Issue 379

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 CONTENTS FROM THE

p2 UnbiasedNew Launch Review – Stirling

EDITOR
Welcome to the 379th edition of the
Singapore Property Weekly.
Residences
Hope you like it!
p10 Resale Property Transactions
Mr. Propwise
(January 25 – February 1)

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 SINGAPORE PROPERTY WEEKLY Issue 379

UnbiasedNew Launch Review – Stirling Residences

By KK Tong (guest contributor) was Nanshan Group and Logan Property

Holdings, which managed to shift 200 out of
On 5th July 2018, the Singapore Government
1259 units in Stirling Residences at an
announced that it would raise the Additional
average price of $1800 psf. It had brought
Buyer’s Stamp Duty rates and tighten loan-to-
forward its launch by a week.
value limits on residential purchases with
effect from 6th July. Stirling Residences, a 99-year leasehold
development, sits on a plot size of 227,221
In view of these cooling measures, some
square feet and TOP is expected to be 30th
developers brought forward their launches to
April 2022. At the time of writing, 467 units
allow buyers to seal deals hours before these
have been sold.
new measures kicked in. One such developer

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 SINGAPORE PROPERTY WEEKLY Issue 379
The unit types and indicative pricing in this
development are:
Consisting of two 40-storey towers and a 38-
storey tower, a variety of units ranging from 1
to 4 bedrooms are offered. 4-bedroom
penthouses are also available. 1259 parking
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lots are provided.
The main entrance is at Stirling Road facing
the Mei Ling Street HDB estate, and the side
gate is also on Stirling Road, facing Queens
Condo.
Figure 1: Site Plan
Facilities are located on Deck 1, including
various water facilities like lap pools, kid’s
pool and water play areas, and an aqua gym.
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 SINGAPORE PROPERTY WEEKLY Issue 379
The development is dotted with various
activity areas like gardens, ponds, decks and
BBQ pits. There is also a tennis court and
various sky and roof terraces for residents to
enjoy the views. In total, the condo features
80 of such facilities.
There is also a childcare located in B2 of the
project.
Thoughts from Show Flat Visit
Figure 2: Floor Plan of Type 2BR-P2(2
Bedroom)
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This 2-bedroom premium unit has what is
known as a dumbbell layout. From the
entrance, the living, dining and balcony areas
are directly ahead, while the two bedrooms
are on either side. The kitchen is located in a
recess on the left near the main door. This is
different from most 2-bedroom units where
the kitchen is usually next to / part of the
dining area.
Figure 3: Kitchen
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 SINGAPORE PROPERTY WEEKLY Issue 379
Due to the unit size of 678 sq ft, the kitchen is
rather small and both counter and storage
space is limited. Moreover, the washer/dryer
takes away a chunk of space as well. Kitchen
equipment, including a fridge and oven from
Brandt, are provided.
Figure 4: Living / Dining Areas
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The living and dining areas are separated by
the entrance to the bedroom, which means
that they are a door’s width apart. This is
somewhat close, although the distance from
the sofa to the opposite wall is adequate.
Flooring for 2-bedroom units are homogenous
tiles.
Figure 5: Master Bedroom
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 SINGAPORE PROPERTY WEEKLY Issue 379
The master bedroom isa reasonable size and
a king-sized bed can be placed. However,
walking space is compromised and is just
satisfactory. Flooring for bedrooms is timber.
Figure 6: Area Map
Amenities around the area
Queenstown is a mature estate, and
amenities are easily available. Shopping
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malls like Anchor Point, Alexandra Central,
Queensway Shopping Centre, and Ikea are
all within a straight line distance of between
350 to 500 metres. These malls offer both
retail and dining options. For hawker food
lovers, Mei Chin Road Market is just across
the road.
A Cold Storage supermarket branch can be
found in Anchor Point, and NTUC fans can
find a small branch at Blk 170 Stirling Road
which is about 230 metres away. For a major
supermarket run, a bigger NTUC branch is
located at Dawson Road, about 650 metres
away.
Queenstown Community Library is about 800
metres away. For medical facilities, the
nearest is Alexandra Hospital.
Getting to other parts of Singapore is easy via
MRT or by driving.
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 SINGAPORE PROPERTY WEEKLY Issue 379
Raffles Place is only 5 stops away via the
East-West line. Driving to Wheelock Place via
Tanglin Road will probably take 10 minutes.
Schools are plentiful in this area. These
include New Town Primary School,
Queenstown Primary School, Queensway
Secondary School and The Global Indian
International School. Higher institutes of
learning near driving distance include NUS,
Ngee Ann Polytechnic, and Singapore
Polytechnic.
Positive Aspects of the Development
1. Stirling Residences is in a good central
location – easy travelling to the city for work,
as well as to Orchard for retail therapy.
2. The area is a mature estate, and
amenities are easily available.
3. Views from the higher floors will definitely
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be panoramic – be it the city skyline, or a sea
view.
4. The development is away from the main
road, with units facing either Mei Ling Street
or Angora Close. Thus, it will be a quieter and
more tranquil development as compared to
other condos in the area, which are facing the
main road and have to contend with the MRT
noise.
5. Vehicular entrance to the development
should be relatively smooth as drivers can
access the condo via Shepherd’s Drive,
Stirling Walk or Mei Chin Road.
Negative Aspects of the Development
1. Half the units face the HDB flats at Mei
Ling Street, so lower floors may not have any
views as such. However, these flats are
across Stirling Road, so they will be some
distance away.
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 SINGAPORE PROPERTY WEEKLY Issue 379
2. Units are of a North-West and South-East gate leading to Queenstown MRT.
orientation, so all units will be getting some
5. Block 25 is next to Tiong Ghee Temple,
indirect morning or afternoon sun.
so lower level units may face noise from
3. The number of units total 1259, rather a temple activities.
big number in my opinion. While maintenance
For this development, I’d prefer a unit facing
fees may be manageable, facilities may also
Angora Close, probably from Block 23.
be crowded.
Price Comparison
4. As with most developments today, the
balcony and the air condition ledge takes up a
big chunk of floor area.
Some Thoughts on Units

1. Low floor units facing Mei Ling Street will

have no views.

