130 Serangoon Avenue 3, Singapore 554479; 132 Serangoon Avenue 3, Singapore 554478; 134 Serangoon Avenue 3, Singapore 554477; 136 Serangoon Avenue 3, Singapore 554476; 138 Serangoon Avenue 3, Singapore 554475
The Scala is a 99-year leasehold condominium at Serangoon Avenue 3 in District 19, developed by Hong Leong with Intrepid Investments and completed in 2013. Five 17-storey blocks hold 468 units on a 13,878 sqm site. Two facts do the selling here: Lorong Chuan MRT is about 150m from the door, and four primary schools fall inside the 1km ballot radius.
Lorong Chuan (CC14) on the Circle Line is about 150m on foot, closer than some residents’ own carpark lots at larger estates. Serangoon interchange (CC13/NE12) is the second station inside the same kilometre, ten minutes on foot or one stop by train, and nex is attached to it. Widen to 2km and the map adds Woodleigh (NE11), Bishan (CC15/NS17) and Bartley (CC12). Drivers reach the CTE and the PIE without crossing a town centre. Our Lorong Chuan MRT guide walks the neighbourhood in detail, and our Serangoon versus Lorong Chuan comparison sets the two pockets side by side.
The four names are CHIJ Our Lady of Good Counsel, St. Gabriel’s Primary School, Yangzheng Primary School and Zhonghua Primary School, all inside the 1km radius that decides priority in the balloted phases of P1 registration. That is genuine optionality in a district where most addresses hold two. Between 1km and 2km the list widens to Cedar, First Toa Payoh, Kuo Chuan Presbyterian, Maris Stella High, Pei Chun Public and Townsville, with seven secondary schools in the same ring. Our complete guide to the 2026 Primary One registration sets out the phases in order and our District 19 primary schools guide maps which estates catch which schools. Verify your block with the school’s own distance checker before you commit.
The mix runs a conventional ladder with the weight in the middle. 96 one-bedders open the range from 474 to 592 sqft, 218 two-bedders from 829 to 1,550 sqft form the centre of gravity, 138 three-bedders run 1,033 to 1,862 sqft and 17 four-bedders top the estate at 1,259 to 2,142 sqft. Two-thirds of the project sits in the one and two-bedroom band, which is why The Scala turns over as often as it does. Carpark provisioning is 468 lots against 468 homes, a full one to one that newer projects on tighter sites rarely match.
Tenure runs 99 years from January 2010, so a buyer today looks at roughly 83 years remaining against the 96 that owners started with at TOP. That gap is the honest arithmetic of a completed leasehold estate, and it feeds directly into the pricing question below.
| UNIT TYPE | TOTAL | SIZES | UNIT MIX | FLOORPLANS |
|---|---|---|---|---|
| 1 Bedroom | 96 | 474 - 592 | 20.51% | |
| 2 Bedroom | 218 | 829 - 1,550 | 46.58% | |
| 3 Bedroom | 138 | 1,033 - 1,862 | 29.49% | |
| 4 Bedroom | 17 | 1,259 - 2,142 | 3.63% | |
| Overall | 468 | 474 - 2,142 |
Hong Leong Holdings Limited is an established Singapore developer with a long, consistent record in quality, design, and sustainability. It is recognised for dependable delivery and well-planned mid- to high-end homes across mature and emerging districts. Notable projects include Lentoria, Lentor Hills Residences, One-North Eden, Penrose, and the luxury development The Avenir, reflecting steady execution and site selection across diverse locales.
Beyond residential work, the group manages commercial assets, underscoring broad real estate capability. Key strengths include disciplined project management, practical layouts, attention to build quality, and responsive after-sales service—factors that support liveability and long-term value for buyers.
The Scala is the pocket’s most liquid estate, and the station is why. A compact mix sitting 150m from a Circle Line platform trades constantly, which means fresh comparables are always on the table for a buyer and the market has a clear, tested opinion of what the address is worth for a seller. The sections below cover the price the walk commands, the ladder underneath it and the supply behind both.
As of July 2026, the last sixty caveats at The Scala cleared between $1,284 and $2,101 psf on a median around $1,868 psf. Narrow to the last twelve months and the record firms: 19 transactions between $1,793 and $2,101 psf on a median near $1,986. The estate is trading at the top of its own five-year range, not off it.
The structure behind that number is simple. Sunglade shares the Serangoon Central subzone with 475 units from 2003, and the freehold Goldenhill Park Condominium adds 390 units from 2004 a few hundred metres away, so the pocket already prices lease age and tenure against each other. Further out in the same planning area, Forest Woods brings 519 units from 2020, The Garden Residences 613 from 2021, Affinity at Serangoon 1,052 from 2023 and Botanique at Bartley 797 from 2019. All run the same 99-year tenure, so the comparison comes down to station distance, age and product.
