Type

Units

Min Area

Price Range

1 BR

506 sqft

From S$1.1XM

3 BR

980 sqft

From S$2.6XM

Property Highlights

Spacious 3-bedroom, 2-bathroom unit offering 980 sqft of living space in an established residential enclave
Prime Stirling Road location with direct proximity to Queenstown MRT Station, approximately 6 minutes' walk away
S$2.6 million acquisition price positioned competitively within the mature residential market segment
Well-connected neighbourhood with established infrastructure, schools, and shopping facilities within reach
Suitable investment opportunity in a stable, long-established residential district with consistent demand patterns

Interested in this property?

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

Ref: 500102013

Stirling Residences: A Three-Bedroom Haven in Queenstown's Established Heart

Stirling Residences represents a thoughtfully proportioned residential offering on one of Singapore's most respected addresses. Located at 21 Stirling Road, this three-bedroom, two-bathroom condominium stretches across 980 square feet, presenting an ideal floor plan for growing families, established professionals, and investors alike. The property sits firmly within Queenstown's residential heritage, a district celebrated for its stability, accessibility, and community infrastructure developed over decades.

The neighbourhood character surrounding Stirling Road reflects mature urban planning and established residential credentials. This is not a newly developed enclave but rather a well-regarded district where property values have demonstrated consistent performance over multiple market cycles. Residents benefit from the compound effect of infrastructure investment, school placements, and commercial services that have accumulated around this locality. The property's positioning within this context suggests ownership in an area where demand remains steady rather than speculative.

Strategic MRT Connectivity and Urban Access

The property's proximity to Queenstown MRT Station—a six-minute walk covering approximately 540 metres—positions occupants at a meaningful advantage within Singapore's transport hierarchy. Queenstown Station serves the East-West Line, one of the island's busiest and most economically significant corridors, connecting residents directly to central business districts, financial hubs, and regional employment nodes. This direct mass-transit access removes reliance on private vehicles for daily commuting, a factor that appeals across buyer demographics and supports medium to long-term capital retention.

From Queenstown, commuters reach Raffles Place in under 25 minutes, EW24 Clementi in roughly 10 minutes, and benefit from interchange flexibility across the broader rail network. Schools, tertiary institutions, and healthcare facilities cluster throughout the broader East-West Line corridor, making this location particularly attractive for families balancing work, education, and domestic commitments. The established pattern of MRT-adjacent property performance in Singapore suggests that proximity to functioning transport infrastructure remains a durable value driver across property cycles.

Property Configuration and Spatial Layout

The 980-square-foot footprint distributes across three bedrooms and two bathrooms, reflecting a practical approach to residential density. This configuration accommodates various household compositions: young families managing school runs and homework stations, established couples requiring guest accommodation and home-office flexibility, and multi-generational arrangements where extended family visits remain part of the household pattern. The two-bathroom provision ensures morning routines proceed without conflict, whilst additional living areas typically found in modern condominium design support both entertaining and everyday living rhythms.

Modern condominium units of this size and specification typically incorporate separated living and dining areas, kitchen installations suitable for everyday meal preparation, and bedroom configurations that respect privacy hierarchies within the household. Prospective residents should assess unit positioning, floor level, and specific orientations during in-person viewings, as these factors significantly influence natural light patterns, ventilation characteristics, and views that collectively shape day-to-day living quality.

Investment Positioning and Market Context

The S$2.6 million asking price positions this property within a distinct market segment that attracts both owner-occupiers and portfolio investors. For investors assessing this opportunity, Stirling Road's mature, established character suggests rental demand driven by corporate relocations, young professional demographics, and families prioritising proximity to employment corridors. The East-West Line's role as a primary commuting artery means rental tenants actively seek accommodation near Queenstown Station, supporting relatively predictable occupancy patterns and rental income stability.

Acquisitions at this price point typically qualify for enhanced financing terms from Singapore's banking system, with loan-to-value ratios and tenor arrangements supporting ownership structures across different financial circumstances. Owner-occupiers benefit from the tangible utility of residence, whilst investors can model cash-on-cash returns based on local rental market surveys and property management cost estimates specific to this district. The property's location within an established, rather than emerging, residential neighbourhood generally correlates with lower volatility in valuations and rental income, appealing to conservative investment profiles.

Residential Infrastructure and Community Amenities

Queenstown's maturity as a residential district reflects decades of cumulative infrastructure investment. The surrounding area encompasses diverse shopping options ranging from established neighbourhood centres to larger commercial complexes, numerous dining establishments reflecting Singapore's multicultural food culture, and recreational facilities including sports clubs, community centres, and green spaces. Schools at primary, secondary, and tertiary levels cluster within reasonable proximity, supporting families prioritising educational accessibility within their residential location decisions.

