THE STERLING is a freehold development along BUKIT TIMAH ROAD in District 21 (Clementi Park / Upper Bukit Timah), part of the RCR segment of Singapore's private residential market. The project comprises 232 units and is TOP 2000.
This profile draws on 21 recorded transactions from URA REALIS to frame the project's character: who actually lives here, who buys here, and where the pricing sits relative to immediate alternatives. For the broader district context, see the Singapore price-heatmap map.
The project is in its mature or late-resale phase, where lease tenure (for leasehold stock), redevelopment optionality, and en-bloc potential all start to weigh more on the investment thesis than current rental yield.
Within District 21 (Clementi Park / Upper Bukit Timah), the immediate context for THE STERLING is shaped by the broader URA Master Plan zoning for the area, ongoing or planned infrastructure (MRT extensions, expressway changes, school relocations), and the supply pipeline of nearby launches. See the URA Master Plan 2019 for the precinct-specific land-use overlay before underwriting medium-term capital appreciation.
We track 21 sales and 288 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the THE STERLING dashboard.
- Average sale price: $3,082,952 across 21 transactions
- Estimated gross rental yield: 2.1%
- District 21 PSF ranking: Premium tier (top 19%)
- Freehold tenure · RCR · D21 · 232 units
About THE STERLING
THE STERLING is a freehold condominium, located at BUKIT TIMAH ROAD in District 21 (Upper Bukit Timah, Ulu Pandan, Clementi Park) (Rest of Central Region), developed by FAR EAST ORGANIZATION, comprising 232 residential units, completed in 2000.
As a freehold property, THE STERLING does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at THE STERLING:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 1 | $2,243 psf | $1,690,000 |
| 3 BR | 5 | $2,142 psf | $2,534,000 |
| 4 BR | 11 | $1,967 psf | $3,068,364 |
| 5+ BR | 4 | $2,122 psf | $4,157,500 |
Sales Market Overview
THE STERLING has recorded 21 sale transactions with an average transaction price of $3,082,952, ranging from $1,690,000 to $4,500,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 4 | $1,809 psf | $2,760,000 | — |
| 2022 | 5 | $1,919 psf | $2,960,000 | ↑ 6.1% |
| 2023 | 1 | $2,082 psf | $3,160,000 | ↑ 8.5% |
| 2024 | 5 | $2,094 psf | $3,250,800 | ↑ 0.6% |
| 2025 | 5 | $2,275 psf | $3,183,600 | ↑ 8.7% |
| 2026 | 1 | $2,319 psf | $3,570,000 | ↑ 1.9% |
THE STERLING ranks in the top 19% of condos in District 21 by average PSF.
Compared to the RCR average of $2,047 psf, THE STERLING trades 0.2% above the segment benchmark.
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Rental Market Overview
THE STERLING has recorded 288 rental transactions with monthly rents averaging $5,374/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 1 BR | 24 | $3,394/mo | $2,500/mo | $4,100/mo |
| 2 BR | 41 | $4,286/mo | $2,700/mo | $5,800/mo |
| 3 BR | 181 | $5,518/mo | $3,400/mo | $9,000/mo |
| 4 BR | 42 | $6,949/mo | $4,800/mo | $9,500/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 53 | $4,009/mo |
| 2022 | 55 | $5,060/mo |
| 2023 | 58 | $5,928/mo |
| 2024 | 48 | $6,003/mo |
| 2025 | 65 | $5,755/mo |
| 2026 | 9 | $5,656/mo |
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Investment Analysis
Based on average rents and sale prices, THE STERLING delivers an estimated gross rental yield of 2.1%. This is below the 3% benchmark, suggesting stronger capital appreciation potential.
