Stirling Residences
Stirling Residences arrived in 2021 as one of District 3’s most ambitious post-2017 launches — a 1,259-unit twin-tower development soaring 38 storeys above Stirling Road, just minutes from Queenstown MRT on the East-West Line. Jointly developed by Logan Property and Nanshan Group, the project marked a turning point in the Queenstown precinct’s mature-estate rejuvenation, bringing CBD-fringe living to a neighbourhood traditionally dominated by HDB blocks and ageing private estates. Sitting on a 99-year lease from 2017 (~90 years remaining as of this review), Stirling Residences targets the Rest-of-Central-Region (RCR) buyer who wants city access without Core-Central-Region pricing — a positioning that has become increasingly contested as Avenue South Residence and Queens Peak crowd the same value lane.
This review weighs the genuine strengths — iconic skyline, EWL connectivity, Queenstown’s long-term redevelopment story — against the structural drag of a 1,259-unit resale pipeline and RCR pricing that no longer looks cheap relative to OCR alternatives. Compare against neighbouring options using our side-by-side comparison tool, and contextualise pricing within the broader District 3 market.
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 3 covers Queenstown, Tiong Bahru, and Alexandra — a tri-precinct that has transformed dramatically over the past decade. Queenstown, Singapore’s first satellite town (1953), is now in the middle of a generational reset: the Selective En bloc Redevelopment Scheme (SERS) has cleared older HDB blocks, the URA Master Plan earmarks Queenstown for mixed-use intensification, and the upcoming Greater Southern Waterfront will pull the centre of gravity south. Stirling Residences sits at the heart of this transition, on the former Stirling Road HDB site sold via Government Land Sales in 2017 for a then-record S$1.003 billion.
Connectivity is the project’s structural anchor. Queenstown MRT (EW19) is a short walk — three EWL stops to Raffles Place, four to Tanjong Pagar — making this one of the few RCR developments with genuine sub-15-minute CBD access by rail. Surrounding amenities lean utilitarian-meets-lifestyle: IKEA Alexandra, Anchorpoint, Queensway Shopping Centre, and the Henderson Wave pedestrian bridge connecting to Mount Faber Park. Layer in proximity to one-north, Mapletree Business City, and the Greater Southern Waterfront pipeline, and the long-term thesis is straightforward: a maturing precinct with sustained employment and transport tailwinds. The pricing question, however, is whether 2021 launch premiums — and 2024-2026 resale prints — have already priced that thesis in. Stress-test the affordability envelope with our affordability calculator and review heatmap context via the price heatmap.
Overview & Key Facts
Stirling Residences is a large-scale 1,259-unit development at Stirling Road in District 3 (Queenstown / Bukit Merah), completed in 2022 on a 99-year leasehold commencing 2017 — leaving approximately 90 years remaining on the lease at time of writing. Developed by South Island LG Pte Ltd, a joint venture between Hong Kong-listed Logan Property and Nanshan Group, the project occupies a prominent government land sale (GLS) site in the heart of one of Singapore’s most mature and well-served residential towns.
The development comprises two iconic 40-storey residential towers that define the Queenstown skyline, together with a comprehensive facilities podium. With 1,259 units spread across the twin towers, Stirling Residences sits firmly in the large-scale condominium tier — comparable in ambition and density to the major GLS launches of Singapore’s growth corridor, but delivered in a mature estate where infrastructure, schools, transport, and amenities are already fully developed rather than a decade away.
Transaction data confirms strong market absorption: recorded sales average $1,629,284 per unit (approximately $2,304 PSF), with rental transactions averaging $4,782 per month. These numbers position Stirling Residences as a competitive offering within the RCR / OCR border zone — priced meaningfully below comparable CCR developments while offering a Queenstown address that carries genuine lifestyle and connectivity value. The development’s proximity to Commonwealth MRT (EWL), one-north business hub, and a dense school catchment reinforces its appeal to owner-occupiers and professional renters alike.
At $2,304 PSF with 90 years remaining on the lease, Stirling Residences sits at a clear value differential relative to CCR addresses in Districts 1–4. For buyers who want the amenity richness and transport connectivity of a mature Queenstown address without the premium of a CCR location, the development’s data profile suggests a well-supported market at both the ownership and rental levels.
