Resale Project Scorecard
The Scala @ Lorong Chuan
D19 · Hougang, Punggol, Sengkang · 99-year leasehold · completed 2013 · 468 units
Grade S, 8.04 out of 10, the 26th highest score among 180 resale condos in District 19.
How to read this grade. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation.
TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. Read the evidence →
- Lease left, about
- 83 yrs
- Resales, 12 months to Oct 2026
- 14
- To Lorong Chuan MRT
- 40 m
Background: Hougang, Punggol, Sengkang, not this condo. Photo credits
The Scala @ Lorong Chuan Score
- S
- Grade
- Score out of 10
- 8.04
- Highest score among 180 resale condos in District 19
- 26th
Top-tier project across nearly every dimension. Standout strengths: schools, MRT access. Key weaknesses: future transformation.
Project's Historical Performance25%8/10
Avg Ann. of +2.43% — top-quartile performance within its 2013-era cohort (77th percentile).
The district median is 7/10.
Primary School Effect20%10/10
4 primary schools within 1km (nearest: St. Gabriel's Primary School at 0.28km). Exceptional school catchment — strong appeal for families with young children.
The district median is 9/10.
- St. Gabriel's Primary School
- Yangzheng Primary School
- CHIJ Our Lady of Good Counsel
- Zhonghua Primary School
Within 1km on OneMap's School Query for at least one block, the measure MOE uses for Primary 1. Check your block's postal code on OneMap School Query →
Project Size16%8/10
468 units — good project size supporting active resale market and adequate facilities.
The district median is 3/10.
MRT Proximity13%10/10
40 m from Lorong Chuan MRT (CC14) — direct, walk-in MRT access. Strong commuter appeal.
The district median is 7.5/10.
Rental Yield10%5/10
Rental yield of 3.36% — above-average income return.
The district median is 5/10.
Tenure10%8/10
99YR tenure — about 83 years remaining — no near-term decay concern.
The district median is 10/10.
Future Transformation6%3/10
Limited future-catalyst exposure — nearest is Serangoon North MRT (CR9, CRL1) at 2.35km, far enough that the impact on this project is modest.
The district median is 4/10.
Scores updated October 2026.
Why The Scala @ Lorong Chuan scores 8.04
The Scala @ Lorong Chuan scores 8.04 out of 10 on the TRIBE Resale Project Scorecard, Grade S, ranking 94th of 2,350 resale condos scored in Singapore and 26th of 180 in District 19 (Hougang, Punggol, Sengkang). Its strongest factors are Primary School Effect (10/10) and MRT Proximity (10/10); its weakest is Future Transformation (3/10).
| Factor | This condoThe Scala @ Lorong Chuan | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 8/10 | 7/10 | +0.25 | 63% of district |
| Primary School Effect20% | 10/10 | 9/10 | +0.20 | 60% of district |
| Project Size16% | 8/10 | 3/10 | +0.80 | 67% of district |
| MRT Proximity13% | 10/10 | 7.5/10 | +0.33 | 92% of district |
| Rental Yield10% | 5/10 | 5/10 | ±0.00 | 48% of district |
| Tenure10% | 8/10 | 10/10 | −0.20 | 11% of district |
| Future Transformation6% | 3/10 | 4/10 | −0.06 | 4% of district |
Medians are across the 180 scored resale projects in District 19 (Hougang, Punggol, Sengkang). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between The Scala @ Lorong Chuan and a median-profile project (6.74). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.
