Type

Units

Min Area

Price Range

2 BR

657 sqft

From S$1.6XM

Property Highlights

657 sqft 2-bedroom unit priced at S$1.6 million, offering strong value density in an established residential enclave
Just 6 minutes' walk (540m) from Queenstown MRT EW19 station, ensuring excellent connectivity across the island
Stirling Road location combines suburban tranquillity with urban accessibility, ideal for upgraders and astute investors
Well-proportioned living space in a mature neighbourhood with established amenities and stable property appreciation
Strategic position between Tiong Bahru cultural precinct and Holland Village shopping hub enhances lifestyle appeal

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Ref: 500135883

Stirling Residences: A Contemporary 2-Bedroom Haven in Queenstown

Stirling Residences stands as a compelling acquisition opportunity within Singapore's sought-after Queenstown district. This 2-bedroom, 1-bathroom condominium, measuring 657 square feet, is listed at S$1,600,000 and represents a measured entry point for buyers seeking both residential comfort and investment potential in one of the island's most established neighbourhoods.

Strategic Location and Connectivity

The property's address at 25 Stirling Road positions it within a neighbourhood distinguished by its proximity to key transport nodes and lifestyle amenities. At just 540 metres—approximately a 6-minute walk—from Queenstown MRT Station (EW19), residents benefit from seamless connectivity along the East West Line, reaching the Central Business District, Changi Airport, and beyond with ease. This accessibility forms a cornerstone of the property's appeal, particularly for professionals navigating Singapore's competitive job market and those requiring frequent inter-island travel.

Beyond the immediate transport advantage, the location sits strategically between two vibrant cultural and commercial hubs. To the east lies Tiong Bahru, renowned for its conservation shophouses, artisanal cafés, and thriving creative community. Westward lies the cosmopolitan Holland Village precinct, celebrated for its diverse dining scene, independent retailers, and weekend vitality. This positioning affords residents a lifestyle characterised by urban sophistication without metropolitan density.

Interior Space and Living Configuration

At 657 square feet, this unit offers a generous floor plate for a 2-bedroom configuration. The layout reflects contemporary condo design principles, balancing open living zones with distinct sleeping quarters. The single bathroom serves both bedrooms efficiently, a practical arrangement for dual-professional households or families with young children. The floor area provides sufficient space for comfortable home-working arrangements—increasingly valuable in Singapore's flexible work environment—without the premium pricing associated with larger 3-bedroom units in comparable locations.

Queenstown as an Investment Neighbourhood

Queenstown has matured into one of Singapore's most resilient residential markets, characterised by stable rental demand, consistent capital appreciation, and a diverse resident demographic spanning young professionals, upgraders, and retirees. The neighbourhood's age—it was established as a planned satellite town in the 1970s—means excellent foundational infrastructure, well-maintained parks and recreational facilities, and an established community character that newer estates have yet to fully develop. This maturity typically translates into predictable property cycles and lower volatility than speculative emerging zones.

The S$1.6 million price point places this unit within reach of upper-middle-income Singaporean households, a significant buyer segment. At approximately S$2,435 per square foot, the unit sits at a realistic valuation for its location and vintage, offering meaningful capital deployment for investors evaluating portfolio diversification across the residential market.

Neighbourhood Amenities and Quality of Life

Queenstown's residential environment benefits from thoughtful urban planning. Immediate vicinity includes community facilities, hawker centres, supermarkets, and recreational spaces that cater to diverse daily needs. Educational institutions within the broader district include well-regarded primary and secondary schools, relevant for family-oriented buyers. Healthcare facilities, including private medical practitioners and polyclinics, ensure accessible wellness support.

The neighbourhood character itself appeals to discerning buyers seeking lower-key residential living compared to prime central locations. Weekend foot traffic gravitates toward Tiong Bahru's conservation district and Holland Village rather than the immediate residential streets, maintaining a quieter, more residential atmosphere whilst remaining just minutes from vibrant social precincts.