Location & Connectivity
Stirling Residences is situated on Stirling Road in the Queenstown planning area, one of Singapore’s oldest and most comprehensively developed residential towns. The Queenstown address is a genuine lifestyle advantage: unlike emerging growth corridors where infrastructure lags population, Queenstown’s schools, parks, community facilities, food centres, and MRT connections have been fully built out over decades. Residents move into a mature neighbourhood rather than waiting for it to arrive.
MRT access is a headline strength. Commonwealth MRT (EW20) on the East West Line is approximately 400–600 metres from the development — a comfortable 5–8 minute walk. From Commonwealth, the City Hall interchange is four stops, Raffles Place is five stops, and Changi Airport is reachable in under 45 minutes via the EWL. For commuters to the CBD or the east of the island, Commonwealth MRT represents highly functional daily transit access without a bus transfer dependency.
The one-north business hub — home to Biopolis, Fusionopolis, Mediapolis, and a dense cluster of tech, biomedical, and media employers — is approximately 10–15 minutes by public transport or a short drive down Commonwealth Avenue West. For professionals employed at one-north, Stirling Residences offers a rare combination of proximity to their workplace and access to a mature residential town rather than the more transient student-oriented environs of Buona Vista. National University of Singapore (NUS) and Singapore Polytechnic are similarly accessible, attracting faculty and senior researchers as long-term tenants.
The retail and food-and-beverage environment is strong for a non-prime address. IKEA Alexandra (approximately 1.5 km) and Queensway Shopping Centre (approximately 1 km) form the major retail anchors. The Anchorpoint Mall at Alexandra Road and the Alexandra Retail Centre provide everyday convenience, while the Tiong Bahru estate — one of Singapore’s most popular lifestyle precincts — is a short drive north and offers the boutique cafes, bakeries, and independent retail that younger professional residents typically seek.
Green space access is solid. Queenstown Park, the HortPark green corridor, and the Alexandra Canal Linear Park are all reachable within 10–15 minutes on foot or by bicycle. The Southern Ridges trail network, linking HortPark to Kent Ridge Park and onwards to Labrador Nature Reserve, is a major recreational asset for residents who value outdoor access as a daily rather than weekend activity.
Schools & Education
2 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Queensway Secondary School | secondary | Within 1 km |
| Global Indian International School (GIIS Queenstown) | international | Within 1 km |
| Tanglin Trust School | international | Within 1 km |
| Queenstown Primary School | primary | Within 1 km |
| River Valley High School | secondary | Within 1 km |
| River Valley High School (JC) | jc | Within 1 km |
| Commonwealth Secondary School | secondary | Within 1 km |
| Alexandra Primary School | primary | Within 1 km |
Facilities
As a 1,259-unit large-scale GLS development completed in 2022, Stirling Residences offers a full facilities deck proportionate to its scale and developer ambition. The centrepiece is a 50-metre lap pool — a genuine competitive length pool rarely found outside resort or premium CCR developments — flanked by a wading pool, aqua gym, and multiple water features. The facilities podium is built across multiple levels, giving the development a resort-layered spatial quality that single-podium condos cannot replicate.
The fitness facilities are comprehensive: a fully equipped gymnasium, an outdoor fitness area, and dedicated jogging and cycling paths within the development. Function rooms, a clubhouse, a sky lounge, BBQ pavilions, and a children’s play area complete the social amenity offering. Sky terraces on upper floors of the twin towers provide elevated communal spaces for residents who want city views without committing to a private penthouse premium.
“The pool is genuinely 50 metres — I can actually train here rather than just wade. The sky terrace on upper floors is beautiful, and at 1,259 units the gym is always busy but the pool rarely crowded.”
— Resident review via PropertyGuru
The trade-off inherent in a 1,259-unit development is facilities utilisation: at peak times, the pool deck and gym will be busy. The 50-metre pool mitigates this for serious swimmers, but families who want private-feeling pool access should plan around off-peak hours. The multiple function rooms and BBQ pavilions are a practical advantage for the development’s community-scale social events, and the dual-tower configuration means residents in each tower have a degree of natural facilities separation at the podium level.
Unit Sizes & Layout
Stirling Residences’ 1,259 units across the twin 40-storey towers span a range of 1-, 2-, 3-, and 4-bedroom configurations, with the mix calibrated toward the owner-occupier and professional-renter market that Queenstown attracts. Unit layouts follow the efficient, contemporary design philosophy common to 2017–2022 GLS launches: sensible room proportions, functional kitchen and bathroom layouts, and maximised usable area within the footprint. The large-scale development format does mean that 1- and 2-bedroom units are more compact than those at boutique developments, but the trade-off is that the development’s overall size supports a full facilities deck that smaller condos cannot justify.