The Scala @ Lorong Chuan Prices
By unit type at The Scala @ Lorong Chuan
| Unit type | Size | Sold for | Median PSF | Sales |
|---|---|---|---|---|
| 1-bedroom474 sq ft | 474 sq ft | $850,000 to $867,000 | $1,826 psf | 3 |
| 2-bedroom904 sq ft | 904 sq ft | $1.65M to $1.84M | $1,991 psf | 9 |
Past transactions at The Scala @ Lorong Chuan
14 resales, Nov 2025 to Oct 2026 · median $1,991 psf · $850,000 to $2,680,000 · all 14 sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 20 Aug 2026 | 132 Serangoon Avenue 3 | 10 | #10-08081BR · Blk 132 | 1BR | 474 | $1,831 | $867,000 | Resale |
| 17 Jul 2026 | 134 Serangoon Avenue 3 | 10 | #10-18182BR · Blk 134 | 2BR | 829 | $2,102 | $1,742,000 | Resale |
| 8 May 2026 | 130 Serangoon Avenue 3 | 6 | #06-04042BR · Blk 130 | 2BR | 904 | $1,991 | $1,800,000 | Resale |
| 8 May 2026 | 136 Serangoon Avenue 3 | 10 | #10-19192BR · Blk 136 | 2BR | 893 | $2,016 | $1,800,888 | Resale |
| 14 Apr 2026 | 132 Serangoon Avenue 3 | 13 | #13-09092BR · Blk 132 | 2BR | 829 | $1,991 | $1,650,000 | Resale |
| 10 Apr 2026 | 130 Serangoon Avenue 3 | 10 | #10-04042BR · Blk 130 | 2BR | 904 | $2,034 | $1,838,888 | Resale |
| 24 Mar 2026 | 132 Serangoon Avenue 3 | 5 | #05-08081BR · Blk 132 | 1BR | 474 | $1,826 | $865,000 | Resale |
| 11 Mar 2026 | 132 Serangoon Avenue 3 | 3 | #03-08081BR · Blk 132 | 1BR | 474 | $1,795 | $850,000 | Resale |
| 11 Mar 2026 | 138 Serangoon Avenue 3 | 1 | #01-27274BR · Blk 138 | 4BR | 1,367 | $1,960 | $2,680,000 | Resale |
| 22 Dec 2025 | 130 Serangoon Avenue 3 | 7 | #07-03032BR · Blk 130 | 2BR | 904 | $1,991 | $1,800,000 | Resale |
Show as a table
| Period | Sales | Median PSF | D19 |
|---|---|---|---|
| Nov 2025 | 4 | $1,991 psf | $1,614 psf |
| Dec 2025 | 1 | — | $1,637 psf |
| Jan 2026 | — | — | $1,627 psf |
| Feb 2026 | — | — | $1,597 psf |
| Mar 2026 | 3 | $1,826 psf | $1,652 psf |
| Apr 2026 | 2 | $2,013 psf | $1,646 psf |
| May 2026 | 2 | $2,004 psf | $1,599 psf |
| Jun 2026 | — | — | $1,640 psf |
| Jul 2026 | 1 | — | $1,674 psf |
| Aug 2026 | 1 | — | $1,642 psf |
| Sep 2026 | — | — | $1,612 psf |
| Oct 2026 | — | — | — |
A month is plotted from two sales up; the district line from ten.
Sellers here made a median +3.1% a year, ranked 53 of 78 in D19 and 411 of 715 condos. See the most profitable condos in D19 →
URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →
The Scala @ Lorong Chuan Rent
- Median rent a month
- $3,100 to $6,700
- Gross yield
- 3.0% to 4.3%
- Rental contracts
- 160
| Unit type | Median rent | Most rents | Gross yield | LetsContracts |
|---|---|---|---|---|
| 1-bedroom | $3,100 | $3,050 to $3,200 | 4.3% | 49 |
| 2-bedroom | $4,500 | $4,300 to $4,600 | 3.0% | 72 |
| 3-bedroom | $6,000 | $5,700 to $6,100 | — | 35 |
| 4-bedroom | $6,700 | — | — | 4 |
Rental contracts at The Scala @ Lorong Chuan
160 contracts, Sep 2025 to Aug 2026 · median $4,500 a month · $2,800 to $7,600
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Aug 2026 | 1BR | 400 to 500 sq ft | $2,900 |
| Aug 2026 | 1BR | 400 to 500 sq ft | $3,000 |
| Aug 2026 | 1BR | 400 to 500 sq ft | $3,100 |
| Aug 2026 | 1BR | 400 to 500 sq ft | $3,200 |
| Aug 2026 | 1BR | 400 to 500 sq ft | $3,400 |
| Aug 2026 | 1BR | 400 to 500 sq ft | $3,400 |
| Aug 2026 | 2BR | 800 to 900 sq ft | $3,700 |
| Aug 2026 | 2BR | 800 to 900 sq ft | $4,400 |
| Aug 2026 | 2BR | 900 to 1,000 sq ft | $4,500 |
| Aug 2026 | 2BR | 800 to 900 sq ft | $4,500 |
URA rental contracts. The table above is the 12 months to August 2026. Yield is gross. URA publishes no unit number for a letting.
