Stirling Residences

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.

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.

Pricing & Market Position

Across 483 recorded transactions (all-time), sale prices range from $908,888 to $3,580,000, averaging $1,612,430.

Over the last 12 months, transactions averaged $2,395 psf.

Rents range from $2,800 to $11,400 per month across 1,592 rental transactions. Current rental yield sits at approximately 3.6%.

Rental Yield by Bedroom Type

Blended yield hides the spread between unit sizes — smaller units at STIRLING RESIDENCES typically rent harder per dollar of purchase price. The final column shows monthly rent per $100,000 invested, so unit sizes compare on equal capital:

Price Appreciation

From 2021 to 2026, the average PSF has appreciated by 18.5% (from $2,047 to $2,425 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.

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.

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.

Strengths & Weaknesses

Verdict

Stirling Residences is a well-positioned large-scale development whose investment and lifestyle case is firmly built on the strength of the Queenstown address, the 90-year lease runway, and the Commonwealth MRT walkability. At $2,304 PSF, it is priced at a legitimate discount to comparable CCR freehold developments, and the 90-year remaining lease means lease-decay is a consideration that lies well beyond most realistic hold horizons — unlike sub-75-year leasehold developments, Stirling Residences faces no CPF usage restrictions and no immediate financing tightening.

The development’s strongest buyers are professionals employed at one-north, the CBD, and the Alexandra corridor, for whom the Commonwealth MRT walk and the mature Queenstown lifestyle infrastructure represent daily practical advantages. The rental thesis is also coherent: $4,782/month average rent against $1,629,284 average purchase price implies an approximately 3.5% gross yield — above the typical CCR yield profile and consistent with the RCR positioning. The tenant pool is deep: biomedical and tech professionals at Biopolis and Fusionopolis, NUS faculty, Singapore professionals, and expatriate families seeking a non-CBD residential address with good school access.

The development’s limitations are structural to its scale and format rather than specific to the address. At 1,259 units, the development will feel busy at peak times — the pool, gym, and carpark are never truly quiet. The unit sizes are efficient rather than generous by pre-2010 standards. The Logan Property / Nanshan Group JV development pedigree is competent for a 2022 GLS product, but the development does not carry the brand premium of CapitaLand, City Developments, or Keppel at the same PSF level. These are trade-offs worth acknowledging, not showstoppers.

Stirling Residences is the right answer for owner-occupiers and investors who want Queenstown’s mature infrastructure, Commonwealth MRT walkability, and one-north proximity at a $2,304 PSF price point — with 90 years of lease runway and a 3.5% gross yield that makes the rental thesis genuinely viable.

Against freehold alternatives in Districts 3–4, the leasehold discount is real at approximately $300–$400 PSF. For buyers with a 10–20 year hold horizon, the 90-year lease does not create meaningful incremental risk within that window, and the PSF saving is substantial. The case is most compelling for buyers who are comfortable with leasehold dynamics and are focused on the quality and convenience of the Queenstown address rather than title permanence.