Stirling Residences occupies one of Singapore's most enviable addresses: directly above Queenstown MRT station on the East-West Line, inside a mature estate that has been quietly reinventing itself for a decade. When Logan Property and Nanshan Group won the Stirling Road government land sale in May 2017 with a top bid of S$1.003 billion (S$1,051 psf ppr), they acquired not just a plot of land but a transit-integrated node in the Rest of Central Region (RCR) that draws commuters, young families, and long-term investors in equal measure. The 1,259-unit twin-tower development reached its Temporary Occupation Permit (TOP) in 2021 and has since traded at steadily rising resale premiums, with recent transactions printing as high as S$2,719 psf in early 2026 — roughly 50 per cent above the average launch price of around S$1,800 psf — a performance that places Stirling Residences among the strongest appreciating RCR projects of its vintage.
Snapshot as of 2026-05 — figures above reflect publicly available URA/HDB data at the time of this editorial review (as of 2026-05).
Queenstown is Singapore's first satellite new town, developed by the Housing and Development Board in the late 1950s and 1960s, and its evolution into a mixed public-private residential precinct has been remarkably consistent. The town sits within District 3, bordered by Alexandra Road to the south and Commonwealth Avenue to the north, and benefits from the East-West Line's Queenstown station (EW19) — just two stops from the Buona Vista interchange with the Circle Line, and roughly eight stops from Raffles Place in the Central Business District. For residents of Stirling Residences, the MRT connection is not merely “close” in the way many developers use that phrase; the development's main entrance is a three-minute, largely sheltered walk from the station concourse, placing it among a small cohort of Singapore condominiums that genuinely qualify as transit-integrated rather than merely transit-adjacent. The broader Queenstown regeneration story adds another layer of long-term optimism: multiple former industrial and HDB sites along Alexandra Road and Commonwealth Avenue have been progressively rezoned for private residential use, lifting the neighbourhood's private-home stock by roughly 69 per cent over the 2017–2023 new-launch cycle. The resulting amenity uplift — new cafés, co-working spaces, and lifestyle retail alongside legacy anchors such as Anchorpoint, Queensway Shopping Centre, IKEA Alexandra, and Alexandra Hospital — has materially improved the liveability quotient of the precinct without erasing the low-rise, tree-lined character that makes Stirling Road feel more like a landed enclave than a typical suburban MRT catchment.
The land parcel spans approximately 227,223 sq ft, allowing for site coverage generous enough to accommodate extensive landscaping across three distinct zones: a ground-level water garden, mid-level sky terraces, and rooftop communal spaces. This spatial generosity is evident in the finished product and explains much of the price premium Stirling Residences commands over competing projects in the immediate vicinity.
We track 458 sales and 1512 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the STIRLING RESIDENCES dashboard.
- Average sale price: $1,598,448 across 458 transactions
- Estimated gross rental yield: 3.6%
- District 3 PSF ranking: Premium tier (top 23%)
- 99 yrs lease commencing from 2017 · RCR · D3 · 1259 units
About STIRLING RESIDENCES
STIRLING RESIDENCES is a 99 yrs lease commencing from 2017 condominium, located at STIRLING ROAD in District 3 (Tiong Bahru, Queenstown) (Rest of Central Region), developed by SOUTH ISLAND LG PTE LTD, comprising 1259 residential units, completed in 2021.
With approximately 90 years remaining on its 99-year lease, the property qualifies for full bank financing and CPF usage.
Unit Mix Distribution
Transaction data breakdown by bedroom type at STIRLING RESIDENCES:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| Studio | 39 | $2,358 psf | $1,040,481 |
| 1 BR | 282 | $2,282 psf | $1,437,897 |
| 2 BR | 83 | $2,205 psf | $1,806,760 |
| 3 BR | 52 | $2,316 psf | $2,490,898 |
| 5+ BR | 2 | $1,659 psf | $3,268,000 |
Sales Market Overview
STIRLING RESIDENCES has recorded 458 sale transactions with an average transaction price of $1,598,448, ranging from $908,888 to $3,550,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 57 | $2,047 psf | $1,382,491 | — |
| 2022 | 76 | $2,156 psf | $1,580,128 | ↑ 5.3% |
| 2023 | 74 | $2,284 psf | $1,639,522 | ↑ 5.9% |
| 2024 | 100 | $2,322 psf | $1,582,318 | ↑ 1.7% |
| 2025 | 116 | $2,379 psf | $1,668,809 | ↑ 2.4% |
| 2026 | 35 | $2,412 psf | $1,715,981 | ↑ 1.4% |
STIRLING RESIDENCES ranks in the top 23% of condos in District 3 by average PSF.