Property Valuation Context

Understanding this unit's pricing requires consideration of recent transactional evidence within the Queenstown micromarket. Per-square-foot valuations for comparable 2-bedroom units in the district typically range between S$2,200 and S$2,600, contingent on unit age, floor level, orientation, and specific amenities. This listing's S$2,435 psf positioning places it squarely within market consensus, suggesting neither oversupply nor artificial scarcity pricing. The adjacent presence of Tiong Bahru, with its ongoing conservation-driven appreciation, provides a natural pricing anchor and supports steady long-term value retention.

Investment and Financing Perspectives

For owner-occupiers, this property represents a meaningful step in the residential property ladder. First-time buyers entering the $1.6 million segment will typically require approximately S$320,000 in cash (20 per cent down payment) alongside mortgage financing. At current lending rates, monthly mortgage servicing typically falls within manageable parameters for dual-income professional households, though individual TDSR (Total Debt Service Ratio) calculations require assessment against personal financial circumstances.

Second-property investors should factor Additional Buyer's Stamp Duty (ABSD) at 15 per cent into acquisition costs, effectively raising total transaction outlay. For investors, rental yield analysis becomes critical: Queenstown's mature rental market typically yields between 3.0 and 3.5 per cent gross annually, dependent on tenancy demand and precise unit positioning. This yield trajectory, whilst moderate relative to newer suburban estates, reflects the neighbourhood's stability and appeal to quality long-term tenants.

Future Market Positioning

Queenstown benefits from institutional infrastructure stability—MRT connectivity, planned infrastructure upgrades, and established commercial zoning—that typically insulates it from speculative downturns. Whilst new supply in adjacent precincts (Tiong Bahru's conservation repurposing, emerging developments in nearby districts) may moderate price escalation, the neighbourhood's foundational desirability suggests continued capital retention capability. Properties in mature estates demonstrating strong operational fundamentals typically recover transactional velocity more quickly post-correction than speculative emerging precincts.

Assessment for Different Buyer Profiles

For upgraders transitioning from HDB to private residential property, Stirling Residences offers a measured entry point with established neighbourhood credentials and straightforward asset management. High-net-worth individuals may find it suitable as a portfolio diversification asset or as accommodation for adult children entering the workforce. First-time private property buyers with substantial savings will appreciate the neighbourhood's proven track record and accessible MRT connectivity. Professional investors seeking yield with capital stability rather than speculative appreciation will find Queenstown's maturity and rental demand profile compelling.

Stirling Residences ultimately represents a pragmatic acquisition opportunity within one of Singapore's most enduringly popular residential neighbourhoods. The combination of measured pricing, strategic MRT proximity, established neighbourhood character, and diverse lifestyle amenities positions this 2-bedroom unit as a genuinely viable consideration for Singapore's discerning property buyers.

Frequently Asked Questions

What is the estimated gross rental yield for this Stirling Residences unit if purchased as an investment?

Queenstown's mature rental market typically produces gross yields between 3.0 and 3.5 per cent annually on 2-bedroom units at this price point. For this S$1.6 million property, this translates to approximately S$48,000–S$56,000 in gross annual rental income, depending on precise unit positioning, floor level, and market tenancy demand at acquisition time. Investors should factor in management fees, maintenance contributions (sinking funds), property tax, and potential vacancy periods when calculating net yield, which typically reduces gross yield by 0.8–1.2 percentage points. Queenstown's stable tenant profile and proximity to transport links generally support consistent, reliable rental demand rather than speculative price acceleration.

How does the S$2,435 per square foot price compare to recent transactions in Queenstown?

The S$2,435 psf valuation for this 657 sqft unit sits comfortably within the established market range for comparable 2-bedroom Queenstown properties, typically ranging between S$2,200–S$2,600 psf depending on unit condition, floor level, and amenity package. Recent transactional evidence from nearby developments and resale market activity suggests this pricing reflects fair market value rather than under- or oversupply dynamics. The Tiong Bahru conservation district immediately adjacent provides pricing precedent for S$2,400–S$2,700 psf across similar-aged properties, establishing a natural valuation ceiling. Buyers should note that per-sqft comparisons benefit from adjustment for unit vintage, layout efficiency, and specific property condition; this listing's positioning within the mid-range of comparable evidence suggests competitive but not aggressive pricing.

What are the ABSD implications for a second-property buyer acquiring this unit?