The 40-storey tower format is a genuine layout advantage at the upper floors: from floor 25 and above, units enjoy elevated sightlines across the Queenstown low-rise HDB landscape, with CBD-direction views emerging as floors increase. South-facing high-floor units capture the most compelling vistas; north-facing units look out over the established Queenstown residential precincts with the Bukit Timah ridge on the horizon. The tower format is a direct contrast to the 5-storey low-rise developments of an earlier era — at Stirling Residences, floor choice meaningfully changes the quality of the living experience.
Typical 1-bedroom units at Stirling Residences range from approximately 474–527 sqft; 2-bedroom configurations from 624–829 sqft; 3-bedroom units from 872–1,184 sqft; and 4-bedroom penthouses at the upper end. These are market-standard sizes for a 2022-completed RCR development and reflect efficient space utilisation rather than the generous pre-2010 area standards. Buyers upgrading from a large 3-bedroom HDB executive flat will need to calibrate expectations: the absolute sqft at Stirling Residences will typically be smaller, but the building quality, facilities access, and tower views are materially superior.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 0 BR | 39 | $2,358 | $1,040,481 |
| 1 BR | 282 | $2,282 | $1,437,897 |
| 2 BR | 83 | $2,205 | $1,806,760 |
| 3 BR | 52 | $2,316 | $2,490,898 |
| 5 BR | 2 | $1,659 | $3,268,000 |
Pricing & Market Position
Based on 458 recorded transactions, sale prices range from $908,888 to $3,550,000, averaging $1,598,448 (~$2,384 psf).
Rents range from $2,800 to $11,400 per month across 1512 rental transactions. Current rental yield sits at approximately 3.6%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 17.8% (from $2,047 to $2,412 psf).
Neighbourhood Comparison
The most direct comparison for Stirling Residences is Queens Peak (District 3, 99yr, 736 units, completed 2018), which shares the Queenstown / Dundee Road corridor and similar MRT proximity to Queenstown MRT. Queens Peak averages approximately $2,100–$2,250 PSF in recent transactions — marginally below Stirling Residences, reflecting the newer 2022 TOP and the specific Stirling Road land parcel. The two developments are close enough in address and specification that buyers considering Stirling Residences should check Queens Peak secondary market availability as a genuine alternative.
Margaret Ville (District 3, 99yr from 2017, 309 units, completed 2020) on Commonwealth Avenue presents a smaller-scale boutique alternative within the same precinct. Margaret Ville averages approximately $2,000–$2,100 PSF — slightly below Stirling Residences — with a lower unit count that delivers better facilities-to-resident ratios and a quieter community environment. For buyers who prioritise uncrowded facilities over the full-scale development amenity of Stirling Residences, Margaret Ville is worth evaluating as a directly competing product.
Stepping up to CCR comparables, Alex Residences (District 3, freehold, 293 units, completed 2015) on Alexandra View averages approximately $2,400–$2,600 PSF — a meaningful premium over Stirling Residences reflecting freehold status and a CCR-proximate address on the Redhill MRT corridor. Alex Residences’ freehold title removes the lease-decay consideration entirely, but at approximately $300–$400 PSF above Stirling Residences, the gap raises the classic leasehold-value question: for a 90-year remaining leasehold, is the freehold premium justified? For buyers with a 10–20 year hold horizon, the answer is likely no — the 90-year lease will not decay meaningfully within that window, and the PSF saving is real.
