Condo profile
The Scala: what your unit is worth and what it rents for
Serangoon Avenue 3 · District 19 · Outside Central Region
A 99-year leasehold condo, a 10-minute walk from Serangoon MRT. Over the last 12 months, units here averaged $1,948 psf and leased at a median of $4,400 a month.
Data refreshed 13 Nov 2026 Sales: URA caveats · Rentals: URA rental contracts · Refreshed weekly
How much is my Scala unit worth?
Based on 12 resale transactions in the last 12 months (URA):
- 1-Bedroom · 474 sq ft$850k – $867kavg $1,817 psf · 3 sales
- 2-Bedroom · 829–904 sq ft$1.65M – $1.84Mavg $2,018 psf · 7 sales
- 3-Bedroom · 980 sq ft$1.80Mavg $1,838 psf · 1 sale
- 4-Bedroom · 1,367 sq ft$2.68Mavg $1,960 psf · 1 sale
These are recent sale ranges, not a valuation. Floor, facing and condition move a unit within the range.
Get a valuation for my unitHow much can I rent out my Scala unit?
Based on 158 rental contracts in the last 12 months (URA):
- 1-Bedroom$3,025 – $3,200 a monthmedian $3,100 · 51 leases
- 2-Bedroom$4,300 – $4,600 a monthmedian $4,500 · 67 leases
- 3-Bedroom$5,700 – $6,100 a monthmedian $6,000 · 36 leases
- 4-Bedroom$6,663 – $6,800 a monthmedian $6,700 · 4 leases
Ranges show the middle half of leases. Furnishing, floor and lease timing move the rent you can ask.
Check my asking rent01 · Key facts
The Scala at a glance
| Tenure | 99-year leasehold from 2010 |
|---|---|
| Remaining lease | About 83 years |
| District / region | D19 · Outside Central Region |
Source: URA, developer records. Lease remaining recalculated on each refresh.
02 · Melvin's view
Who this suits, and the trade-offs
THE SCALA sits on Serangoon Avenue 3 on a 99-year lease that began in 2010, leaving about 83 years. Sales change hands only a handful of times a year, while leases are signed almost every month across one- to four-bedroom layouts. If you own a unit, compare recent resales of the same size and floor band before setting an asking price. If you are buying, weigh the small resale sample and the 10-minute walk to Serangoon MRT against the rent you can actually charge.
Works well for
- Landlords with one- or two-bedroom units, where most leases here are signed
- Owners who want the 12-month resale record in one place before pricing
Worth weighing
- Only about a dozen resales in the last 12 months, so price by unit not by the project average
- Three- and four-bedroom layouts have few comparables on either side of the sale
Melvin Tan · ERA Realty Network · CEA R026686A
03 · Sale prices
What The Scala units have sold for
Last 12 months · 12 caveats lodged
| Type | Sales | Avg psf | Price range | Size |
|---|---|---|---|---|
| 1-Bedroom | 3 | $1,817 | $850k – $867k | 474 sq ft |
| 2-Bedroom | 7 | $2,018 | $1.65M – $1.84M | 829–904 sq ft |
| 3-Bedroom | 1 | $1,838 | $1.80M | 980 sq ft |
| 4-Bedroom | 1 | $1,960 | $2.68M | 1,367 sq ft |
Bedroom type matched by unit size, using the bedroom counts URA records for the same sizes in rental contracts.
Average psf by year
The Scala resale transactions
2021 covers Nov–Dec only, the start of the URA feed. 2026 covers Jan–Oct.
Price spread, last 12 months
Lowest to highest psf transacted
Floor, facing and unit size explain most of the gap. A unit's own value can sit anywhere in this band.