Compared to the RCR average of $2,047 psf, STIRLING RESIDENCES trades 11.2% above the segment benchmark.
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Rental Market Overview
STIRLING RESIDENCES has recorded 1512 rental transactions with monthly rents averaging $4,788/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 462 | $4,679/mo | $2,800/mo | $10,000/mo |
| 1 BR | 299 | $3,858/mo | $3,100/mo | $5,000/mo |
| 2 BR | 620 | $4,783/mo | $3,600/mo | $6,950/mo |
| 3 BR | 113 | $6,966/mo | $5,600/mo | $10,000/mo |
| 4 BR | 18 | $9,481/mo | $8,000/mo | $11,400/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2022 | 503 | $4,770/mo |
| 2023 | 200 | $5,176/mo |
| 2024 | 436 | $4,713/mo |
| 2025 | 313 | $4,641/mo |
| 2026 | 60 | $4,943/mo |
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Investment Analysis
Based on average rents and sale prices, STIRLING RESIDENCES delivers an estimated gross rental yield of 3.6%. This is above the Singapore-wide benchmark of approximately 3%.
Competing Condos in District 3
Side-by-side comparison against the most actively traded condos in District 3 (Tiong Bahru, Queenstown):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| ZYON GRAND | 99 yrs lease commencing from 2024 | 1079 | $3,052 psf | 628 |
| AVENUE SOUTH RESIDENCE | 99 yrs lease commencing from 2018 | 1074 | $2,261 psf | 578 |
| PENRITH | 99 yrs lease commencing from 2024 | 462 | $2,796 psf | 451 |
| ONE PEARL BANK | 99 yrs lease commencing from 2019 | 774 | $2,569 psf | 428 |
| PROMENADE PEAK | 99 yrs lease commencing from 2024 | 596 | $2,981 psf | 421 |
Location Map
Map shows STIRLING RESIDENCES (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- STIRLING RESIDENCES
- Queenstown MRT
- Commonwealth MRT
- Queensway Secondary School
- Global Indian International School (GIIS Queenstown)
- Tanglin Trust School
Nearby MRT Stations
STIRLING RESIDENCES is 640m from Queenstown MRT (East-West Line), with 2 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Queenstown | EW19 | East-West Line | 640m |
| Commonwealth | EW20 | East-West Line | 680m |
Nearby Schools
There are 12 schools within 2 km of STIRLING RESIDENCES, including 9 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Queensway Secondary School | Secondary | 230m |
| Global Indian International School (GIIS Queenstown) | International | 230m |
| Tanglin Trust School | International | 280m |
| Queenstown Primary School | Primary | 350m |
| River Valley High School | Secondary | 460m |
| River Valley High School (JC) | Jc | 460m |
| Commonwealth Secondary School | Secondary | 710m |
| Alexandra Primary School | Primary | 860m |
| Crescent Girls' School | Secondary | 1.0 km |
| Dulwich College (Singapore) | International | 1.4 km |
| Swiss School Singapore | International | 1.4 km |
| CHIJ (Kellock) | Primary | 1.9 km |
The headline strength of Stirling Residences is its transit connectivity, and it is worth dwelling on precisely why this matters so much in Singapore's property market. The East-West Line is one of the busiest lines in the network, and Queenstown station sits at a uniquely balanced position on the corridor: eight minutes to Raffles Place, two stops to the Buona Vista science-and-education hub (one-north, INSEAD, NUS), and a single interchange hop to Harbourfront or Dhoby Ghaut via the Circle Line. For dual-income professionals working anywhere from Jurong Lake District to Changi Business Park, Stirling Residences offers a genuinely central base without the price tags of Districts 9, 10, or 11. The development's physical scale — 40 storeys, 1,259 units, twin towers — enables a facility offering that smaller projects cannot replicate: 80 individual amenity points including a 50-metre lap pool, aqua gym, tennis courts, and six levels of sky terraces at storeys 3, 11, 17, 23, 29, and 35, providing panoramic views across the Southern Ridges, Labrador Nature Reserve, and the CBD skyline.
