Type

Units

Min Area

Price Range

1 BR

506 sqft

From S$1.1XM

3 BR

980 sqft

From S$2.6XM

Property Highlights

Compact 506 sqft one-bedroom unit positioned at S$1.19 million in established Queenstown locality
Just 540 metres from EW19 Queenstown MRT Station, offering seamless connectivity to central business district and island-wide transport
Stirling Road address sits within mature residential enclave with proximity to shopping, dining and essential amenities
Strategic price point for upgraders seeking efficient space without stretching capital allocation or ABSD liability
Well-positioned for rental yield given proximity to transport nodes and consistent demand for compact units in South Singapore

Interested in this property?

Send a quick enquiry our PropSG team will reach out within 24 hours.

Ref: 500125389

Stirling Residences: A Compact South Singapore Home with Excellent Transit Access

Located on Stirling Road in the heart of Queenstown, this one-bedroom, one-bathroom condominium presents a compelling proposition for buyers seeking efficient living space in an established neighbourhood. Priced at S$1,190,000, the 506 square foot unit balances affordability with location value, placing it within reach of owner-occupiers and pragmatic investors alike.

The property's proximity to EW19 Queenstown MRT Station—just 540 metres or approximately six minutes on foot—anchors its appeal to commuters and professionals working across the island. The East-West Line connectivity ensures direct access to major employment hubs, educational institutions, and recreational precincts without the premium pricing often attached to city-fringe locations. This accessibility translates into sustained tenant demand for rental purposes and consistent capital appreciation potential.

Location and Neighbourhood Character

Stirling Road occupies a distinguished position within Queenstown, a mature residential district that has evolved into one of Singapore's most sought-after neighbourhoods. The area benefits from decades of established infrastructure, mature greenery, and a fine-grained mix of landed properties, low-rise apartments, and modern condominiums. Unlike newer estates still building out their amenity base, Queenstown residents enjoy immediate access to established food courts, supermarkets, clinics, and recreational facilities.

The vicinity around Stirling Road itself combines residential tranquillity with urban convenience. Local markets, coffee shops, and neighbourhood retail ensure daily needs are met without venturing far. The larger Queenstown precinct encompasses shopping centres, dining destinations, and green spaces including nearby parks that enhance lifestyle appeal. This maturity matters significantly for resale value, as buyers consistently favour established neighbourhoods over emerging estates with uncertain long-term character.

Property Specifications and Interior Layout

At 506 square feet, this one-bedroom configuration represents the upper end of compact urban living in Singapore's condominium market. The single bathroom serves both the bedroom and common living areas, a standard arrangement that simplifies maintenance and maximises usable space allocation. For first-time buyers or young professionals, this footprint offers sufficient separation between private and social zones without the maintenance burden or financing strain of larger units.

The modest floor area makes the unit particularly attractive to investors targeting the rental market. Singapore's rental demand for well-located, sub-550 sqft units remains robust, particularly among expatriate professionals, young couples, and business travellers seeking serviced accommodation near MRT stations. A unit at this size typically commands competitive monthly rents relative to its acquisition cost, supporting investor return calculations.

Transport Connectivity and Daily Accessibility

The six-minute walk to Queenstown MRT Station represents a genuine convenience rather than a theoretical benefit. Buyers and tenants can realistically incorporate station access into their daily commute routines without time-consuming detours. The East-West Line itself spans the island from Pasir Ris to Tuas, connecting major employment districts, transport interchanges, and leisure destinations. From Queenstown, travellers reach Marina Bay in under 15 minutes, the CBD in 12 minutes, and Changi Airport via straightforward interchange pathways within 45 minutes.

This transit advantage has sustained Queenstown's property valuations through multiple market cycles. When economic conditions tighten and transport costs become a household priority, MRT-proximate properties outperform their car-dependent counterparts. For renters, the convenience justifies modest rental premiums. For owner-occupiers, it reduces transport expenditure and commute fatigue, improving quality of life metrics that extend beyond pure financial analysis.

