Condominium · 78 years left
1,012 sqftS$1,700,000S$1,680 psf

Sale prices as filed in caveats.

Where the lease takes this

About 73 years of the 99-year lease remain. Every figure below lets the lease run down on the decay measured from private resales in this market, then applies the price path in that column. The paths are scenarios to choose between, not forecasts.

From nowLease leftPrices flatThis market's record, 1.85% a yearmeasuredPrices 2% a yearPrices 4% a year
5 years68 yearsS$3,719,910S$4,076,970S$4,107,081S$4,525,839
10 years63 yearsS$3,558,850S$4,274,841S$4,338,218S$5,267,967
20 years53 yearsS$3,135,321S$4,523,793S$4,658,922S$6,869,875

On a flat market the lease alone costs 18% over 20 years. Prices would need to rise about 0.97% a year to cancel that out.

The measured column repeats what this market did between Q1 2015 and Q2 2026, which was 1.85% a year. Past growth is not a promise of future growth.

Horizons we have not measured are left out rather than guessed at, so a short lease shows fewer rows.

Indicative estimate from comparable caveats. Not a formal valuation.