Against other large-scale RCR developments, HighPark Residences (District 28, 99yr, 1,399 units) and The Clement Canopy (District 5, 99yr, 505 units) illustrate the premium that Queenstown’s established location commands: Stirling Residences at $2,304 PSF prices the mature Queenstown infrastructure advantage relative to further-from-centre peers, and buyers who have priced both will typically acknowledge the quality-of-location differential.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| STIRLING RESIDENCES | 99 yrs lease commencing from 2017 | 2021 | 1,259 | $2,384 |
| ZYON GRAND | 99 yrs lease commencing from 2024 | 2025 | 1,079 | $3,052 |
| AVENUE SOUTH RESIDENCE | 99 yrs lease commencing from 2018 | 2021 | 1,074 | $2,261 |
| PENRITH | 99 yrs lease commencing from 2024 | 2025 | 462 | $2,796 |
| ONE PEARL BANK | 99 yrs lease commencing from 2019 | 2021 | 774 | $2,569 |
| PROMENADE PEAK | 99 yrs lease commencing from 2024 | 2025 | 596 | $2,981 |
Lease Decay Analysis
The 99-year lease runs from 2017, meaning approximately 9 years have already been consumed. Roughly 90 years remain — still comfortably within the range where most banks will offer full financing without restrictions.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~90 years | Full bank financing available |
| 2047 | ~69 years | CPF usage still unrestricted for most buyers |
| 2056 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2076 | ~39 years | Significant financing restrictions for next buyer |
| 2116 | Expiry | Lease reverts to state |
For a buyer purchasing today with a 10-year horizon (exit around 2036), the lease situation is essentially a non-issue — you’d be selling a property with ~80 years remaining, which is still very bankable. The risk profile changes for longer holds.
ShiokNest Scores
Our proprietary scoring system evaluates STIRLING RESIDENCES across multiple dimensions.
What Residents Say
“We chose Stirling Residences because of the Commonwealth MRT walk and the one-north commute. We work at Fusionopolis and the commute is under 20 minutes door to door. The development is very well built for a 2022 TOP and the facilities are excellent.”
— Owner-occupier review via PropertyGuru
“The 50m pool is the real deal — I swim every morning before work and it never feels crowded at 6:30am. The gym is busy after 6pm but well-equipped. Management has been responsive; the development is well-run for its size.”
— Resident review via 99.co
“Queenstown has everything. The hawker centres are great, IKEA is a short drive, and the Tiong Bahru area is 10 minutes away. For the price we paid, this is significantly better value than anything comparable closer to Orchard.”
— Resident comment via EdgeProp
“We rent here as expats assigned to Biopolis. Stirling Residences made the most sense — the MRT walk is easy, the unit is clean and modern, and the facilities keep the kids occupied. Rent is fair for the size and what you get.”
— Tenant review via SRX
The resident profile at Stirling Residences reflects the demographic strength of the Queenstown catchment: a mix of Singapore professionals employed at one-north and the CBD, expatriate biomedical and tech staff assigned to Biopolis and Fusionopolis, families with children in the strong Queenstown primary school network, and long-term Queenstown residents who have upgraded from the estate’s HDB stock. The feedback pattern is consistent — positive on facilities quality, MRT walk, and Queenstown lifestyle convenience; occasionally critical of mid-floor noise from the podium area during peak weekend hours and the development’s overall density. Management quality is broadly described as responsive and professional for a development of its scale.
1. EWL connectivity and CBD-fringe positioning. Queenstown MRT (EW19) is the rare RCR station offering direct, fast East-West Line access to Raffles Place, Tanjong Pagar, and Outram Park — the trifecta of CBD employment nodes. For owner-occupiers commuting daily into the financial district, this is a tangible quality-of-life advantage that thinner-rail OCR competitors cannot match. The walk to Queenstown MRT is short and largely sheltered, an underrated factor in Singapore’s climate.
2. Iconic skyline and project scale. The 38-storey twin towers are visually distinctive and provide unobstructed views from upper floors — particularly south-facing units overlooking the Greater Southern Waterfront corridor. The 1,259-unit scale enables resort-style facilities (50m lap pool, sky terraces, multiple function rooms, gym, tennis court) that smaller boutique developments cannot economically support. For buyers who value facility density per maintenance dollar, the scale works in their favour.
3. Queenstown rejuvenation upside. Of all D3 sub-precincts, Queenstown has the longest runway for redevelopment. The HDB SERS programme continues to clear older blocks, the URA Master Plan signals mixed-use intensification, and the Greater Southern Waterfront will eventually reshape the southern coastline. A long-hold owner positions on a precinct narrative — not a unit narrative — and that narrative remains intact.
4. RCR classification with city-fringe walkability. Stirling sits inside the Rest-of-Central-Region tier, which historically captures stronger resale demand than OCR projects when buyers trade up. Combined with walkability to lifestyle anchors (IKEA Alexandra, Anchorpoint, Henderson Wave), the project offers a tangible “city-fringe lifestyle” that pure-suburban projects cannot replicate. Estimate carrying costs with our mortgage calculator and total cost of ownership via the total cost calculator.