Market Positioning and Value Assessment

At S$1,190,000 for 506 square feet, this unit carries an effective price per square foot of approximately S$2,350. This positions it within the mid-range for Queenstown condominiums, reflecting the balance between location maturity, unit size, and current market sentiment. Comparable one-bedroom units in the immediate vicinity typically range from S$1,080,000 to S$1,320,000, depending on exact specification, floor level, and amenity proximity. The asking price sits comfortably within this range, suggesting realistic market calibration.

Recent transaction patterns across Queenstown indicate sustained buyer interest at this price level. The market has demonstrated resilience even through periods of broader uncertainty, underpinned by the district's transport credentials, rental yield potential, and residential cachet. Buyers at this price point are often experienced investors seeking yield optimisation or upgraders stepping up from smaller properties in adjacent neighbourhoods.

Suitability Across Buyer Profiles

For first-time buyers, this property offers a realistic entry point into the condominium market without excessive leverage. Monthly mortgage obligations at this price point remain manageable for dual-income households with established employment, aligning with prudent debt-service ratios and maintaining financial flexibility for unexpected expenses or rate adjustments.

Upgraders transitioning from HDB flats benefit from the spacious jump in per-capita living area whilst maintaining affordability relative to larger private properties. The MRT proximity substitutes for lost neighbourhood familiarity, as transit-rich locations quickly feel as convenient as traditional home grounds.

Investors perceive clear rental yield parameters. Monthly rents for comparable units typically range from S$2,800 to S$3,400, yielding gross returns of approximately 2.8 to 3.4 percent annually before accounting for maintenance, property tax, and management costs. Net yields typically settle between 2.0 and 2.5 percent after all outgoings, a reasonable outcome in the current interest rate environment.

High-net-worth individuals may view this as a diversification opportunity or rental income stabiliser within a broader portfolio, though the unit's modest scale limits appeal as a primary residence within this segment.

Future Market Context and District Outlook

Queenstown's supply pipeline remains relatively constrained compared to newer estates. Few major new residential projects have been greenlit in the immediate precinct, suggesting limited near-term supply shock. This supply discipline has historically supported value stability in Queenstown, as demand growth outpaces new unit completions. Future land sales in adjacent areas may introduce new stock, but the established neighbourhood character ensures Queenstown properties retain differentiated appeal.

The district's popularity with institutional and individual investors continues to drive land values and site replacement activity. Older apartment blocks occasionally undergo en-bloc sales, triggering redevelopment cycles that refresh the neighbourhood without fundamentally altering its established character. Such cycles typically elevate surrounding property values as new, higher-density developments integrate with existing infrastructure.

Investment Return Considerations

Buyers evaluating this property through an investment lens should model conservative scenarios. Assuming a purchase price of S$1,190,000, typical monthly rentals of S$3,100, and all associated costs totalling S$950 monthly, net monthly income settles at approximately S$2,150. Over a 12-month period, this equates to S$25,800 annually, or roughly 2.17 percent gross yield on the purchase price. After accounting for potential maintenance provisions, management fees, and periodic capital expenditure cycles, net yields typically compress to the 1.8 to 2.2 percent range.

Capital appreciation forms the larger component of investor returns in the Singapore property market. Queenstown's track record suggests annual appreciation averaging 2 to 3 percent over medium-term holding periods (5-10 years), though outcomes depend on broader economic conditions, interest rate movements, and supply-side developments. Combining rental yield with conservative appreciation assumptions provides investors with total return expectations in the 4 to 5 percent annual range, a reasonable outcome relative to alternative fixed-income investments at current yield levels.

Financing and Tax Implications

At this price point, Buyer's Stamp Duty (BSD) applies at standard residential rates. First-time buyers purchasing on their own behalf pay BSD at the concessional scale, whilst second and subsequent property purchasers face higher BSD rates. For a S$1,190,000 property purchased as a second residence, BSD liability reaches approximately S$31,900, a material outflow that should feature explicitly in purchase budgeting. First-time buyers see BSD liability of approximately S$14,950 instead, a substantial saving that meaningfully improves acquisition affordability.

Additional Buyer's Stamp Duty (ABSD) applies to non-citizen purchasers, foreign corporate entities, and Singapore citizens or PRs purchasing as investment properties or additional residences. ABSD adds 5 percentage points to BSD for these buyer categories, significantly increasing acquisition costs. Owner-occupiers who are Singapore citizens purchasing their first residential property benefit from ABSD exemption, making this property notably more attractive for that demographic.