Second-property buyers acquiring Stirling Residences will be liable for Additional Buyer's Stamp Duty (ABSD) at 15 per cent on the purchase price, payable upon completion. For this S$1.6 million transaction, ABSD totals S$240,000—a significant component of total acquisition costs alongside standard stamp duty (~S$57,600), legal fees, and survey expenses, potentially totalling S$300,000–S$320,000 in non-mortgage outflows. ABSD applies regardless of the second property's purchase price or the buyer's citizenship status (though eligibility exemptions exist for certain categories). Strategic buyers should factor ABSD into investment decision frameworks: at S$1.6 million, the duty represents 15 per cent of the asset cost and materially impacts break-even rental yield calculations and return-on-equity scenarios. Buyers should obtain definitive ABSD calculations from legal advisors, as specific exemptions and concessional rates exist for particular buyer circumstances.

Is there lease decay risk, and how might this affect future resale value?

Lease decay risk requires confirmation of Stirling Residences' tenure status—whether the property is held under 99-year, 103-year, or 125-year leasehold (if applicable). For properties with remaining lease terms substantially exceeding 80 years, lease decay presents minimal concern, as most financing institutions and end-buyers view such leases as effectively perpetual for practical valuation purposes. However, detailed lease-remaining analysis is essential: properties falling below 80 years remaining lease increasingly face financing headroom constraints, higher ABSD thresholds in certain circumstances, and potential valuation premiums for lease extension eligibility. Queenstown's institutional market position typically ensures availability of lease extension mechanisms when required, though these incur Government charges and professional fees. Prospective buyers should obtain an official property tenure confirmation from URA and undertake lease-decay modelling across potential holding periods (10, 20, 30 years) to assess long-term capital value scenarios.

How does proximity to Queenstown MRT Station (6 minutes walk) affect demand and capital appreciation?

MRT proximity represents one of Singapore's most reliable drivers of residential demand and capital appreciation, functioning as a primary amenity in property valuation. Properties within 500–700 metres of established MRT stations typically command 8–15 per cent valuation premiums relative to equivalent units 1.5–2 kilometres distant. Queenstown MRT's position on the East West Line—connecting Changi Airport, CBD employment precincts, and western suburbs—ensures sustained commuter and investor demand across economic cycles. The 6-minute walking distance to EW19 positions this unit within the optimal accessibility range, lowering reliance on private vehicle ownership and elevating appeal to young professionals, downsizers, and expatriate communities. Historically, MRT-adjacent properties in mature estates demonstrate more stable capital value retention and faster transaction velocity post-correction compared to non-MRT-proximate units. Long-term capital appreciation for Queenstown units benefits from MRT infrastructure durability and the line's unlikely obsolescence within any reasonable investment holding period.

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

Stirling Residences serves distinct buyer profiles with measurable utility across each segment. First-time private property buyers benefit from the neighbourhood's proven track record, established community infrastructure, and accessible MRT connectivity—reducing execution risk relative to speculative new launches. The S$1.6 million price point suits buyers transitioning from HDB ownership, requiring approximately S$320,000–S$400,000 in capital but accessing meaningful asset appreciation potential. Upgraders moving from smaller units appreciate the 2-bedroom configuration and mature neighbourhood character without the premium pricing of ultra-central locations. High-net-worth individuals may employ Stirling Residences as portfolio diversification, income-generating assets, or accommodation for family members; the modest price point relative to CBD-adjacent properties provides uncorrelated diversification benefits. Investors seeking stable, lower-volatility income generation (rather than speculative capital gains) will find Queenstown's rental demand and lease-hold efficiency compelling, though modest yield profiles suit conservative deployment strategies rather than aggressive return-chasing mandates.

What are typical TDSR and mortgage financing headroom considerations at this S$1.6M price point?

