Condos District 3 Reviews

Why Stirling Residences in Queenstown is a Top Contender for Best Location

Nestled in one of Singapore’s oldest residential areas, Stirling Residences will be a development that will likely be included on your potential home check list if location is your top priority when choosing a property for investment or for living.

TLC RATING

84

100

PROS

Excellent location. 3 minute walk to MRT station, located 10 minutes drive to Orchard, CBD Tanjong Pagar, Mapletree Business City, District 3.

CONS

Few primary schools around the area, may be congested due to high number of new public residences coming up in the next 2-5 years.

9.5
Location

8.5
Amenities

7
Nearby Schools

9
Floor Plan

8
Price

In this review, the Listing Colony takes a look at the last plot of land set aside for private housing from the Government Land Sales (GLS) in District 3. Breaking the record for the highest quantum sold in the GLS at S$1.03 billion, we take you on a tour of Stirling Residences and explore the present and future of this highly sought after piece of land located in the heart of Queenstown estate and why it could be a worth look.

Project Details & Site Plan

About the Developer

A joint-venture between Hong Kong’s Logan Property and China’s Nanshan Group, both are players investors outside of their Shen Zhen and main land China, both Longan Property and Nanshan Group are experienced property developers.

Listed on the Hong Kong Stock Exchange in 2013, Logan Property has achieved Grade-A qualifications in property development, general contracting of construction as well as engineering design, and is considered one of the best property developers in the PRC in terms of overall strength. Logan Group is ranked 3rd in the “Top 10 Hong Kong-listed Chinese Property Developers – Investment Value” in 2020. To date, it has developed more than 150 residential projects to date, providing high-quality residential services for more than one million people.

Over 30 years’ hard work, Nanshan group has developed into a large-scale private joint-stock enterprise listed as Top 500 Enterprises of China. Nanshan Group as been an active purchaser of land in Hong Kong and more recently in Singapore, with its last development, Thomson Impressions in Singapore bagging Best High-End Condo Development at the South East Asia Property Awards (Singapore) in 2016. The China based group has been 8 of 11 tenders in Government Land Sales (GLS) in the past year and seem to have more developments in their sights in Singapore. They are a company to watch.

Stirling Residences
Location21 Stirling Road
District3
Tenure99 Years from Aug 2017
Expected T.O.PApril 2022
Number of Units1259

A full facility condo, Stirling Residences is located in Queenstown Estate of district 3, and features 1,259 units in 3 tower blocks; 2 towers of 40 Stories and 1 tower of 38 Stories.

Unlike its neighbours, Queens Peak and Commonwealth Towers, who are a stone’s throw away from the MRT station, are on the other side of Commonwealth Avenue where many HDBs are being built at the moment. Soon, thousands of new residents will be moving into Queenstown.

A 3 min walk away from Queenstown MRT, Stirling Residences, however, will remain a much quieter part of Queenstown. Perched on a slight hill (elevation 10-20m) on the opposite side of the road, Stirling Residences is located at the fringe of the older Stirling/Mei Ling estate.

The land that Stirling Residences sit on was jointly purchased by Hong Kong’s Logan Property and Chinese developer Nanshan Group and purchased for a record $1.03 billion for a large plot of land (21,190 sq m) at Stirling Road in 2017. The bid was the highest quantum for a residential site sold on the Government Land Sales (GLS) scheme to date, justified by its prime location and as it is one of the last sites in the near future available for development in the area.

This staggering 1.03 billion actually translates to $1,051 pdf ppr (compared to $871 and $883 psf ppr for Queens Peak and Commonwealth Towers respectively), which means that prices for units here will be higher than the latter. Despite that, with a whopping 1259 units available, at the time of writing these units have almost completely sold out! We’ll see why as we look deeper into the project!

How Convenient is the Location?

If you’ve lived all your life near the centre of the island, then you would really appreciate the convenience that Queenstown offer without the inflated prices that we see in D10 and other city fringe areas in Singapore.

A 3 minute stroll away from Queenstown MRT station, the train station is on the green line, which is 2 stops to the Circle (Yellow) Line and 3 stops to the North-East (Purple) Line.