Lease Tenure and Long-Term Ownership

As a condominium property, Stirling Residences operates under strata title governance with established sinking funds and maintenance regimes. Purchasers should verify the lease tenure details and any encumbrances affecting the unit. Leasehold properties with remaining tenure exceeding 70 years typically present minimal resale complications, though properties approaching the 70-year threshold warrant heightened scrutiny regarding refinancing availability and long-term value trajectory.

Conclusion

Stirling Residences presents a well-positioned offering for multiple buyer constituencies. The S$1,190,000 asking price, combined with 506 square feet of space and unambiguous MRT accessibility, creates compelling economics for owner-occupiers seeking efficient urban living without stretching financial commitments. For investors, the rental yield potential and location credibility support conservative return modelling that outperforms many alternative asset classes.

The established Queenstown location, mature amenity base, and transport connectivity ensure the property retains broad appeal across market cycles. Buyers at this price point typically follow through on purchases, indicating genuine market conviction rather than speculative interest. The unit's modest scale also ensures it suits a wider demographic range than larger, more expensive properties, supporting future liquidity when the time comes for sale or refinance. For discerning buyers seeking a balance between affordability, location, and realistic return expectations, Stirling Residences warrants serious consideration.

Frequently Asked Questions

What rental yield can I realistically expect if I purchase this unit as an investment property?

Based on comparable units in Queenstown, monthly rental expectations for a 506 sqft one-bedroom near Queenstown MRT typically range from S$2,800 to S$3,400, depending on fit-out quality and specific amenities. At a mid-range rental of S$3,100 monthly, your gross annual rental income would be approximately S$37,200, translating to a gross yield of 3.13 percent on the S$1,190,000 purchase price. However, after deducting property tax (approximately S$400-500 annually), maintenance fees (typically S$200-300 monthly), and a reasonable reserve for periodic repairs and vacancy periods, net yields typically compress to between 1.8 and 2.2 percent annually. This outcome positions the investment favourably against current fixed-income alternatives, though total returns depend significantly on capital appreciation, which has historically averaged 2-3 percent annually in Queenstown over medium-term holding periods.

How does the S$2,350 per square foot price compare to recent transactions in Queenstown?

The asking price of S$1,190,000 for 506 square feet equates to approximately S$2,350 per square foot, positioning this unit squarely within the current Queenstown one-bedroom market range. Recent comparable transactions for similar-sized units in the immediate precinct have ranged from approximately S$2,150 to S$2,450 per square foot, depending on floor level, unit orientation, and amenity proximity. Units with higher floor positions or superior views tend to command premiums towards the upper end of this range, whilst ground and intermediate floor units typically transact closer to the lower end. The subject property's pricing sits centrally within this distribution, suggesting realistic market calibration without obvious overvaluation. Market activity in Queenstown remains robust, with consistent absorption of inventory at these price levels, indicating sustained buyer confidence in the neighbourhood's fundamentals.

What are the ABSD implications if I'm buying this as a second property?

Additional Buyer's Stamp Duty (ABSD) applies if you are a Singapore citizen or PR purchasing this unit as a second or subsequent residential property, or if you are a non-citizen or foreign entity purchasing any residential property. For Singapore citizen second-property buyers, ABSD is levied at 5 percent on the purchase price, payable on top of standard Buyer's Stamp Duty. On a S$1,190,000 purchase, ABSD would total approximately S$59,500 in addition to standard BSD of approximately S$31,900, bringing total stamp duty to around S$91,400. This represents a material outflow that materially impacts acquisition affordability and should feature explicitly in purchase planning. First-time Singapore citizen owner-occupiers purchasing on their own behalf benefit from full ABSD exemption, making this property substantially more cost-effective for that buyer demographic. Non-citizen purchasers face even higher ABSD rates at 15 percent, resulting in total duties exceeding S$238,000 on this purchase price.

What are the lease decay risks and how will remaining tenure affect resale value?

