Sturdee Residences stands as one of the more quietly compelling city-fringe addresses in Singapore's property landscape. Tucked along Beatty Road in District 8's Farrer Park enclave, this 305-unit leasehold development by SL Capital (1) Pte Ltd completed in 2019 occupies a slice of the Rest of Central Region (RCR) that punches well above its postcode weight. The project rises across two towers, offering unit configurations from compact 420 sq ft one-bedders to spacious five-bedroom penthouses, catering to an unusually wide spectrum of buyers and tenants alike. With recent resale transactions clustering between S$2,117 and S$2,279 psf and gross rental yields hovering near 3.8–4.0%, Sturdee Residences has demonstrated the kind of steady secondary-market performance that long-term holders appreciate. This review examines the project's fundamentals, neighbourhood context, investment metrics, and suitability for different buyer profiles as of mid-2026.
Snapshot as of 2026-05 — figures above reflect publicly available URA/HDB data at the time of this editorial review (as of 2026-05).
District 8 is one of Singapore's most historically layered urban districts. Straddling the boundary between Kallang and the city fringe, the Farrer Park and Serangoon Road corridor has long been associated with Little India's cultural vibrancy, the Singapore Sports Hub precinct's recreational pull, and a dense residential catchment that blends HDB heartlanders with private-condo dwellers and a substantial expatriate medical community. Sturdee Residences sits within easy reach of all three reference points. The development's address at 10 Beatty Road places it roughly 550 metres from Farrer Park MRT (North-East Line), with Bendemeer MRT (Downtown Line) also within a manageable walk at around 700 metres. This dual-line proximity is a genuine differentiator: residents can reach Dhoby Ghaut in two stops, Orchard in four, and Bugis in three, effectively positioning the project at a nexus of Singapore's transit network without paying the premium of a core CCR address.
The URA Master Plan designates the area for continued mixed-use intensification, with upgraded public spaces and improved pedestrian connectivity forming part of the long-term vision for Farrer Park. The nearby Piccadilly Grand integrated development — sited directly above Farrer Park MRT — has since 2022 established a new benchmark for the submarket, drawing fresh buyer attention and reinforcing the district's credentials as an emerging city-fringe node. For Sturdee Residences, this rising tide has translated into firmer secondary-market pricing: the development recorded its highest transacted PSF of S$2,294 in March 2025, a meaningful step up from the sub-S$2,100 levels seen in 2022. The broader RCR market's resilience has been a tailwind, with medical-workforce rental demand, proximity to the CBD, and consistent interest from both local upgraders and permanent-resident buyers underpinning transaction volumes across the district. See our District 8 overview for detailed pricing trends and comparable projects.
We track 107 sales and 566 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the STURDEE RESIDENCES dashboard.
- Average sale price: $1,480,266 across 107 transactions
- Estimated gross rental yield: 3.3%
- District 8 PSF ranking: Premium tier (top 4%)
- 99 yrs lease commencing from 2015 · RCR · D8 · 305 units
About STURDEE RESIDENCES
STURDEE RESIDENCES is a 99 yrs lease commencing from 2015 condominium, located at BEATTY ROAD in District 8 (Little India) (Rest of Central Region), comprising 305 residential units.
Unit Mix Distribution
Transaction data breakdown by bedroom type at STURDEE RESIDENCES:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| Studio | 27 | $2,050 psf | $860,761 |
| 1 BR | 26 | $2,035 psf | $1,274,573 |
| 2 BR | 34 | $1,934 psf | $1,600,122 |
| 3 BR | 19 | $1,987 psf | $2,347,626 |
| 4 BR | 1 | $2,161 psf | $3,000,000 |
Sales Market Overview
STURDEE RESIDENCES has recorded 107 sale transactions with an average transaction price of $1,480,266, ranging from $808,000 to $3,000,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 17 | $1,814 psf | $1,331,235 | — |
| 2022 | 20 | $1,884 psf | $1,273,084 | ↑ 3.8% |
| 2023 | 24 | $2,002 psf | $1,497,861 | ↑ 6.3% |
| 2024 | 21 | $2,083 psf | $1,559,642 | ↑ 4.1% |
| 2025 | 23 | $2,149 psf | $1,653,681 | ↑ 3.1% |
| 2026 | 2 | $2,103 psf | $1,780,000 | ↓ 2.1% |
STURDEE RESIDENCES ranks in the top 4% of condos in District 8 by average PSF.