1. 1,259-unit resale absorption overhang. Stirling’s defining structural risk is its own size. With 1,259 units in a single development, secondary-market supply is persistently thick — on any given month there are typically dozens of listings competing on price, view, and floor level. This compresses seller pricing power and lengthens days-on-market versus smaller developments where listing scarcity supports asks. Buyers should expect to negotiate; sellers should expect patience.
2. RCR pricing under OCR competitive pressure. When Stirling launched in 2018, RCR pricing was a clear step below CCR and a clear step above OCR. That gap has compressed. New OCR launches at Lentor, Tengah, and the eastern corridor now print psf numbers that approach — or in some sub-segments match — mid-tier RCR resale. The CBD-fringe premium that justified Stirling’s initial pricing is being arbitraged by improving OCR connectivity. Benchmark against alternatives with the comparison tool.
3. 99-year leasehold runway: ~90 years remaining. Issued 99 years from 2017, Stirling enters 2026 with roughly 90 years of lease remaining. This is structurally fine for owner-occupiers and medium-term investors, but buyers planning multi-decade holds (or those wanting freehold-style optionality) should model decay carefully. Run lease-decay scenarios with our lease decay calculator and stress yields with the ROI calculator.
4. Direct competition from Avenue South Residence and Queens Peak. Avenue South Residence (1,074 units, TOP 2023) at Silat Avenue and Queens Peak (736 units, TOP 2020) at Dundee Road target an overlapping buyer pool. Avenue South offers Greater Southern Waterfront proximity and newer specs; Queens Peak offers Queenstown MRT walkability with smaller scale. Stirling buyers compete with both on every resale listing — a competitive dynamic that did not exist when the project launched.
5. Mass-market rental yield compression. With 1,259 units in close vicinity to one-north and CBD employment, the rental pool is deep but the supply is equally deep. Gross yields have tracked the broader RCR compression, and buyers underwriting on rental coverage should pressure-test with current District 3 data via the cash flow calculator.
Best fit: Owner-occupiers commuting daily to Raffles Place, Tanjong Pagar, or Outram Park who value EWL connectivity above all else — this is where Stirling’s structural advantage is sharpest. Also suited to dual-income D3 buyers who want city-fringe lifestyle (IKEA Alexandra, Anchorpoint, Henderson Wave) without CCR pricing, and long-hold investors comfortable with a 90-year leasehold runway who want to position on the Queenstown redevelopment narrative. Estimate stamp duty exposure with the stamp duty calculator.
Marginal fit: Short-term flippers betting on launch-to-resale appreciation — the 1,259-unit overhang structurally caps near-term capital gains, and the launch premium has already been substantially absorbed into early resale prints. Yield-focused investors should compare gross yields against newer OCR alternatives before committing — the CBD-fringe rental premium is real but compressed. Use the refinancing calculator to model multi-year debt servicing under different rate scenarios.
Poor fit: Buyers seeking boutique exclusivity (Stirling’s 1,259 units guarantee high common-area density — lift wait times, lap pool loading, gym congestion at peak hours), freehold-preference buyers (leasehold mechanics will weigh on terminal value), and HDB upgraders without sufficient cash buffer for the RCR premium (model the transition carefully with the HDB grant calculator and TDSR calculator). For couples considering ownership restructuring to unlock a second purchase, the decoupling calculator can quantify trade-offs.
Verdict: Hold-bias for owner-occupiers with EWL commuting needs; selective for investors. Stirling Residences is a structurally sound RCR product with one of the strongest commuter-rail propositions in District 3 — that part of the thesis is intact and unlikely to deteriorate. The execution risk is concentrated in resale absorption: 1,259 units competing against Avenue South Residence and Queens Peak in the same buyer pool means secondary-market pricing is anchored by the cheapest motivated seller in any given month, not by intrinsic value.
For owner-occupiers who will actually use the EWL access daily and intend to hold 7-10+ years, Stirling delivers genuine utility — the connectivity premium compounds across thousands of commute days. For investors, the calculus is tighter: yields are compressed, capital gains are capped by the unit overhang, and OCR alternatives now offer comparable psf with newer launch optionality. Underwrite conservatively, negotiate hard on the 5-10% range, and prioritise mid-to-high floor stacks with clear south-facing views to differentiate from the resale herd. Cross-check pricing against the District 3 benchmarks and the price heatmap before committing.