With the amenities you would expect from a mature estate, you’ll find great Hawker Centres such as Mei Ling Market and Food Centre, Alexandra Village and ABC Brickworks Market a short walk or drive away.

We also love that Mei Ling, although an old estate, enjoys small gentrification with young businesses rejuvenating the area such as Tiong Hoe Coffee. We see this coffee shop bustling with youths from nearby churches on the weekends despite it located in an ageing estate.

Ikea and Queensway Shopping Centre are also a short 5 minute drive away for all the necessities. Did we also mention that we just love the old school charm from the old auntie-uncle stores at Queensway Shopping Centre.

Clinics are also aplenty around the area with bigger healthcare establishments Alexandra Hospital, National University Hospital, and Queenstown Polyclinic all within 5 minutes drive away as well.

Queenstown Station is a mere 10 minutes by train to either Buona Vista to connect to One-North or on the other end, 10 minutes to Tanjong Pagar/Raffles Place.

With its excellent location, one saves time commuting everyday, reducing the stresses that comes with the time on the road. Use the time gained to take a swim, work on a hobby or spend more time with your loved ones. Money can’t buy back time lost but it can buy you a great location with that saves you time on the tos and fros from the office/school. We think this quality is simply priceless.

Often, we have to also consider that not everyone the family drives. Being in a convenient location also benefits the kids or grandparents who take public transport.

With its proximity to the city centre, this also means that there will be greater demand for rentals by a good mix of PMET foreigners as we note that Google head office is located at Mapletree Business City and all the foreign banks located in the CBD. Stirling Residences will likely be on the cards for foreigners looking to rent.

Getting Around

TRANSPORT NODES
3 min walk to Queenstown MRT Station
5 min walk to bus stops along two major roads; Commonwealth Avenue and Alexandra Road

WORK
15min drive to the CBD
18min drive to the new CBD in Jurong
8min drive One-North Tech Park
5min drive to Maple Tree Business District

EAT & PLAY
10 min drive to Orchard Road
10 min drive to Vivocity
8 min drive to Holland Village
9min drive to Henderson Waves / Botanic Gardens
3 min drive or 12min walk to IKEA Alexandra
5 min walk to Mei Ling Market and Food Centre
5 min drive to ABC Brickworks Market or Alexandra Village

KIDS
For us, we realise that there are few primary schools in the area;  Queenstown Primary a 10 minute walk away and Alexandra Primary School 5 minute drive away. Most aren’t exactly a short walk away, so this might be a point to consider for young families!

With Secondary schools, in the Queenstown/Redhill area, like primary schools in the area are not within walking distance. Gan Eng Seng, Queensway Secondary School, Queenstown Secondary School and  Crescent Girls’ Secondary School, are all about 20min by public transport.

Tertiary – National University Singapore is about 30 minutes away by public transport. While Singapore Polytechnic and Ngee Ann Polytechnic is 20min and 40min away
 by bus/train respectively.

HEALTHCARE
Nobody likes a long commute and more so when ill. There are 4 clinics within walking distance in the Stirling/Mei Ling Street neighbourhood. For emergencies, National University Hospital is a 5min drive away.

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Showflat Experience

Stirling Residences - A Model Scale of Development
Flanked by Stirling Road and Angora Close, the showflat is sleek and feels luxurious with its dark colour theme and high ceiling. A scale model of the development sits in the middle of the two storey showflat. The showflat features the two, three and four bedroom options. We’ll share more about these layouts in a bit!

Project Mix

Stirling Residences Unit Distribution

3 main towers make up the main blocks in Stirling Residences; 2 towers of 40 stories and 1 tower of 38 stories. The three main towers are built on a slightly elevated plot of land about 10-20m around the surrounding area. An interesting point to note is that the architects cleverly positioned the towers such that any unit would either face unblocked views both North West or South East. Given that the estate and buildings surrounding the development are all comparatively low level developments.

Having sunlight is important for vitamin D. However, that does not mean that home owners would like their homes to feel like an oven every morning/afternoon. One of the highlights to us at The Listing Colony is that the towers are facing NE or SE which means that the units never get direct morning or afternoon sun. We all need a little sun to keep the house and laundry smelling fresh. So a bit of it is great.