The Scala @ Lorong Chuan By stack
- Highest, stack 04
- $1,991 psf
- Lowest, stack 30
- $1,625 psf
- Stacks with 2+ resales
- 20
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 01 | $1,773 psf | 1,044 sq ft | Levels 3 to 9 | 4 |
| 03 | $1,886 psf | 904 sq ft | Levels 4 to 17 | 6 |
| 04 | $1,991 psf | 904 sq ft | Levels 1 to 10 | 5 |
| 05 | $1,772 psf | 474 sq ft | Levels 1 to 17 | 4 |
| 08 | $1,795 psf | 474 sq ft | Levels 3 to 16 | 5 |
| 09 | $1,747 psf | 829 sq ft | Levels 5 to 13 | 3 |
| 11 | $1,793 psf | 850 sq ft | Levels 9 to 16 | 2 |
| 12 | $1,767 psf | 1,044 sq ft | Levels 3 to 16 | 6 |
Show the other 12 stacks
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 14 | $1,774 psf | 474 sq ft | Levels 4 to 16 | 4 |
| 17 | $1,911 psf | 850 sq ft | Levels 5 to 16 | 2 |
| 18 | $1,789 psf | 829 sq ft | Levels 4 to 13 | 3 |
| 19 | $1,959 psf | 893 sq ft | Levels 10 to 12 | 3 |
| 20 | $1,856 psf | 474 sq ft | Levels 10 to 15 | 4 |
| 21 | $1,820 psf | 904 sq ft | Levels 5 to 11 | 4 |
| 22 | $1,853 psf | 904 sq ft | Levels 5 to 16 | 4 |
| 23 | $1,775 psf | 484 sq ft | Levels 5 to 13 | 2 |
| 26 | $1,756 psf | 474 sq ft | Levels 5 to 11 | 4 |
| 27 | $1,960 psf | 1,259 sq ft | Levels 1 to 12 | 3 |
| 29 | $1,679 psf | 850 sq ft | Levels 7 to 16 | 4 |
| 30 | $1,625 psf | 969 sq ft | Levels 3 to 5 | 2 |
URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →
The Scala @ Lorong Chuan Notes
How these numbers are worked out
- Grade S places The Scala @ Lorong Chuan in a relative band under the current seven-factor formula. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation. TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. Two units can still be very different buys: the asking price, stack, floor, facing and condition decide the outcome.
- PSF against the district: $1,991 psf at The Scala @ Lorong Chuan against $1,635 psf across District 19, medians over 12 months.
- MRT distance is a straight line on the map; the walking route is longer.
- Prices: aggregates of URA REALIS resale caveats, data to October 2026 (Nov 2025 – Oct 2026; the year before is Nov 2024 – Oct 2025, median $1,921 psf). A specific unit's value depends on floor, size, facing and condition.
- By unit type: a price range is shown from three sales up; with two, the figure is the median. Unit types with one sale, and sales with no bedroom count on record, are left out.
- Past transactions: every resale and sub-sale caveat lodged with URA from Nov 2021 to Oct 2026, newest first; a unit is its storey and stack (#07-18). Typing a unit or a stack lists its sales across the whole span. Profit is the sale price less the seller's own purchase price as the caveats pair them, before stamp duties, fees and loan interest; the gain a year is compounded and shown from one year held. The trend line is the median from two sales up per month, quarter or half-year, the district line from ten. 10Y appears once the dataset runs that far back.
- Rent: aggregates of URA rental contracts, Sep 2025 – Aug 2026, for unit types with three contracts or more; the contract list under the table carries every letting on file, including those with no bedroom count, and URA publishes no unit number for a letting. "Most rents" is the middle half of contracts, shown from five up. Gross yield is a year of the median rent over the median resale price of the same unit type (12 months to October 2026, two sales or more), before maintenance fees, property tax, agent fees, vacancy and mortgage interest.
- By stack: resales from 2022 to Oct 2026, medians per stack. A stack is the last two digits of the unit number, so #05-37 and #08-37 are both stack 37. Stacks with one sale (9 here) are left out, and prices moved over the period, so read a gap between two stacks as a lead to check, not a rule.
- Factor bars: the black mark on each bar is the district median.
- Score: seven weighted factors. Methodology published.
What the score cannot tell you
- RPS scores the project, not a unit. Floor, stack, facing, renovation and the asking price are outside the score. In the 12 months to October 2026, the 14 resale caveats at The Scala @ Lorong Chuan ranged from $1,795 psf to $2,102 psf: that spread is unit-level variation the score cannot see.
- Historical Performance is a percentile among projects of similar vintage (completed around 2013, within a year or so, widened when the cohort is small). A high score is strong for its age group, not against the whole market.
- The nearest MRT is Lorong Chuan MRT (CC14), 40 m in a straight line. The walking route is usually longer, and bus links are not scored.
- Primary School Effect counts the 4 primary schools within 1 km on OneMap's School Query (the school's land boundary to the block's building outline, the measure MOE uses for P1), weighted by recent P1 ballot demand. A school counts when any block is within 1 km, so confirm your own block's postal code before relying on it.
- Scores updated October 2026; transactions to October 2026. Nothing on this page is a valuation or advice on a specific unit.
- Facing decides a unit's morning or afternoon sun, and it varies stack by stack. See the sun path at The Scala @ Lorong Chuan for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.