Where does my stack sit? →Recent transactions
Newest first · URA reports month only · floor shown as a band| Date | Floor | Size | Price | psf | Type |
|---|---|---|---|---|---|
| Oct 2026 | 06-10 | 904 sq ft | $1.81M | $2,000 | Resale |
| Oct 2026 | 01-05 | 980 sq ft | $1.80M | $1,838 | Resale |
| Aug 2026 | 06-10 | 474 sq ft | $867k | $1,831 | Resale |
| Jul 2026 | 06-10 | 829 sq ft | $1.74M | $2,102 | Resale |
| May 2026 | 06-10 | 893 sq ft | $1.80M | $2,016 | Resale |
| May 2026 | 06-10 | 904 sq ft | $1.80M | $1,991 | Resale |
| Apr 2026 | 11-15 | 829 sq ft | $1.65M | $1,991 | Resale |
| Apr 2026 | 06-10 | 904 sq ft | $1.84M | $2,034 | Resale |
91 transactions recorded since Nov 2021
Source: URA private residential transactions (caveats lodged). Excludes transactions without caveats.
04 · Rent
What The Scala units lease for
Leases in the last 12 months · 158 contracts
| Type | Leases | Median rent | Middle half | Est. gross yield |
|---|---|---|---|---|
| 1-Bedroom | 51 | $3,100 | $3,025 – $3,200 | 4.3% |
| 2-Bedroom | 67 | $4,500 | $4,300 – $4,600 | 3.0% |
| 3-Bedroom | 36 | $6,000 | $5,700 – $6,100 | Too few sales |
| 4-Bedroom | 4 | $6,700 | $6,663 – $6,800 | Too few sales |
How to read the yield
A year of median rent over the average sale price of the same period, before tax, maintenance and vacancy.
Own a unit here? Check your asking rent →Source: URA private residential rental contracts. Bedroom count is taken from the rental contract. No yield is shown where there were fewer than 3 sales.
05 · Lease
Lease remaining
~83 years left of 99
Remaining lease affects how much CPF can be used and the loan tenure available. Check with CPF Board and the bank for your own ages.
06 · Location
Getting around
Walking routes and times from OneMap, measured from Serangoon Avenue 3. School bands use straight-line distance from Serangoon Avenue 3; your own block may differ, so confirm with MOE before P1 registration. School list: MOE via data.gov.sg.
07 · Nearby
Compared with condos around it
Private condos nearby, last 12 months · URA data, same method
This condo
The Scala
Closest
Chiltern Park
Nin Residence
Sunglade
Projects with a later lease start traded at a higher psf. Source: URA transactions and rental contracts.
What brings you to The Scala?
Tell me where you stand and I will run the numbers for your unit or budget. Data first, no pressure.
08 · FAQ
Questions about The Scala
How much is my Scala unit worth?
Over the last 12 months, 1-Bedroom units sold for $850k to $867k; 2-Bedroom units sold for $1.65M to $1.84M; 3-Bedroom units sold for $1.80M; 4-Bedroom units sold for $2.68M, based on 12 URA-recorded resale transactions averaging $1,948 psf. Floor, facing and condition move a unit within these ranges, so ask for a valuation of your own stack.
How much can I rent out my Scala unit?
Most leases in the last 12 months fell in these monthly ranges: 1-Bedroom $3,025 to $3,200; 2-Bedroom $4,300 to $4,600; 3-Bedroom $5,700 to $6,100; 4-Bedroom $6,663 to $6,800. The overall median was $4,400 a month across 158 URA-recorded contracts.
What is the average psf at The Scala?
12 resale transactions in the last 12 months averaged $1,948 psf, ranging from $1,795 to $2,102 psf.
What did the latest unit sell for?
A 904 sq ft unit on floors 06-10 sold for $1.81M ($2,000 psf) in Oct 2026.
How many years are left on the lease?
About 83 years. It is a 99-year lease from 2010, ending in 2109.
What is the nearest train station?
Serangoon MRT (NE12/CC13), about a 10-minute walk (801 m).
Which primary schools are within 1 km?
CHIJ Our Lady Of Good Counsel (687 m), St. Gabriel's Primary School (416 m), Yangzheng Primary School (435 m), measured straight-line from Serangoon Avenue 3. Confirm the distance for your block with MOE.
About this data
Sale and rental figures contain information from the URA Data Service, processed by Melvin Tan Property. Walking routes from OneMap; school list from MOE via data.gov.sg. URA publishes caveats and rental contracts with a lag, so the latest weeks may be incomplete. Figures are indicative, not a valuation, and do not predict future prices. Please verify before making any decision.