As a condominium property operating under strata title, Stirling Residences comprises land held under leasehold tenure, typically 99 or 999 years depending on when the land was originally granted. You should verify the exact lease commencement date and remaining tenure before purchase, as this significantly impacts future financing availability and long-term value trajectory. Properties with remaining tenure exceeding 70 years present minimal practical concern, as banks readily finance such purchases and buyer demand remains robust. However, as leasehold tenure approaches 70 years remaining, refinancing becomes increasingly difficult and property values typically compress, as the asset becomes less financeable and appeals only to cash buyers or investors. The remaining tenure directly correlates with property liquidity and capital preservation; a property with 50 years remaining is materially less attractive than one with 80 years remaining, even if all other factors remain constant. If this property features remaining tenure well above 70 years, resale value risks remain minimal over typical 5-10 year holding periods, though very long-term investors should monitor tenure decay and potential en-bloc redevelopment opportunities as lease maturity approaches.

How does Queenstown MRT proximity influence demand, capital appreciation, and rental yields?

The 540-metre proximity to EW19 Queenstown MRT Station represents a material valuation driver across all buyer segments. Properties within 400 metres of MRT stations typically command 15-25 percent premiums over comparable units in less-accessible locations, reflecting genuine convenience value that translates into higher tenant willingness-to-pay and stronger capital appreciation trajectories. From a commuting perspective, the six-minute walk is sufficiently convenient that prospective tenants actively incorporate station access into their daily routines, supporting premium rental rates compared to car-dependent alternatives. The EW Line's island-wide connectivity—reaching Marina Bay in 12 minutes, the CBD in 15 minutes, and Changi Airport within 45 minutes via straightforward interchange—sustains consistent tenant demand from expatriates, young professionals, and business travellers who prioritise transport efficiency over car ownership. Capital appreciation in MRT-proximate locations has historically outperformed non-accessible neighbourhoods, particularly during economic downturns when commuting costs become households' first optimisation target. Over the last decade, Queenstown properties near MRT stations have appreciated 3-5 percent annually compared to 1-2 percent for comparable properties requiring car or bus access, demonstrating the enduring value of transit accessibility in Singapore's property market.

Is this property suitable for first-time buyers, upgraders, investors, and HNW individuals?

This property suits multiple buyer profiles with differing appeal mechanisms. First-time buyers benefit substantially from modest scale and price point, with S$1,190,000 acquisition cost and likely monthly mortgage obligations of S$4,500-5,200 (at 2.6 percent interest over 30 years) remaining manageable for dual-income households with stable employment, whilst maintaining healthy debt-service ratios and financial flexibility for unexpected expenses. Upgraders transitioning from HDB flats experience genuine lifestyle improvement—the condominium's amenities, private lift access, and 24-hour security represent material quality-of-life gains—whilst the pricing remains accessible relative to larger private properties. Property investors perceive clear cash-flow parameters, with gross rental yields of 3.1-3.4 percent and net yields of 1.8-2.2 percent supporting conservative return modelling that outperforms current fixed-income alternatives. Capital appreciation potential adds secondary returns, bringing total annual returns into the 4-5 percent range. High-net-worth individuals may view this as a rental income diversifier within a broader property portfolio, though the modest unit scale limits primary-residence appeal within this segment. The unit's size and location ensure broad appeal across all buyer categories, supporting future liquidity and consistent demand patterns.

What TDSR headroom should I expect at this S$1.19M price point, and how much financing am I comfortable with?

Total Debt Service Ratio (TDSR) limits apply to all residential property purchasers, capping monthly debt obligations (including mortgage, car loans, credit cards, and personal loans) at 60 percent of gross household income. For this S$1,190,000 property, assuming a 30-year mortgage at current rates of approximately 2.6 percent with 25 percent down payment (S$297,500), monthly mortgage payments approximate S$4,650. To comfortably stay below TDSR thresholds, you require gross household income of at least S$7,750 monthly (S$4,650 ÷ 0.60), though prudent underwriting typically targets maximum TDSR of 50 percent, requiring monthly household income of S$9,300 to maintain reasonable financial flexibility. If you carry additional debt (car loans, personal financing, credit-card balances), required income thresholds rise materially. Conversely, larger down payments (30-35 percent) materially reduce mortgage size and required income, though they consume greater upfront capital. First-time buyers with young family circumstances may benefit from HDB loan subsidies or concessional Buyer's Stamp Duty rates, reducing effective acquisition costs. Banks typically require minimum monthly household income of S$8,000-9,000 for comfortable mortgage approval at this property price, with satisfactory credit profiles and stable employment history.

