Scotts Square Review — Orchard · D09
PI Score: 33/100 — Conditional Buy
Is Scotts Square a good buy?
PI Score rates Scotts Square 33/100 — a "Conditional Buy" verdict. That makes it a speculative play for buyers who prioritise a central, well-connected address and investors chasing a workable ~3.4% yield. Strongest card: Both anchors locked in. Main watch-out: Thin transaction volume. Negotiate hard — pricing leaves little margin of safety.
Last updated 2026-08-03 · scored against URA caveat data.
Key facts
- Verdict: Conditional Buy
- Region: Core Central Region
- Tenure: Freehold
- Completed: 2011
- Units: 338
- Developer: Wheelock Properties
- Avg PSF: ~$3,300 psf
- Price from: S$2.0M
Live market data
- Resale transactions (12mo): 7
- Recent resale PSF: ~$3,230 psf
- Gross rental yield: 3.0%
What works in its favour
- Both anchors locked in: 960m to ANGLO-CHINESE SCHOOL (JUNIOR) and 118m (~1-min walk) to Orchard MRT (Exit 1). Strictly within the P1 1km zone, plus walkable to the nearest MRT entrance. This is the non-negotiable demand anchor — kiasu parents AND yield-chasing investors are both your buyers.
- Popular primary inside 1km — ANGLO-CHINESE SCHOOL (JUNIOR): ANGLO-CHINESE SCHOOL (JUNIOR) is . These primaries are heavily oversubscribed, so addresses inside the 1km P1 zone hold a durable premium — kiasu parents will pay up to keep this option open.
- 3-bedder × investment — appreciation sweet spot: Sells into the deepest pool — owner-occupier families. That demand floor drives durable capital appreciation. The investor default for total return, not just headline yield.
What to watch out for
- Thin transaction volume: Only 7 resale deals in the past year. Equity trap risk — when you want to exit, very few buyers to anchor against.
- Quiet resale demand: Demand pulse 23/100 — only 7 resales in the last 12 months. Thin secondary-market activity; exits can be slow.
- Thin future upgrader pool: Live count: 0 HDB blocks within 2km cross the 5-year MOP between 2025 and 2028 (of 43 HDB blocks total within 2km). Narrow pool to absorb your resale — demand leans more on private-market churn here.
Who Scotts Square suits
- Buyers who prioritise a central, well-connected address
- Yield investors — ~3.4% gross is workable; favour larger unit types
- Buyers who value a stable, established neighbourhood over speculative upside
Who should look elsewhere
- Buyers who need a margin of safety — pricing is full and leaves little room for error
- Short-term flippers — stamp duty + agent fees demand a 5-year minimum hold
- Families for whom P1 school access is the primary criterion
Huat Kueh says
Anglo-Chinese School (Junior) at 960m. P1 crowd already eyeing. Prices going backwards though — wait for a better entry.
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