Unit layouts have been consistently praised for their efficiency: kitchens in two-bedroom units can be enclosed (critical for families who cook regularly), and three-bedroom configurations incorporate utility rooms large enough for live-in help. The resale market has endorsed these design choices emphatically — according to URA transaction records, owners who purchased at launch have realised capital gains exceeding 30 per cent by 2024–2025, with annualised appreciation running at approximately 4.4 per cent per year since 2019. At a current average of roughly S$2,386 psf, the project continues to set the price ceiling for the Queenstown sub-market, reflecting genuine owner-occupier demand rather than speculative momentum. The surrounding amenity ecosystem strengthens the investment case further: Alexandra Hospital lies within a short distance; Mei Ling Market and Food Centre provides everyday hawker dining; and the Queensway Sports Complex offers recreational facilities difficult to replicate commercially.
Scale is simultaneously Stirling Residences' greatest asset and its most salient risk. With 1,259 units completing simultaneously in 2021, the project generated a material supply overhang at TOP: dozens of units entered the resale and rental markets within a 12-month window, creating short-term pricing pressure and a competitive leasing environment. Investors who purchased purely for rental yield found themselves competing with neighbours offering similar configurations, often requiring rent concessions to secure tenants. This dynamic is structural rather than cyclical — large developments always face more intense intra-project competition at TOP than boutique condominiums do.
The 99-year leasehold tenure (from 2017) introduces a mild long-term pricing headwind: as the project ages past its first decade, lease-decay will increasingly factor into valuation models, particularly for buyers financing with CPF savings who face usage restrictions on shorter remaining leases. Maintenance fees for a development with 80 amenity points and sky gardens requiring specialist horticultural upkeep are likely to be above the District 3 median and are worth factoring into total holding cost calculations. Finally, while Queenstown's regeneration story is compelling, the new supply added across the precinct in the 2017–2023 cycle means that buyers today are paying a premium over historical transaction benchmarks — requiring genuine conviction in Singapore's long-run RCR price trajectory and the continuing premium that direct MRT adjacency commands.
[
{
"persona": "CBD and one-north commuter",
"fit_color": "green",
"reason": "Direct EWL access delivers sub-10-minute commutes to Raffles Place and a two-stop connection to Buona Vista; the transit premium is fully priced in but genuinely earned by one of the tightest station-to-lobby gaps in RCR."
},
{
"persona": "Young family (preschool to primary)",
"fit_color": "green",
"reason": "Queenstown Primary and New Town Primary are within 1 km for Phase 2C priority registration; 80 facilities including multiple pools, water play, and sky gardens serve children across all age groups."
},
{
"persona": "Long-term capital appreciation investor",
"fit_color": "green",
"reason": "Over 30% gains from launch to 2024, annualised at roughly 4.4% per year; RCR positioning and EWL integration underpin continuing structural demand from owner-occupiers who value transit certainty."
},
{
"persona": "Rental yield investor",
"fit_color": "amber",
"reason": "1,259-unit scale creates intra-project rental competition; gross yields are moderate for RCR at roughly 2.5-3.5%; best suited for tenants prioritising MRT convenience over boutique exclusivity."
},
{
"persona": "HDB upgrader or downsizer",
"fit_color": "amber",
"reason": "Mature estate with walkable hawker centres and Alexandra Hospital nearby is ideal; however, price quantum for 3-bedroom units is significant and the leasehold timeline warrants careful CPF usage planning."