Compared to the RCR average of $2,047 psf, STURDEE RESIDENCES trades 2.3% below the segment benchmark.
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Rental Market Overview
STURDEE RESIDENCES has recorded 566 rental transactions with monthly rents averaging $4,047/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 1 BR | 201 | $3,108/mo | $1,800/mo | $4,278/mo |
| 2 BR | 209 | $3,940/mo | $1,370/mo | $6,165/mo |
| 3 BR | 132 | $5,051/mo | $2,833/mo | $7,700/mo |
| 4 BR | 17 | $6,804/mo | $5,100/mo | $9,414/mo |
| 5+ BR | 7 | $8,571/mo | $7,600/mo | $9,500/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 124 | $3,384/mo |
| 2022 | 127 | $4,020/mo |
| 2023 | 108 | $4,377/mo |
| 2024 | 86 | $4,318/mo |
| 2025 | 105 | $4,240/mo |
| 2026 | 16 | $4,443/mo |
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Investment Analysis
Based on average rents and sale prices, STURDEE RESIDENCES delivers an estimated gross rental yield of 3.3%. This is above the Singapore-wide benchmark of approximately 3%.
Competing Condos in District 8
Side-by-side comparison against the most actively traded condos in District 8 (Little India):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| PICCADILLY GRAND | 99 yrs lease commencing from 2021 | 407 | $2,167 psf | 425 |
| CITYLIGHTS | 99 yrs lease commencing from 2004 | 600 | $1,767 psf | 133 |
| CITY SQUARE RESIDENCES | Freehold | 910 | $1,891 psf | 114 |
| KERRISDALE | 99 yrs lease commencing from 1998 | 481 | $1,395 psf | 90 |
| UPTOWN @ FARRER | 99 yrs lease commencing from 2017 | 356 | $1,899 psf | 74 |
Location Map
Map shows STURDEE RESIDENCES (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- STURDEE RESIDENCES
- Bendemeer MRT
- Farrer Park MRT
- Lavender MRT
- Boon Keng MRT
- Jalan Besar MRT
- Farrer Park Primary School
- St. Andrew'
- St. Andrew'
Nearby MRT Stations
STURDEE RESIDENCES is 440m from Bendemeer MRT (Downtown Line), with 11 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Bendemeer | DT23 | Downtown Line | 440m |
| Farrer Park | NE8 | North-East Line | 540m |
| Lavender | EW11 | East-West Line | 770m |
| Boon Keng | NE9 | North-East Line | 780m |
| Jalan Besar | DT22 | Downtown Line | 930m |
| Rochor | DT13 | Downtown Line | 1.3 km |
| Little India | NE7 | North-East Line | 1.3 km |
| Little India | DT12 | Downtown Line | 1.3 km |
Nearby Schools
There are 13 schools within 2 km of STURDEE RESIDENCES, including 5 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Farrer Park Primary School | Primary | 300m |
| St. Andrew's Secondary School | Secondary | 640m |
| St. Andrew's Junior College | Jc | 640m |
| St. Andrew's Junior School | Primary | 690m |
| Hong Wen School | Primary | 760m |
| LASALLE College of the Arts | Tertiary | 1.1 km |
| Bendemeer Primary School | Primary | 1.1 km |
| Bendemeer Secondary School | Secondary | 1.1 km |
| CHIJ Our Lady Queen of Peace | Primary | 1.3 km |
| St. Margaret's Secondary School | Secondary | 1.6 km |
| St. Margaret's Primary School | Primary | 1.7 km |
| Nanyang Academy of Fine Arts | Tertiary | 1.8 km |
Several structural strengths distinguish Sturdee Residences from other 99-year leasehold projects in the RCR tier. Dual-MRT proximity is the headline advantage. Access to both the North-East Line at Farrer Park and the Downtown Line at Bendemeer means residents are rarely more than two transfers from any destination in Singapore. This connectivity premium is baked into both capital values and rental demand — tenants working in the CBD, Marina Bay, or the one-north research corridor all find the commute proposition attractive.