Stirling Residences Unit TypeSizeNo. of Units
1 Bedroom441 sqft112
1 Bedroom + Study506 – 710 sqft115
2 Bedroom Compact624 – 872 sqft306
2 Bedroom Premium678 – 904 sqft230
2 Bedroom + Study764 – 980 sqft151
3 Bedroom Compact883 – 1130 sqft73
3 Bedroom + Utility980 – 1281 sqft78
3 Bedroom Premium1055 sqft112
4 Bedroom 1346 sqft76
4 Bedroom Penthouse1959- 1970 sqft6
2 bedroom units are most common in the development of 1,259 units, with 2 bedroom and its counterpart (with attached study) making up 54.5% of the units. Followed by 3 bedroom units accounting for 21% of the units, 1 bedroom at 18% and 4 bedroom units wrapping it up at 6.5%.

Maintenance Fees

We’re putting it out there that with 1,259 units, it’s bound to be a little crowded within the development alone, but this also means that maintenance fees are very affordable.

Stirling Residences
1 Bedroom$200-$240
2 Bedroom$240
3 Bedroom$240-$280
4 Bedroom$320

Estimated Price Guide

Unit TypeSizePrice psf (starting from – SGD)Estimated Price of Remaining Units
1 Bedroom441 sqft$2,181.00$962,000.00
1 Bedroom + Study506 sqft$2,059.00$1,042,000.00
2 Bedroom635 – 840 sqft$2,025.00$1,286,000.00
2 Bedroom + Study / Premium678 – 980 sqft$2,057.00$1,417,000.00
3 Bedroom980 – 1281 sqft$1,531.00$1,961,000.00
4 Bedroom1364 sqft$1,762.00$2,371,000.00
With some units still available for direct purchase from developer, we estimate prices for Stirling Residences to start from $0.962 to $2.371 million for 1 Bedroom to 4 Bedroom units and the estimated average price for all units is about $1,935 psf based on data retrieved at the time of writing this article.

Comparison of floor plans

We liked that the development included our favourite dumb-bell layout that we like to see in condos in some of the stacks. So took a look at the floor plans and selected some to highlight in this article.

With 2 bedrooms being the most plentiful, we have narrowed it down to 2 of our favourites that incorporated the dumb-bell layout that we feel uses the space most efficiently. In space-strapped homes like modern day condos, this is a crucial factor when deciding.

No worries, we also look at the other options across 1-4 bedders!

1 Bedroom

The layout that we see in the 1 bedroom + study layout is quite typical in new condos. Commonly, it is sandwiched in between bigger units of the development. We also like that the bathroom is accessible from both the living room as well as the bedroom. You’ll be surprised at some developments that make the bathroom only accessible via the bedroom. (Why though?)

Also common in modern day 1 bedroom units, there is no enclosed kitchen. We don’t think that 1 bedroom units are suited for heavy cooking at all, to be honest. So perhaps heavy cooking needs to be moved to the balcony? We wouldn’t rule it out of modern day living.

2 Bedroom

The 2 Bedroom Type P2 layout featured in its showflat has a well defined use of space for every function in a home. We have to admit that we are partial to a dumbbell layout but only because there is so little wastage of space. Seeing how there is a place for everything and everything in its place just makes everything so satisfying.

2 Bedroom-S2

Stirling Residences - 2 Bedroom Study Layout

We also look at another variation, which is the 2 bedroom type S2 (with study). Again, we like the dumbbell format, with the study neatly tucked away. Many may also turn this into a mini bedroom with an ensuite bathroom. Only downside to this layout is that there is no access via the main living area.

The balcony also cuts across between the living and bedroom which feels excessive. Compared to the P2 version, the S2 is almost 100 sqft bigger, but a lot of that space is designated for this extended balcony. This could be great for owners who love that little outside corner for their morning coffee or hosting friends for a barbecue on their balcony.

Moving back into the space, the kitchen is slightly open concept as well and makes use of all wall space to have the maximum counter space for all your bits and bops.

3 Bedroom

No surprises here. The 3 bedroom type P (premium) layout, also featured in the showflat, comes with a handy store room and a typical walkway toward the 3 bedrooms.

