Sturdee Residences
Overview & Key Facts
Sturdee Residences is a 305-unit condominium on Beatty Road in District 8, tucked into the Jalan Besar–Lavender corridor that has quietly become one of Singapore’s most distinctive urban neighbourhoods. Developed by Sustained Land Pte Ltd and completed in 2019, the project holds a 99-year lease from 2015, leaving approximately 88 years on the clock as of 2026.
District 8 straddles the Rest of Central Region (RCR) line — a location tier that often delivers the best compromise between city access and pricing. Sturdee Residences sits squarely in this sweet spot: close enough to Bugis and the CBD to feel urban, far enough from Orchard Road to avoid the CCR premium. The 305-unit count places it in the mid-sized category — large enough to sustain a decent range of facilities, small enough to avoid the anonymity of a mega-development.
The surrounding Jalan Besar precinct has undergone a notable transformation over the past decade, evolving from a traditional shophouse district into a hip enclave of specialty coffee shops, craft bars, and boutique eateries. Buyer profiles lean local, drawn by the authentic neighbourhood character and strong transport links that define this pocket of D8.
Location & Connectivity
Transport connectivity is a genuine strength. Bendemeer MRT (Downtown Line) is approximately 440 metres away — a comfortable 5–6 minute walk — while Farrer Park MRT (North-East Line) sits roughly 540 metres in the other direction. Having two MRT stations on different lines within walking distance is a material advantage that many higher-priced CCR condos cannot match. The Downtown Line provides direct access to Bugis (2 stops), Bayfront (5 stops), and the CBD, while the North-East Line connects to Dhoby Ghaut, Clarke Quay, and Chinatown.
For drivers, the Nicoll Highway and CTE are easily accessible. The CBD is under 10 minutes in off-peak traffic, and Orchard Road roughly 12 minutes via Bukit Timah Road. The development’s central positioning means most of Singapore’s key employment nodes — Raffles Place, Marina Bay, one-north, Paya Lebar — are within a 20-minute drive.
Daily conveniences are abundant. Mustafa Centre — Singapore’s legendary 24-hour department store — is a short walk away, as is City Square Mall at Farrer Park. The Lavender food street and Jalan Besar hawker corridor offer some of the best and most affordable local dining in the central region, from Sungei Road laksa to Berseh Food Centre’s bak chor mee.
Schools & Education
3 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Farrer Park Primary School | primary | Within 1 km |
| St. Andrew's Secondary School | secondary | Within 1 km |
| St. Andrew's Junior College | jc | Within 1 km |
| St. Andrew's Junior School | primary | Within 1 km |
| Hong Wen School | primary | Within 1 km |
| LASALLE College of the Arts | tertiary | ~1.1 km |
| Bendemeer Primary School | primary | ~1.1 km |
| Bendemeer Secondary School | secondary | ~1.1 km |
Facilities
At 305 units, Sturdee Residences delivers a respectable but not extravagant set of amenities. The development features a 50-metre lap pool, a children’s wading pool, a gymnasium, BBQ pavilions, a function room, a sky terrace, and landscaped gardens. The rooftop facilities offer decent city views across the low-rise shophouse rooftops of Jalan Besar.
The facilities are adequate for the development’s size, but buyers accustomed to mega-condo resort-style amenities — tennis courts, badminton halls, multiple themed pools — will find the offering modest by comparison. The trade-off is lower maintenance fees and a more intimate community feel. For a mid-sized RCR development, the facilities are on par with competitors like City Square Residences and slightly below the newer Piccadilly Grand.
What Sturdee Residences lacks in on-site amenity breadth, it compensates with proximity to public amenities. Kallang Riverside Park and the upcoming Kallang Alive precinct are within cycling distance, and the Sports Hub complex offers Olympic-grade swimming, athletics, and indoor sports facilities that no condo pool deck can rival.
Unit Sizes & Layout
The unit mix at Sturdee Residences follows the contemporary RCR template: compact 1-bedrooms, functional 2-bedrooms, and family-oriented 3-bedroom and 4-bedroom layouts. Unit sizes are typical of 2015-era new launches — efficient but not generous by older-development standards.
The layout efficiency is generally well-regarded, with minimal wasted corridor space in the 2-bedroom and 3-bedroom configurations. Higher-floor units benefit from unobstructed views over the surrounding low-rise shophouse district — a view corridor that is partially protected by the conservation status of many neighbouring buildings. North-facing stacks look toward the Lavender area, while south-facing units enjoy views over Jalan Besar’s heritage streetscape.
Finishing quality is consistent with a mid-tier RCR launch. Fixtures are functional rather than premium, and buyers looking for high-end finishes should budget for some renovation. That said, the build quality has held up reasonably well since TOP in 2019, with no major structural or defect controversies reported.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 0 BR | 27 | $2,050 | $860,761 |
| 1 BR | 26 | $2,035 | $1,274,573 |
| 2 BR | 34 | $1,934 | $1,600,122 |
| 3 BR | 19 | $1,987 | $2,347,626 |
| 4 BR | 1 | $2,161 | $3,000,000 |
Pricing & Market Position
Based on 107 recorded transactions, sale prices range from $808,000 to $3,000,000, averaging $1,480,266 (~$2,176 psf).
Rents range from $1,370 to $9,500 per month across 566 rental transactions. Current rental yield sits at approximately 3.3%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 15.9% (from $1,814 to $2,103 psf).