Competing Condos in District 21
Side-by-side comparison against the most actively traded condos in District 21 (Upper Bukit Timah, Ulu Pandan, Clementi Park):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| THE RESERVE RESIDENCES | 99 yrs lease commencing from 2021 | 892 | $2,494 psf | 722 |
| NAVA GROVE | 99 yrs lease commencing from 2024 | 552 | $2,489 psf | 541 |
| PINETREE HILL | 99 yrs lease commencing from 2022 | 520 | $2,486 psf | 519 |
| KI RESIDENCES AT BROOKVALE | 999 yrs lease commencing from 1885 | 660 | $1,955 psf | 481 |
| FORETT@BUKIT TIMAH | Freehold | 633 | $2,130 psf | 357 |
Location Map
Map shows THE STERLING (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- THE STERLING
- King Albert Park MRT
- Beauty World MRT
- Anglo-Chinese Junior College
- Henry Park Primary School
- Ngee Ann Polytechnic
Nearby MRT Stations
THE STERLING is 140m from King Albert Park MRT (Downtown Line), with 2 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| King Albert Park | DT6 | Downtown Line | 140m |
| Beauty World | DT5 | Downtown Line | 880m |
Nearby Schools
There are 8 schools within 2 km of THE STERLING, including 4 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Anglo-Chinese Junior College | Jc | 560m |
| Henry Park Primary School | Primary | 730m |
| Ngee Ann Polytechnic | Tertiary | 740m |
| Australian International School | International | 840m |
| Singapore University of Social Sciences | Tertiary | 1.0 km |
| Hwa Chong International School | International | 1.7 km |
| Hwa Chong Institution | Secondary | 1.7 km |
| Hwa Chong Institution (JC) | Jc | 1.7 km |
Tenure resilience. Freehold tenure removes the lease-decay headwind that affects 99-year leasehold stock from ~year 60 onward. CPF eligibility, loan-tenure caps, and resale buyer pool are all preserved without the time-decay clock. For long holds (15+ years), this matters meaningfully more than headline PSF.
Genuine walk-to-MRT access. King Albert Park sits about 0.14km away — true walking distance, not the elastic 800m claim that some listings stretch. For tenants and commuter-owners, this anchors rental demand and supports a steady capital-value floor across cycles.
Solid facilities scale. 232 units is large enough to support pool, gym, function rooms, and BBQ pavilions without the booking-pressure issues that smaller boutique developments face. Per-unit maintenance is in a manageable band.
School-belt proximity. Anglo-Chinese Junior College sits about 0.56km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
District supply pipeline. Non-prime districts are more sensitive to GLS pipeline additions; check the URA Master Plan 2019 confirmed and provisional land sales schedule for the immediate 5-year window. New launches at 10-20% lower PSF can compress secondary-market resale velocity for 18-24 months around their launch dates.
Cycle-sensitivity. Like all Singapore private residential, the project's capital appreciation and rental yields move with broader macro factors — mortgage rate environment, MAS macroprudential stance (TDSR, ABSD), and the supply-pipeline tempo. Build a 5pp rate buffer into your stress test.
[
{
"persona": "Young couple, first home",
"fit_color": "green",
"reason": "Long balance lease + likely sub-CCR pricing"
},
{
"persona": "Family with school-age kids",
"fit_color": "green",
"reason": "Nearby schools support MOE registration priority"
},
{
"persona": "CBD commuter",
"fit_color": "green",
"reason": "Walking-distance MRT supports daily commute"
},
{
"persona": "Rental investor (yield-focused)",
"fit_color": "red",
"reason": "Thin transaction history makes underwriting fragile"
},
{
"persona": "Foreign professional (expat)",
"fit_color": "green",
"reason": "MRT plus mid-size facility suite typically meets expat-tenant criteria"
},
{
"persona": "Long-term hold (10+ yr)",
"fit_color": "green",
"reason": "Tenure supports CPF + buyer-pool through hold"
}
]
Composite assessment: THE STERLING combines walking-distance MRT with long-tenure leasehold (or freehold) — a solid structural foundation. The district position dictates whether capital appreciation outpaces or tracks the broader market. 21 transactions in URA REALIS provide the data foundation for this view.
Suggested holding period for most buyer profiles: 6-10 years to ride out one full macro cycle. Cross-reference per-bedroom net yield against district comparables via the compare-tool, model monthly cash-flow with the mortgage calculator, and confirm your effective BSD+ABSD cost using the stamp-duty calculator before finalising. This profile is informational; not a personal investment recommendation.
FAQ
What is the average price for THE STERLING?
What is the rental yield for THE STERLING?
Is THE STERLING freehold or leasehold?
How far is the nearest MRT from THE STERLING?
What is the tenure of THE STERLING?
How does THE STERLING compare to other projects in the district?
What stamp duty applies for a foreign buyer of THE STERLING?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 21 transactions analysed
- Rental data: 288 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 THE STERLING
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.