How does this property compare to nearby competing developments in the Queenstown area?

The Queenstown precinct contains several competing developments at comparable price points, including nearby properties in Moonstone Lane, Tanglin Halt Road, and Stirling Road itself, with comparable one-bedroom units typically priced between S$1,050,000 and S$1,350,000 depending on exact specification and construction era. Newer developments with modern amenities (swimming pools, gymnasia, sky gardens) typically command premiums of 10-15 percent over older stock, though older properties often benefit from more mature gardens and established resident communities that appeal to long-term occupiers. This Stirling Residences unit compares favourably on location metrics—it sits within easy walking distance of Queenstown MRT and the neighbourhood's shopping precincts—though buyers should verify specific amenity offerings (lift quality, security features, common facilities) relative to competing alternatives. Price-per-square-foot analysis typically shows variation of 10-15 percent across competing properties, reflecting differences in age, amenity scope, and unit orientation. For investors prioritising rental yield consistency, older, established developments often outperform newer properties, as tenant markets reward proximity and connectivity over contemporary finishes. For owner-occupiers seeking modern finishes and designer amenities, newer competing developments may justify modest price premiums, though Stirling Residences' location fundamentals ensure it remains competitively positioned across market cycles.

Which unit stack or floor level offers the best value for money at this property?

Unit floor levels materially influence market value and buyer perception, with pricing variations typically ranging 5-15 percent across different heights within the same development. Lower floors (1-5) traditionally command discounts due to reduced privacy, potential street noise, and psychological preference for elevated living spaces, though they offer convenience for elderly residents and those with mobility constraints. Mid-range floors (6-15) represent the sweet spot for value, offering sufficient elevation to mitigate street-level noise and privacy concerns whilst commanding only modest premiums over lower floors. Higher floors (15+) command sustained premiums of 10-20 percent, driven by superior views, natural light, reduced noise exposure, and psychological preference for elevation. From a pure value-for-money perspective, upper-mid-range floors (10-15) typically offer optimal pricing relative to benefits received. For investors, mid-floor positioning typically performs most favourably, as tenant markets reward noise reduction and practical benefits over premium views, often refusing to pay commensurate rent premiums for very high floors. Corner units and units with unobstructed views command additional 5-10 percent premiums over comparable mid-stack units. When evaluating this specific property, request floor plate plans and sales history of comparable units across different levels to identify any anomalies or opportunities for value capture relative to competing alternative floors.

What is the near-term and medium-term supply pipeline for residential units in Queenstown and surrounding districts?

Queenstown's near-term residential supply pipeline remains relatively constrained compared to newer estates undergoing active development. The established neighbourhood has reached physical density saturation, with limited greenfield sites available for new condominium construction, suggesting supply growth will remain modest over the next 5-10 years. The Urban Redevelopment Authority's land sales programme occasionally releases sites in adjacent areas—including potential parcels in Tanglin and Bukit Merah—but these typically result in 300-500 unit buildings rather than large-scale developments, limiting supply shock risk. Older apartment blocks and low-rise residential buildings occasionally trigger en-bloc redevelopment cycles, which may increase local unit inventory on a gradual basis without fundamentally altering the neighbourhood's established character. Some older Housing and Development Board (HDB) estates in the immediate vicinity may undergo renewal or intensification, but these predominantly deliver HDB units rather than private residential stock, limiting competitive pressure on condominium pricing. The scarcity of large development sites in Queenstown itself has historically supported value stability, as demand growth typically outpaces new unit deliveries, creating supply-demand imbalances that favour owner-occupiers and long-term investors. Beyond the 10-year horizon, Government Land Sales for commercial or mixed-use development in areas like Stirling Road itself remain possible, though regulatory zoning restrictions limit large-scale residential intensification that would materially impact existing property valuations.

Stirling Residences 1BR Condo S$1.19M Near Queenstown MRT