Facilities breadth is another distinguishing feature. For a 305-unit development, the amenity list is impressively comprehensive: an infinity lap pool, jacuzzi, basketball court, street soccer court, TRX exercise space, gymnasium, barbeque pavilion, communal lounge, spice garden, children's play area, and sky lounge and private dining on Level 29. The vertical distribution of facilities across the towers creates a resort-like experience more commonly associated with larger-scale projects, and the Level 14 indoor gym and Level 29 sky deck provide elevated city views that are genuinely distinctive.
Unit-mix diversity supports both owner-occupier appeal and investment flexibility. Buyers can select from one-bedroom studios, two-bedroom configurations (including plus-study and premium variants), three-bedroom, four-bedroom, and five-bedroom penthouses. This range means a buyer entering at the more affordable one-bedroom end is not hemmed in: rental demand for compact units from young professionals and medical staff at nearby Farrer Park Hospital is robust, while larger units attract family tenants on longer leases. Average rents recorded a high of S$9,500 per month in September 2024 for a 1,300 sq ft unit, with the rental band broadly spanning S$3,500 to S$7,900 across unit sizes as of current listings.
Neighbourhood amenity density is excellent. City Square Mall, Mustafa Centre (24-hour retail), several wet markets, Tekka Market, and a wide array of hawker centres lie within walking distance. Healthcare is particularly well-served: Farrer Park Hospital is a short walk away, and the established medical cluster along the corridor provides a captive tenant pool that stabilises vacancy rates. For owner-occupiers with children, Stamford Primary School and St. Joseph's Institution Junior fall within the 1-km radius for primary school registration purposes. Use our affordability calculator to benchmark purchase cost against your household income, and our mortgage calculator to stress-test financing scenarios at current interest rates.
Prospective buyers should weigh several risk factors before committing. Leasehold decay is the most structurally significant: with the 99-year tenure commencing in 2015, the project will cross the 30-year threshold — beyond which financing and resale liquidity typically tighten — in 2045. While that horizon is nearly two decades away, buyers holding for retirement-funding purposes should factor in the lease-decay discount curve when projecting exit prices. Our lease-decay calculator can model the estimated value haircut at various holding periods.
New supply competition is a near-term consideration. Piccadilly Grand's launch and subsequent TOP have set a higher fitout and connectivity benchmark in the immediate vicinity, and any future government land sales (GLS) in the Farrer Park corridor would add competing inventory. Sturdee Residences' 2019 completion means the project is no longer 'new,' and its older common-area finishes may feel less premium against newer launches when buyers compare options side by side.
Size-to-price efficiency in the compact units warrants scrutiny. At around S$2,150–S$2,280 psf, a 420 sq ft one-bedder translates to a quantum of approximately S$900,000–S$960,000. Buyers should model total cost of ownership carefully, including stamp duty, legal fees, and management charges, using our stamp duty calculator and total-cost calculator. The TDSR framework will constrain leverage for buyers with other financial commitments; our TDSR calculator enables a quick pre-assessment. Additionally, the project's location abutting the Kallang planning area means that while connectivity is strong, the immediate street-level environment on Beatty Road has less of the retail vibrancy found closer to Serangoon Road, which may be a lifestyle consideration for some buyers.
[
{
"persona": "Young professional or couple seeking city-fringe entry point",
"fit_color": "green",
"reason": "Dual-MRT access, compact quantum under S$1M for a one-bedder, and strong rental demand provide both lifestyle convenience and an exit story should circumstances change."
},
{
"persona": "HDB upgrader targeting an established RCR project",
"fit_color": "green",
"reason": "Two- and three-bedroom units at S$1.3M–S$1.8M quantum sit within reach for dual-income upgraders. The project's 2019 completion means teething issues are resolved and facilities are well-maintained."
},
{
"persona": "Buy-to-let investor targeting medical or corporate tenants",
"fit_color": "green",
"reason": "Gross yields of approximately 3.8–4.0% compare favourably for RCR stock. Proximity to Farrer Park Hospital and the medical cluster supports low vacancy, especially for 1- and 2-bedroom units. Model returns with our <a href=\"/calculator/roi\">ROI calculator</a>."
},
{
"persona": "Permanent resident or expatriate family requiring top-school proximity",
"fit_color": "green",
"reason": "Within 1 km of Stamford Primary and accessible to Raffles Institution via MRT. The diverse neighbourhood and city-fringe address appeal to internationally mobile households who value centrality without CCR pricing."