Total Debt Service Ratio (TDSR) regulations cap total monthly debt servicing (all loans) at 60 per cent of gross monthly income for most borrowers. For an S$1.6 million purchase with 80 per cent LTV financing (~S$1.28 million), monthly mortgage servicing at current 4.0–4.5 per cent interest rates typically ranges between S$6,800–S$7,400 depending on loan tenure (20–25 years standard). Accordingly, minimum qualifying monthly income sits around S$11,300–S$12,300 for buyers with negligible other debt, or substantially higher for those carrying car loans, credit cards, or student obligations. Dual-income households (common in Queenstown's demographic profile) typically exceed these thresholds comfortably, enabling mortgage qualification without exceptional income hurdles. Buyers should confirm precise TDSR calculations with lending institutions, as calculation methodologies vary slightly between banks; some adopt stricter stress-test provisions at current rates. The S$1.6 million price point generally sits within accessible financing range for upper-middle-income Singaporean households without exceptional refinancing challenges, though individual financial circumstances require detailed assessment.

How does Stirling Residences compare to nearby competing developments in Queenstown?

Queenstown's residential inventory spans developments from the 1970s-1980s (including some government-subsidised housing), through 1990s-2000s private launches, to more recent conversions and selective redevelopment. Direct competitive comparables to Stirling Residences—namely established 2-bedroom units in the $1.4–$1.8 million range—include properties in neighbouring estates with analogous age, amenity profiles, and MRT accessibility. The S$2,435 psf valuation sits competitively within this market segment; units commanding higher per-sqft valuations typically benefit from newer construction, superior finishes, enhanced amenity packages, or particularly prominent MRT-adjacent positioning. Developments in ultra-proximate distance to Queenstown MRT may command 5–8 per cent premiums; conversely, units 10–15 minutes' walking distance typically trade at 3–6 per cent discounts. The Tiong Bahru conservation district, immediately adjacent, commands significant pricing premiums (S$2,600–S$2,900 psf) reflecting its heritage status and cultural cachet, establishing a natural valuation ceiling. Investors should evaluate specific unit-level factors (floor height, orientation, unit layout efficiency) rather than relying solely on development-level comparisons, as micro-location variations significantly impact individual asset performance.

Which unit stack or floor level typically offers the best value within this price segment?

Floor level selection involves trade-offs between unit premium and capital value sustainability. Lower floors (3–8) typically command 2–5 per cent discounts relative to mid-level units whilst offering psychological comfort for elderly occupants and faster elevator access; these units attract a specific buyer demographic (retirees, families with young children) potentially expanding the eventual resale pool. Mid-level floors (9–15, where applicable) command full market value and represent optimal risk-adjusted positioning: sufficient elevation to avoid ground-level noise and traffic whilst avoiding the premium pricing of high-floor units. High floors (16+, where available) attract maximum premiums (5–10 per cent above market) reflecting city/garden views and prestige perception; these premium valuations depend heavily on contemporary aesthetic preferences and may compress during market corrections. The specific floor configuration of available units within Stirling Residences should be evaluated against personal preferences and medium-term exit strategy: if resale flexibility is paramount, mid-level units historically demonstrate superior velocity and valuation retention relative to niche high-floor or low-floor positions.

What is the future supply pipeline in Queenstown and surrounding districts, and how might this affect long-term appreciation?

Queenstown's future supply outlook reflects Singapore's broader mature-estate policy trajectory. URA's planning frameworks designate Queenstown as an established residential precinct with limited large-scale redevelopment potential; future supply will primarily comprise selective en-bloc projects (dependent on owner consensus and economic viability) and land sales to institutional developers. Adjacent precincts—particularly Tiong Bahru's conservation redevelopment (ongoing through 2025–2026) and potential infill development opportunities on pockets of underutilised commercial/industrial land—will introduce marginal new supply but unlikely create oversupply dynamics. The East West MRT Line's established network status (no major extensions planned in immediate vicinity) suggests infrastructure-driven acceleration plateauing; future appreciation will depend on organic demand growth, neighbourhood gentrification, and selective redevelopment activity rather than transformative infrastructure catalysts. Historically, mature residential estates with limited redevelopment potential demonstrate lower price volatility and more stable long-term capital growth compared to emerging estates facing substantial supply influxes. For conservative investors prioritising capital stability over speculative appreciation, Queenstown's constrained supply outlook provides reassuring fundamentals; however, buyers pursuing aggressive capital gains should consider whether emerging precincts with higher supply/demand imbalances might offer superior return profiles over extended holding periods.

Stirling Residences 2-Bed Condo $1.6M | Queenstown MRT