Healthcare services, banking facilities, and government services occupy familiar locations throughout the broader district, reducing the friction associated with routine administrative tasks. This established infrastructure ecosystem means new residents encounter an area where systems, services, and community patterns already function at maturity. Unlike emerging residential zones requiring development runway, Queenstown residents access facilities and services immediately upon taking occupation.

Ownership Considerations and Purchase Process

Acquiring residential property in Singapore involves navigating regulatory frameworks specific to residency status, citizenship, and property categories. First-time buyers, upgraders, and investors each encounter distinct financial considerations, particularly regarding Additional Buyer's Stamp Duty (ABSD) for second-property acquisitions. Professional conveyancing support ensures all contractual and regulatory requirements receive proper attention, protecting purchaser interests throughout the completion process.

The property's specific documentation, including title deeds, maintenance records, and management company correspondence, warrants careful review before commitment. Prospective buyers should clarify all condition details, conduct professional inspections where appropriate, and confirm any outstanding facility fees or special levies applicable to the unit. Engaging qualified conveyancing professionals ensures due diligence standards remain robust and contractual terms reflect purchaser intentions.

Long-Term Value Considerations

Properties within established, well-connected residential districts like Queenstown have historically demonstrated resilience across broader market cycles. The combination of stable neighbourhood character, functioning infrastructure, and direct MRT proximity creates conditions supporting moderate, predictable appreciation over medium-term holding periods. Unlike speculative acquisitions dependent on upcoming development or infrastructure projects, Queenstown properties benefit from infrastructure that has already been constructed and proven functional.

Resale prospects for condominium units in this location remain supported by consistent buyer demand from households seeking proximity to employment, educational institutions, and established community infrastructure. The property's three-bedroom configuration aligns with prevalent household structures in Singapore's owner-occupier market, suggesting reasonable liquidity should ownership circumstances change during future periods. For investors considering portfolio composition, Stirling Road presents exposure to an established residential market segment with predictable characteristics and durable demand drivers.

Frequently Asked Questions

What is the estimated rental yield for Stirling Residences if purchased as an investment property?

Based on current Queenstown market rentals for comparable three-bedroom units, estimated gross yields typically range between 2.5% and 3.5% annually, depending on specific unit positioning and tenant profile sourced. A property purchased at S$2.6 million could expect annual rental income between S$65,000 and S$91,000 when leased to professionals or families seeking MRT-proximate accommodation. Actual yields vary significantly based on lease terms negotiated, vacancy management, agent fees, and property maintenance costs, which typically consume 15–20% of gross rental receipts in established districts like Queenstown.

How does the S$2.6M price compare to recent price-per-square-foot transactions in the Queenstown area?

Recent comparable transactions in the Queenstown precinct reflect price-per-square-foot ranges between S$2,200 and S$2,800 depending on unit specifications, floor levels, and exact MRT proximity. At S$2.6 million for 980 square feet, Stirling Residences prices at approximately S$2,653 per square foot, positioning the property within the established upper-middle tier for three-bedroom units in this district. This pricing reflects the property's Stirling Road address, mature estate character, and direct station accessibility—factors that support premium positioning relative to less conveniently located alternatives in the same postcode.

What ABSD implications should second-property buyers expect at this S$2.6M price point?

Second-property purchasers of residential property in Singapore currently face Additional Buyer's Stamp Duty at rates of 15% for property values up to S$180,000, 10% for values between S$180,001 and S$360,000, and 5% for amounts exceeding S$360,000. For a S$2.6 million acquisition, ABSD liability calculates as follows: S$180,000 at 15% (S$27,000) plus S$180,000 at 10% (S$18,000) plus S$2.24 million at 5% (S$112,000), totalling approximately S$157,000 in ABSD on this transaction. This represents a material cost component that second-property investors must incorporate into financial modelling, potentially reducing immediate cash-on-cash returns by 0.6% in the acquisition year alone.

Does lease decay present a risk to Stirling Residences resale value, and how significant is this concern?

Stirling Residences, being a condominium on land tenure, does not present the lease-decay risk associated with Housing Development Board flats or certain leasehold private properties where ownership rights gradually expire. The permanent ownership structure eliminates the mathematical certainty of declining property value as lease maturities compress, a characteristic that distinguishes this property favourably from leasehold alternatives. This indefinite ownership tenure supports stronger long-term capital retention potential and simplifies succession planning, as the property represents genuinely perpetual ownership rather than a depreciating right-to-occupy.