Entering the unit, the space opens up into a long hall way through the dining and to the living area and balcony, giving it the illusion that the space is bigger than it is. All 3BR-P units are on stacks facing south and are corner units, meaning, lots of windows and natural light.

4 Bedroom

Guess what, the 4 bedroom units in Stirling Residences also feature an unequal dumbbell design. Most 4 bedroom condos almost always have all bedrooms located on one side of the house. These units in stacks 8 and 22 feature the junior master with ensuite bathroom on one side of the house. This deviation from the norm is really interesting as whoever would take that room gives its inhabitants their own special space in the house.

The layout of the store also allows the space to flow from the dry through the wet and the store, connecting the rest of the house. The store and a half-bath connected to the kitchen is great if the household also has a helper as part of their family. Otherwise, there are more than sufficient bathrooms in the house for all.

We also took notice that while some other projects have higher ceiling heights for their 3/4 bedrooms, in Stirling Residences, all unit types feature the same ceiling height.

Our Honest Opinion

Should I Invest In This Property?

It’s important to note that with a mature estate, buyers have to be prepared to dish out extra for lesser space for the convenience of location. We feel that Stirling Residences would be a great place to live in given its great location.

We compared its appreciation to recent new launches in the vicinity, Queens Peak and Commonwealth Towers, and given that Stirling Residences has not TOP’ed we see that there is room for further growth. We see that many who took advantage and bought it at its first year of launch, or even a little ways down the road, all have seen appreciation in their properties so far, even in COVID times. With units still available direct from the developer, one might want see a consistent but perhaps smaller potential growth the project may continue to enjoy.

In terms of price, compared to condos situated in neighbouring D10 a mere 3 minute drive away, with condos going at $2,600 psf on average, Stirling Residences might be a steal at 23% cheaper at around $1,900 psf on average.

Growth average psf - Stirling Residences vs Commonwealth Towers vs Queens Peak

Photo Credits: 99.co

For investment, a better question would be asking yourself, how much you would be looking to make? Are you looking to purchase for living in? If we look at price trends of new condos in the same area, Stirling Residences will likely continue to see some appreciation over the years (despite COVID) and if anything, prices would be at the very least defensive as it is located in a mature estate with no future amenities coming up. For a greater appreciation, one might want to consider looking at other properties in newer or upcoming areas such as Avenue South Residences on the Great Southern Waterfront which has lots of future developments coming up.

If you’re looking to rent out your units at Stirling Residences, the location is definitely a point of attraction to potential tenants. There are also many PMET foreigners who are looking to enjoy the great location, especially since Stirling Residences is less than 10 minutes from Tanjong Pagar, Mapletree Business City where Google Headquarters is situated as well with One-North Tech Park. Location plays a big role in rental yield and demand, of which, we feel Stirling Residences will check all boxes for potential tenants. Other factors might also be worth considering, depending on which stage of life you’re at.

Who would Stirling Residences be great for?

Location is king. This would be great for singles, families or couples who love or are used to living in a central location in Singapore. For families, a range of primary, secondary and tertiary options, generous transport nodes and food markets nearby. For young couples, I am sure they would love the mini gentrification of Stirling area, with great artisanal brands coming up such as coffeehouse; Tiong Hoe Coffee, and Cheese Ark just minutes’ walk away to having brunch at Holland Village a mere 8 min drive away.

Final Words

Being in a mature estate, this means that it generally would be more densely populated and prices tend to be more defensive. 1000+ units with many new HDBs to TOP in 2-5 years’ time, the human traffic at transport nodes may build up to flows similar to that of Bedok, Clementi, Tiong Bahru or Toa Payoh in the near future.

Stirling Residences is great for its 1.9k psf price 5 min from the heart of town, that is comparable to developments (such as Jade Scape at Thomson) with a similar psf price, you might prefer Stirling Residences. Coupled with one of the best layouts for their 2 Bed-room units, nestled in a mature estate with great food and shopping, and to top it off, a view unblocked for those amazing warm-day sunsets.

We think Stirling Residences is something to really consider since there are still some units available direct from developer to get the best deal.