},
{
"persona": "Buyer who prioritises freehold tenure",
"fit_color": "red",
"reason": "99-year leasehold from 2017 is a structural constraint; buyers who prioritise lease longevity or estate-planning certainty should compare freehold alternatives in Districts 9 or 10 before committing."
}
]
Stirling Residences earns its position as Queenstown's flagship condominium on the strength of three compounding advantages: a transit integration that is among the most literal in Singapore, a mature-estate location with a proven amenity ecosystem, and a developer JV that backed its conviction with a billion-dollar land bid. The 30-plus per cent capital appreciation delivered to launch buyers validates the original thesis convincingly. For buyers entering today at the S$2,300–2,700 psf range, the investment case rests on a measured belief that RCR transit-node assets will continue to attract structural demand from the working professionals who drive Singapore's knowledge economy — a cohort for whom the eight-minute MRT commute to the CBD is worth a meaningful price premium over suburban alternatives.
Use the mortgage calculator to stress-test your entry price at prevailing SORA-linked rates, and the ROI calculator to model total returns net of stamp duty, maintenance, and agent fees before committing. The District 3 analytics page provides the full sub-market context — including median PSF trends and comparable project benchmarks — to help calibrate a fair offer price. Compare shortlisted projects side-by-side using the comparison tool. Scale, lease, and yield arithmetic deserve sober scrutiny, but for the right buyer profile, Stirling Residences remains one of the most coherent investment propositions in the RCR.
FAQ
What is the average price for STIRLING RESIDENCES?
What is the rental yield for STIRLING RESIDENCES?
Is STIRLING RESIDENCES freehold or leasehold?
How far is Stirling Residences from Queenstown MRT station?
The development's main lobby is approximately a three-minute walk from Queenstown MRT station (EW19) on the East-West Line, with much of the footpath covered — making the connection practical even during Singapore's monsoon months. This direct adjacency places Stirling Residences among a small cohort of RCR condominiums that genuinely qualify as transit-integrated rather than merely transit-adjacent.
What is the current resale PSF range at Stirling Residences?
Recent transactions have ranged from S$1,971 to S$2,719 psf, with a trailing 12-month average of approximately S$2,386 psf. The record of S$2,719 psf was set in early 2026 for a mid-sized unit. Prices vary by floor level, orientation, and unit type — high-floor south-facing units command the steepest premiums owing to unobstructed Southern Ridges views.
Who developed Stirling Residences and what is their background?
Stirling Residences was developed by a joint venture between Logan Property (Hong Kong-listed Chinese developer) and Nanshan Group (Shandong-based conglomerate), operating locally as LN Development. The Singapore project was Logan Property's first entry into the Singapore market. The completed development has received broadly positive reviews for build quality and facility delivery, and transaction data confirms meaningful capital appreciation for owners since the 2018–2019 launch period.
What schools are near Stirling Residences?
Queenstown Primary School and New Town Primary School are both within 1 km, making the development eligible for Phase 2C priority registration under the Ministry of Education's school admission framework. Queensway Secondary School is also nearby. Families with older students benefit from proximity to the National University of Singapore campus and several junior colleges, all reachable within one or two MRT stops.
What facilities does Stirling Residences offer?
The development features 80 individual amenity points across both towers, including a 50-metre lap pool, children's pool, water play area, aqua gym, tennis courts, and six sky terraces at storeys 3, 11, 17, 23, 29, and 35. The uppermost sky terraces on the 40-storey towers offer unobstructed views of the Southern Ridges and, on clear days, the CBD skyline. Facility density is high for a project of this size, though peak-hour demand for the lap pool can be competitive during weekends.
How does Stirling Residences compare to other District 3 condos?
Within District 3, Stirling Residences consistently records the highest average PSF among comparable 99-year leasehold projects, reflecting its transit premium and facility breadth. Buyers comparing options should use the comparison tool and the District 3 analytics page to evaluate total cost of ownership and price-per-sqft ratios across the sub-market before committing to a specific development.
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 458 transactions analysed
- Rental data: 1512 lease records analysed
- Gross yield = (avg monthly rent × 12) / avg sale price
Median values used to minimise outlier impact. PSF = price per square foot.
View Live Data for STIRLING RESIDENCES
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