Within the Hougang and Kovan cluster the spread is instructive. Kovan Melody offers a comparable station walk at 200m from Kovan MRT but on a 2004 lease, Terrasse trades a station for low-rise land, and Boathouse Residences sits in the value tier with no MRT inside a kilometre. The Scala’s premium over that set is the walk, and the caveat record says the market pays it. Whether it holds depends on how the district prices new stock, which our District 19 new launch versus resale analysis works through. For the goalposts, Compass Heights anchors the value end from about $806 psf and Botanique at Bartley tops the range near $2,420 psf.
One technical note. The Scala predates GFA harmonisation, so its strata areas still include aircon ledges the newer rulebook excludes, and an honest comparison against a post-harmonisation launch adjusts for that. Maintenance fees vary by format, so confirm the figure on the specific unit before you offer; our guide to condominium maintenance fees explains what the money buys.
Trying to price a particular stack? Station-side towers price by floor and facing, and the spread inside this estate is real. Speak to us before you offer, honest advice, no pressure. WhatsApp us.
Run the arithmetic at the recent median of about $1,868 psf and the ladder prices out cleanly. The 474 sqft one-bedder lands near $890,000, the 592 sqft format around $1.11m, the 829 sqft two-bedder about $1.55m, the 1,033 sqft three-bedder near $1.93m and the 1,259 sqft four-bedder around $2.35m. Treat those as arithmetic on the caveat record rather than quotes.
The live prints track it. A 474 sqft one-bedder cleared at $865,000 in March 2026, an 829 sqft two-bedder at $1,742,000 in July 2026, a 1,044 sqft three-bedder at $2,100,000 in November 2025 and a 1,367 sqft four-bedder at $2,680,000 in March 2026. Two formats deserve a warning. The four-bedroom stack holds only 17 units in the whole estate, so it rarely trades and comparables are thin. The penthouse formats follow different pricing logic entirely: the last one on record, 1,550 sqft in November 2023, cleared at $1,284 psf, well under the estate’s typical band because large-format quantum draws a narrower pool.
At about thirteen years old, The Scala is in early middle age. Most units are on their first renovation cycle, and the same stack can trade more than $100 psf apart on condition alone, so price the renovation rather than absorbing it. The facilities deck is the standard full set for the vintage, with the clubhouse and pool at the centre of the grounds and a water feature at the arrival court. Density is high by design, because a 2.8 plot ratio on a compact site is precisely what buys the station distance.
Start with the pocket. The Serangoon Central subzone holds 12 private developments and about 1,798 units between them, and not one of them is under construction. The Scala at 468 units and Sunglade at 475 are the only two above 400; the other ten are boutique blocks and a cluster scheme. Nothing new can be built at this station walk because there is no land at it, which is the structural reason the premium has held.
The competition sits one stop up the road instead. Across the Serangoon planning area, 98 developments hold about 12,519 homes and only 19 projects with 6,050 units are 2016 or newer. Everything in the post-2026 pipeline lands in the Lorong Chuan subzone: Chuan Park with 916 units for 2027 and the two Chuan Grove parcels with 1,065 for 2030, plus Belgravia Ace at 104 units in Seletar Hills. Those launches will price above this record, and they will also make this address the cheaper way to stand at the same station. The URA Master Plan keeps the north-east corridor compounding around the pocket, and our District 19 city-fringe guide sets out why the corridor keeps drawing upgraders.
Behind the buyers are the flats. Serangoon town carries about 21,961 HDB flats, with 16,686 at 4-room or larger, and the Minimum Occupation Period wave from those blocks keeps feeding the resale pipeline here. Our District 19 HDB upgrading checklist covers how that move is financed in practice.
Liquidity is the estate’s strong suit. 96 caveats since August 2021, spread as 14, 21, 16, 20, 17 and then 8 through July 2026, is about nineteen sales a year against 468 units, roughly four percent of the estate annually. No spike, no drought. Rental yields run near 3.5%, which is stronger than older family estates in the corridor usually post, because the Australian International School and Stamford American International School both sit within 2km and rent the two and three-bedroom stock year after year. Our rental yields guide explains how to test an achievable rent against a specific unit rather than an estate average.
The Scala suits school-ballot families working the four-school radius, landlords aiming at the international school tenant pool, and commuters who price their minutes and want the Circle Line at the door. The 218-unit two-bedroom band is the letting engine and the three-bedders serve relocating families with children in tow, so a landlord here is choosing between two different tenant markets rather than hoping for one.