Neighbourhood Comparison
The D8 RCR competitive set is well-defined. Piccadilly Grand (S$2,163 psf) is the most direct competitor — a newer development with a fresh lease, but still in its early post-launch phase and trading at essentially the same psf as Sturdee Residences. Buyers choosing between the two are weighing a proven, established development against a newer but unproven one at similar pricing.
City Square Residences (S$1,889 psf) offers the freehold card — a powerful differentiator in Singapore’s property market. Its lower psf and permanent tenure make it the value play for long-term holders, though the development is older and its facilities show their age. Citylights (S$1,759 psf) is the budget option in the area, offering the lowest entry point but with an older development and less desirable micro-location.
Sturdee Residences’ strongest competitive advantage is arguably its neighbourhood. The Jalan Besar–Lavender corridor offers a lifestyle character that the Farrer Park and Beach Road precincts of its competitors cannot easily replicate. For buyers who value walkable urbanism and authentic neighbourhood dining over resort-style facilities, Sturdee Residences makes a compelling case — particularly at a psf that has not significantly outrun its fundamentals.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| STURDEE RESIDENCES | 99 yrs lease commencing from 2015 | — | 305 | $2,176 |
| PICCADILLY GRAND | 99 yrs lease commencing from 2021 | 2022 | 407 | $2,167 |
| CITYLIGHTS | 99 yrs lease commencing from 2004 | 2007 | 600 | $1,767 |
| CITY SQUARE RESIDENCES | Freehold | 2009 | 910 | $1,891 |
| KERRISDALE | 99 yrs lease commencing from 1998 | 2006 | 481 | $1,395 |
| UPTOWN @ FARRER | 99 yrs lease commencing from 2017 | 2021 | 356 | $1,899 |
ShiokNest Scores
Our proprietary scoring system evaluates STURDEE RESIDENCES across multiple dimensions.
What Residents Say
“Location is the biggest draw. Two MRT lines within walking distance, Mustafa Centre for late-night essentials, and some of the best hawker food in Singapore right on your doorstep. You won’t find this combination at this price point in the CCR.”
— Resident review via PropertyGuru
“Facilities are decent for the size but nothing to write home about. The pool is fine, gym is adequate. What you’re really paying for here is the location and the neighbourhood vibe.”
— Resident review via EdgeProp
“Good rental demand. My tenant renewed without hesitation — she works at Raffles Place and the Downtown Line gets her there in 15 minutes door to door.”
— Owner-investor via PropertyGuru
The resident feedback pattern is clear: location and connectivity are the primary draws, while facilities are seen as functional rather than exceptional. The neighbourhood’s character — the mix of heritage shophouses, independent cafes, and hawker food — is frequently cited as an underappreciated asset that distinguishes Sturdee Residences from more sterile new-build environments. Rental demand is consistently described as strong, supported by the dual-MRT access and proximity to the CBD.
Strengths & Weaknesses
- Dual MRT access — Bendemeer (440m) and Farrer Park (540m) on different lines
- Walkability score of 80 — excellent daily amenity and transport access
- Strong rental demand (559 contracts) with 3.27% gross yield
- Vibrant Jalan Besar–Lavender neighbourhood with heritage character
- Conservation area views partially protected from future high-rise obstruction
- Mustafa Centre, Lavender food street, and hawker centres within walking distance
- CBD under 10 minutes by car, Bugis 2 MRT stops away
- Mid-sized 305 units — intimate community without mega-condo anonymity
- Steady price appreciation from $1,884 to $2,149 psf over 4 years
- Competitive RCR pricing alongside newer Piccadilly Grand
- 99-year lease from 2015 (~88 years remaining) — not freehold like City Square Residences
- Facilities adequate but not exceptional for the price point
- No tennis court or premium sports amenities
- Year-5 PSF showed slight dip ($2,149 to $2,103) — post-TOP momentum may have peaked
- Unit sizes follow compact contemporary template — not generous by older-condo standards
- Finishing quality mid-tier — may need renovation spend for premium feel
- Profit score of 65 suggests moderate rather than strong capital upside
- Higher psf than older Citylights ($1,759) and freehold City Square ($1,889)
- Jalan Besar area can feel noisy and congested during peak hours
Verdict
Sturdee Residences occupies an interesting position in the D8 landscape. At an average of S$2,157 psf, it sits right alongside Piccadilly Grand (S$2,163 psf) but offers an established, already-occupied development versus a newer project still finding its feet. Against City Square Residences (S$1,889 psf freehold), Sturdee Residences trades a higher psf and leasehold tenure for newer facilities and a fresher lease runway. Against Citylights (S$1,759 psf), the premium buys a more modern development in a trendier micro-location.
The investment numbers are solid without being spectacular. A 3.27% gross rental yield is competitive for the RCR segment, supported by genuinely strong rental demand — 559 rental contracts suggest the development is well-liked by tenants, likely drawn by the dual-MRT access and vibrant neighbourhood. The walkability score of 80 reflects the excellent transport and amenity access, while the investment score of 74 signals a fundamentally sound holding.
The five-year price trajectory tells a nuanced story: steady appreciation from S$1,884 to S$2,149 psf over the first four years, followed by a slight dip to S$2,103 in the most recent period. This is not alarming — it likely reflects broader market cooling rather than development-specific weakness — but buyers should be realistic that the easy gains from post-TOP appreciation may have already been captured. The remaining 88 years of lease is comfortable for now, but will begin to weigh on valuations as the development approaches the 70-year mark in coming decades.