},
{
"persona": "Short-horizon investor seeking quick capital gains",
"fit_color": "yellow",
"reason": "Recent PSF gains have been steady rather than spectacular. With Piccadilly Grand establishing a nearby price ceiling and new GLS risk on the horizon, outsized short-term appreciation is not the primary thesis here."
},
{
"persona": "Retirement-planning buyer with a 25-year-plus horizon",
"fit_color": "yellow",
"reason": "Leasehold decay accelerates past the 40-year mark (from 2055). Buyers expecting to fund retirement by liquidating circa 2055 should model the lease haircut carefully. Consider whether a freehold alternative better suits the long-term plan."
}
]
Sturdee Residences earns its place as a credible city-fringe holding for investors and owner-occupiers who prioritise connectivity, facilities breadth, and neighbourhood amenity density over the prestige of a CCR address. The project's dual-MRT positioning, diverse unit mix, and robust rental demand from the surrounding medical and professional catchment form a solid investment thesis, and the S$2,100–S$2,300 psf resale band reflects a market that has continued to price the development fairly without the speculative froth seen in some CCR segments. The primary headwinds — leasehold decay, emerging competition from newer launches, and the absence of a direct MRT integration — are real but manageable for buyers with a medium-term (7–15 year) horizon. For those weighing this project against alternatives, our property comparison tool allows side-by-side analysis across key metrics. Overall, Sturdee Residences represents a thoughtfully executed city-fringe development that continues to deliver on its core promise of connectivity, community, and consistent value.
FAQ
What is the average price for STURDEE RESIDENCES?
What is the rental yield for STURDEE RESIDENCES?
Is STURDEE RESIDENCES freehold or leasehold?
Where exactly is Sturdee Residences located and which MRT stations are nearby?
Sturdee Residences is located at 10 Beatty Road in District 8 (Farrer Park / Serangoon Road submarket). The nearest MRT stations are Farrer Park MRT on the North-East Line (approximately 550 metres away) and Bendemeer MRT on the Downtown Line (approximately 700 metres away). The dual-line access means residents can reach Dhoby Ghaut interchange in two stops on the NEL, and connect to the Downtown Line at Bendemeer for direct access to Marina Bay and the CBD.
Who developed Sturdee Residences and when was it completed?
Sturdee Residences was developed by SL Capital (1) Pte Ltd and completed in 2019. The 99-year leasehold tenure commenced in 2015. The project comprises 305 residential units across two towers at 10 Beatty Road, Kallang, Singapore.
What facilities does Sturdee Residences offer?
The development offers a comprehensive facilities package including an infinity lap pool, jacuzzi, basketball court, street soccer court, TRX exercise space, gymnasium (Level 14), communal lounge, reading corner, barbeque pavilion, children's play area, spice garden, and a private sky lounge with dining area on Level 29. The vertical distribution of amenities across both towers and the rooftop sky deck distinguish the project from many similarly-sized city-fringe condominiums.
Is Sturdee Residences suitable for families with school-going children?
Yes, the location has a reasonable school catchment. Stamford Primary School falls within the 1-km priority registration zone, and St. Joseph's Institution Junior is accessible nearby. For secondary and post-secondary levels, Raffles Institution and other central-region schools are reachable via the NEL or Downtown Line. International families may also find the city-fringe location convenient for access to international schools in the Orchard and Tanglin corridors.
How does Sturdee Residences compare to Piccadilly Grand in the same district?
Piccadilly Grand, completed in 2024, is an integrated development sited directly above Farrer Park MRT and commands a premium for its MRT connectivity, mixed-use integration, and newer fitout. Sturdee Residences trades at a lower PSF — roughly S$2,100–S$2,300 vs Piccadilly Grand's higher band — making it relatively more accessible by quantum, though buyers sacrifice the direct MRT linkage and newer common-area finishes. For buyers who prioritise yield and quantum efficiency over prestige connectivity, Sturdee Residences remains a competitive alternative. Use our comparison tool to evaluate both projects side by side.
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 107 transactions analysed
- Rental data: 566 lease records analysed
- Gross yield = (avg monthly rent × 12) / avg sale price
Median values used to minimise outlier impact. PSF = price per square foot.
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