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Home/District 19 - Punggol, Sengkang/THE SCALA

THE SCALA

District 19OCR99 yrs lease commencing from 2010PropertyGuru

Project Details

Address
SERANGOON AVENUE 3
Property Type
Apartment
Total Units
468
Est. TOP
2014
Developer
Hong Leong Holdings
Tenure
99 yrs lease commencing from 2010
Price by Bedroom (median, 3yr)
1-Bed
$875,000
12 txns
2-Bed
$1,725,000
28 txns
3-Bed
$1,950,000
10 txns
4-Bed
$2,680,000
2 txns
Median PSF (3yr)
$1880
52 transactions
Lease too short to normalize meaningfully (under 40yr remaining).

About this number

Normalized PSF uses Bala's Table - the Singapore Land Authority differential premium reference for valuing leasehold against freehold. Bala values a fresh 99-year lease at 96% of freehold; the curve drops non-linearly, reaching ~75% at 50 years remaining and ~60% at 30 years.

Below 40 years remaining we stop normalizing because the curve diverges from market reality once CPF withdrawal restrictions and bank LTV cliffs dominate.

A separate 5% adjustment applies to projects whose lease commenced before 2023, reflecting the older strata-area measurement convention (which counted air-con ledges and bay windows).

Source: Singapore Land Authority differential premium reference (Bala's Table).

Investment Signals

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PSF Trend

Transaction prices per square foot

More projects in District 19 - Punggol, Sengkang ->
Last 3 years
  • THE SCALAOCR
    May 2026 · D19 · 2-Bed · 904 sqft · fl 06-10
    $1,800,000
    $1,991 psf
    — norm
    Resale
  • THE SCALAOCR
    May 2026 · D19 · 2-Bed · 893 sqft · fl 06-10
    $1,800,888
    $2,016 psf
    — norm
    Resale
  • THE SCALAOCR
    Apr 2026 · D19 · 2-Bed · 904 sqft · fl 06-10
    $1,838,888
    $2,034 psf
    — norm
    Resale
  • THE SCALAOCR
    Apr 2026 · D19 · 2-Bed · 829 sqft · fl 11-15
    $1,650,000
    $1,991 psf
    — norm
    Resale
  • THE SCALAOCR
    Mar 2026 · D19 · 1-Bed · 474 sqft · fl 01-05
    $865,000
    $1,826 psf
    — norm
    Resale
  • THE SCALAOCR
    Mar 2026 · D19 · 4-Bed · 1,367 sqft · fl 01-05
    $2,680,000
    $1,960 psf
    — norm
    Resale
  • THE SCALAOCR
    Mar 2026 · D19 · 1-Bed · 474 sqft · fl 01-05
    $850,000
    $1,795 psf
    — norm
    Resale
  • THE SCALAOCR
    Dec 2025 · D19 · 2-Bed · 904 sqft · fl 06-10
    $1,800,000
    $1,991 psf
    — norm
    Resale
  • THE SCALAOCR
    Nov 2025 · D19 · 2-Bed · 893 sqft · fl 06-10
    $1,725,000
    $1,931 psf
    — norm
    Resale
  • THE SCALAOCR
    Nov 2025 · D19 · 2-Bed · 904 sqft · fl 11-15
    $1,800,000
    $1,991 psf
    — norm
    Resale
  • THE SCALAOCR
    Nov 2025 · D19 · 3-Bed · 1,044 sqft · fl 11-15
    $2,100,000
    $2,011 psf
    — norm
    Resale
  • THE SCALAOCR
    Nov 2025 · D19 · 2-Bed · 904 sqft · fl 06-10
    $1,800,000
    $1,991 psf
    — norm
    Resale
  • THE SCALAOCR
    Oct 2025 · D19 · 2-Bed · 829 sqft · fl 01-05
    $1,550,000
    $1,870 psf
    — norm
    Resale
  • THE SCALAOCR
    Oct 2025 · D19 · 1-Bed · 474 sqft · fl 11-15
    $910,000
    $1,921 psf
    — norm
    Resale
  • THE SCALAOCR
    Oct 2025 · D19 · 3-Bed · 1,044 sqft · fl 16-20
    $2,060,000
    $1,973 psf
    — norm
    Resale
  • THE SCALAOCR
    Jul 2025 · D19 · 3-Bed · 1,044 sqft · fl 01-05
    $1,988,000
    $1,904 psf
    — norm
    Resale
  • THE SCALAOCR
    Jul 2025 · D19 · 2-Bed · 850 sqft · fl 11-15
    $1,688,000
    $1,985 psf
    — norm
    Resale
  • THE SCALAOCR
    Jul 2025 · D19 · 2-Bed · 893 sqft · fl 11-15
    $1,750,000
    $1,959 psf
    — norm
    Resale
  • THE SCALAOCR
    Jun 2025 · D19 · 2-Bed · 850 sqft · fl 16-20
    $1,750,000
    $2,058 psf
    — norm
    Resale
  • THE SCALAOCR
    May 2025 · D19 · 3-Bed · 1,044 sqft · fl 01-05
    $1,915,000
    $1,834 psf
    — norm
    Resale
ProjectDistRegionBedFloorAreaPricePSF99yr NormDateType
THE SCALA19OCR206-10904$1,800,000$1,991—May 2026Resale
THE SCALA19OCR206-10893$1,800,888$2,016—May 2026Resale
THE SCALA19OCR206-10904$1,838,888$2,034—Apr 2026Resale
THE SCALA19OCR211-15829$1,650,000$1,991—Apr 2026Resale
THE SCALA19OCR101-05474$865,000$1,826—Mar 2026Resale
THE SCALA19OCR401-051,367$2,680,000$1,960—Mar 2026Resale
THE SCALA19OCR101-05474$850,000$1,795—Mar 2026Resale
THE SCALA19OCR206-10904$1,800,000$1,991—Dec 2025Resale
THE SCALA19OCR206-10893$1,725,000$1,931—Nov 2025Resale
THE SCALA19OCR211-15904$1,800,000$1,991—Nov 2025Resale
THE SCALA19OCR311-151,044$2,100,000$2,011—Nov 2025Resale
THE SCALA19OCR206-10904$1,800,000$1,991—Nov 2025Resale
THE SCALA19OCR201-05829$1,550,000$1,870—Oct 2025Resale
THE SCALA19OCR111-15474$910,000$1,921—Oct 2025Resale
THE SCALA19OCR316-201,044$2,060,000$1,973—Oct 2025Resale
THE SCALA19OCR301-051,044$1,988,000$1,904—Jul 2025Resale
THE SCALA19OCR211-15850$1,688,000$1,985—Jul 2025Resale
THE SCALA19OCR211-15893$1,750,000$1,959—Jul 2025Resale
THE SCALA19OCR216-20850$1,750,000$2,058—Jun 2025Resale
THE SCALA19OCR301-051,044$1,915,000$1,834—May 2025Resale

Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.

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