The exit audience is broad for the same reason the estate trades often. Renters see a well-kept mid-2010s estate 150m from a Circle Line station, with two international schools and an interchange mall within reach and none of the compact-format squeeze newer stock brings. Owners selling into that always have a recent comparable to anchor against, which keeps both sides of a negotiation honest.
Fit runs the other way too. Buyers who want a mall downstairs are shopping in the wrong pocket, since everything commercial is one stop or a ten-minute walk away. Anyone set on a four-bedroom format should know that 17 units in an estate of 468 will not give them choice, and buyers who want space first rather than steps first should compare The Minton instead. A station that close also means road and rail within earshot of some stacks, so settle facing at the viewing with the windows open rather than on a floor plan.
Thinking about The Scala? Floor and facing move the number here more than the listing headline does, and at nineteen sales a year there is usually something to compare against. Before you offer, speak to us. We’ll run the numbers with you, honest advice, no pressure. WhatsApp us.
The Scala has 5 blocks of 17 storeys.
The Scala rises 17 storeys across 5 blocks.
The Scala has 468 residential units.
The Scala offers 1 Bedroom (474 to 592 sqft), 2 Bedroom (829 to 1,550 sqft), 3 Bedroom (1,033 to 1,862 sqft), 4 Bedroom (1,259 to 2,142 sqft).
The floor plans we hold for The Scala are shown on this page. For the full set, a specific stack, or an unblocked-facing recommendation, WhatsApp us and we’ll send them over.
The Scala sits on a site of about 13,878 sqm (roughly 149,400 sqft).
The Scala is 99-year leasehold (lease from Jan 2010).
No, The Scala is a 99-year leasehold development (lease from Jan 2010).
The Scala is developed by Hong Leong & Intrepid Investments.
The Scala is at Serangoon Avenue 3 – about 150m from Lorong Chuan MRT (CC14), with Serangoon interchange also within 1km.
The Scala is in District 19 (Serangoon Garden, Hougang, Punggol), in the Outside Central Region (OCR).
The nearest MRT is Lorong Chuan (CC14), about 150m away. Serangoon interchange (CC13/NE12) is also within 1km.
Schools within 1km of The Scala: CHIJ Our Lady of Good Counsel, St. Gabriel’s Primary School, Yangzheng Primary School, Zhonghua Primary School.
Primary schools within 2km of The Scala: CHIJ Our Lady of Good Counsel, St. Gabriel’s Primary School, Yangzheng Primary School, Zhonghua Primary School, Cedar Primary School, First Toa Payoh Primary School, Kuo Chuan Presbyterian Primary School and Maris Stella High School. Of these, CHIJ Our Lady of Good Counsel, St. Gabriel’s Primary School, Yangzheng Primary School and Zhonghua Primary School fall inside the 1km P1 registration radius. Secondary options nearby include Zhonghua Secondary School, Peicai Secondary School, Kuo Chuan Presbyterian Secondary School and St. Gabriel’s Secondary School.
Shopping malls within about 2km of The Scala include NTP+, nex, Upper Serangoon Shopping Centre, The Woodleigh Mall, myVillage and Junction 8.
Yes – parks within about 2km of The Scala include Sky Park, Kampong Park @ Serangoon, Mei Hwan Drive Playground, Chiltern Drive Park and Jalan Riang Park.
Based on transactions in the last 12 months, PSF ranges from about $1,795 to $2,034.
Based on recent transactions, 1 Bedroom units start from about $850,000, 2 Bedrooms from about $1.55M.
The Scala has seen average rental yields of about 3.5% based on recent transactions, with Lorong Chuan MRT (CC14) about 150m away and the Australian International School one stop off. As with any OCR project, your entry price matters more than the address – speak to us for a detailed breakdown before committing.
The Scala is a good fit for school-focused families – CHIJ Our Lady of Good Counsel, St. Gabriel’s Primary School, Yangzheng Primary School, Zhonghua Primary School are within 1km.
The Scala is a 99-year leasehold condominium in District 19 developed by Hong Leong with Intrepid Investments, comprising 468 units across 5 blocks. It obtained TOP in 2013.
The Scala obtained TOP in 2013.
The Scala is fully completed – TOP was obtained in 2013. Units are now available on the resale market.
Yes. Foreigners can buy The Scala because it is a private residential development. Foreigners pay 60% Additional Buyer’s Stamp Duty (ABSD) on top of the purchase price.
The Scala is a completed development, so there is no showflat. Viewings of available resale units can be arranged with our sales team.
You can book a viewing with our appointed sales team:
Kelvin Sin 9722 2222
Chew Peixuan 9101 5301
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