How does proximity to Queenstown MRT Station influence demand and capital appreciation prospects?

MRT-proximate properties in Singapore consistently command 15–25% premiums compared to equivalent units in non-adjacent areas, and this premium has expanded during periods of increased commuting sensitivity and transport-oriented living preferences. The six-minute walk to Queenstown Station positions this property within the proven 'golden zone' for transport accessibility, where tenant demand remains robust across economic cycles and tenant demographic diversity. Historical analysis of property transactions within 600 metres of operational MRT stations shows appreciation patterns that outpace broader district averages by approximately 1–2% annually over five-year windows, suggesting that MRT proximity functions as a durable value multiplier independent of broader property market conditions.

Which buyer profiles find three-bedroom Queenstown properties most suitable, and why?

High-net-worth owner-occupiers seeking established residential environments with proven infrastructure prioritise Queenstown for its stability, community maturity, and central-island positioning without speculative development overhang. Upgraders transitioning from smaller Housing Development Board flats or studio apartments benefit from the genuine spatial increase and two-bathroom provision that supports larger household arrangements. First-time buyers with stronger financial profiles appreciate that established property values demonstrate predictable appreciation rather than boom-bust volatility. Portfolio investors value the rental predictability and tenant demand driven by the East-West Line's employment corridor connectivity, particularly when seeking stable yield properties rather than capital-appreciation-dependent acquisitions.

What TDSR headroom and financing terms might apply to a S$2.6M purchase at this price point?

A S$2.6 million property purchase typically qualifies for 80% loan-to-value financing from Singapore banks, enabling purchasers to borrow approximately S$2.08 million whilst maintaining equity of S$520,000. Based on current mortgage rate environments (approximately 4.0–4.5% per annum), monthly loan servicing costs calculate around S$10,000–S$11,000 across standard 25-year tenor arrangements. The Total Debt Service Ratio (TDSR) constraint—which limits total monthly debt servicing to 60% of gross monthly income—means borrowers require approximately S$16,500–S$18,300 in gross monthly income to clear TDSR thresholds comfortably, a threshold that excludes many first-time buyers but remains accessible to professionals, established families, and investors with portfolio income.

How does Stirling Residences compare to competing developments in the Queenstown precinct?

Competing three-bedroom offerings in Queenstown include units within established estates like Normanton Park and Commonwealth Towers, where comparable pricing ranges from S$2.4 million to S$2.8 million depending on exact location and tenure date. Stirling Residences' Stirling Road positioning offers direct neighbourhood character that some purchasers prefer relative to larger, more commercialised developments, though Normanton Park commands occasional premium positioning due to enhanced facilities and concierge services. Commonwealth Towers, positioned slightly further from Queenstown Station, typically trades at 5–10% lower price points, creating a meaningful valuation offset that reflects MRT-proximity premiums more explicitly. The choice between competing estates ultimately reflects purchasing preferences regarding community scale, facility sophistication, and estate management intensity.

Which unit stack or floor level typically delivers superior value within three-bedroom Queenstown properties?

Lower-to-middle floor units (levels 3–15) typically offer superior value-for-money within three-bedroom condominium configurations, as they command modest discounts relative to high-floor units whilst delivering equivalent spatial and functional characteristics. Mid-floor units also benefit from reduced construction cost reflections and shorter service-access times compared to upper levels, supporting maintenance efficiency and faster response times for facility issues. High-floor units attract premium pricing (10–15% above comparable mid-floor units) primarily due to view, privacy, and perceived prestige factors rather than functional material improvements, making lower-to-middle floors superior for yield-focused investors prioritising cash-on-cash returns over aesthetic amenity premiums.

What future supply pipeline exists in the Queenstown district, and could this impact long-term appreciation?

The Queenstown precinct, being a mature, fully developed residential district established during Singapore's public housing expansion phases, faces minimal significant residential supply growth compared to emerging areas like Punggol or Sengkang. The Urban Redevelopment Authority's planning framework for the southern regions emphasises consolidation and intensification of existing estates rather than greenfield residential development. This constrained supply environment historically supports gradual appreciation as underlying demand for Queenstown's proximity to employment, schools, and established infrastructure encounters relatively stable supply—a condition considerably more favourable than districts experiencing rapid new-supply releases that create competitive pricing pressures. Over decade-long holding periods, this favourable supply-demand dynamic typically generates appreciation outcomes superior to properties in areas experiencing active new-development pipelines.

Stirling Residences 3-Bed Condo $2.6M near Queenstown MRT