2. Units on the side of Stirling Road will

have some afternoon sun.

3. Units facing Angora Close will have

slightly better views, and higher floors may
have views of Mount Faber and Sentosa. Figure 7: Location of Stirling Residences
and Surrounding Areas
4. Block 21 will be the closest to the side
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 SINGAPORE PROPERTY WEEKLY Issue 379
For comparison purposes, we will be looking
at Queens, a leasehold project of 722 units
and The Anchorage, a freehold project with
775 units.
Price Comparison Table (2 bedrooms)
Price Comparison Table (3 bedrooms)
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Prices for Stirling Residences
For 2 bedroom units, I will not choose Stirling
Residences for two reasons. First, the PSF
price is hefty – about $350 to $450 PSF
higher than its competitors. Secondly, the size
of the unit at 764 square feet is not what I
deem comfortable. Considering that condo
living is meant to be luxurious, living in such a
small space is hardly comfortable. l would
probably have to go for Queens as both the
PSF price and unit size are acceptable.
However, buyers may have to spend some
money doing up the unit as Queens is a fairly
old development.
For the 3 bedroom units, I will plump for a low
floor unit at Stirling Residences as both the
unit size and quantum price are acceptable. If
affordability is not an issue, I will get a unit at
Anchorage. Although the development is old,
it’s still a freehold.
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 SINGAPORE PROPERTY WEEKLY Issue 379

Non-Landed Residential Resale Property Transactions for the Week of Jan 25 – Feb 1

Postal Area Transacted Price Postal Area Transacted Price

Project Name Tenure Project Name Tenure
District (sqft) Price ($) ($ psf) District (sqft) Price ($) ($ psf)
2 CRAIG PLACE 743 1,350,000 1,818 99 10 ARDMORE PARK 2,885 9,900,000 3,432 FH
3 ECHELON 732 1,425,000 1,947 99 10 ARDMORE PARK 2,885 9,800,000 3,397 FH
3 THE CREST 1,184 2,100,000 1,774 99 10 BELMOND GREEN 1,281 2,390,000 1,866 FH
3 ECHELON 1,313 2,330,000 1,774 99 10 PROXIMO 1,119 2,020,000 1,804 FH
3 ALESSANDREA 1,001 1,575,000 1,573 FH 10 RV SUITES 538 968,000 1,799 FH
3 THE ANCHORAGE 1,507 2,220,000 1,473 FH 10 D'LEEDON 1,668 2,750,000 1,648 99
3 TANGLIN VIEW 1,141 1,580,000 1,385 99 10 SOMMERVILLE PARK 1,862 2,925,000 1,571 FH
3 CLYDESVIEW 2,088 2,550,000 1,221 FH 10 N.A. 1,098 1,680,000 1,530 FH
3 TANGLIN VIEW 1,711 2,000,000 1,169 99 10 D'LEEDON 2,443 3,700,000 1,514 99
4 HARBOURLIGHTS 732 1,100,000 1,503 FH 10 RV SUITES 678 950,000 1,401 FH
5 JUBILEE RESIDENCE 872 1,050,000 1,204 FH 10 THE PRINCETON 1,970 2,580,000 1,310 FH
5 MONTEREY PARK CONDOMINIUM 1,367 1,640,000 1,200 999 10 JERVOIS JADE APARTMENTS 2,271 2,180,000 960 99
5 PARC IMPERIAL 1,195 1,380,000 1,155 FH 11 TRILIGHT 1,087 2,000,000 1,840 FH
5 THE PARC CONDOMINIUM 1,927 1,818,000 944 FH 11 NEWTON 18 614 1,100,000 1,793 FH
7 SOUTH BEACH RESIDENCES 1,593 5,555,000 3,487 99 11 NINETEEN SHELFORD ROAD 753 1,125,000 1,493 FH
7 SOUTH BEACH RESIDENCES 1,625 5,125,000 3,153 99 12 TRELLIS TOWERS 1,141 1,550,000 1,358 FH
8 TYRWHITT 139 366 600,000 1,639 FH 12 DE ROYALE 1,259 1,680,000 1,334 FH
8 CITYLIGHTS 678 1,070,000 1,578 99 12 ECOVILLE 1,184 1,480,000 1,250 FH
9 TWENTYONE ANGULLIA PARK 2,260 8,250,000 3,650 FH 12 NADIA MANSIONS 2,282 2,600,000 1,139 FH
9 RICHMOND PARK 1,259 3,120,000 2,477 FH 12 AVA TOWERS 1,227 1,220,000 994 FH
9 THE PEAK @ CAIRNHILL I 527 1,192,000 2,260 FH 12 THE MORNINGTON 1,216 1,110,000 913 FH
9 MARTIN PLACE RESIDENCES 592 1,322,000 2,233 FH 13 PLATINUM EDGE 2,153 1,950,000 906 FH
9 RIVERGATE 1,798 3,850,000 2,142 FH 14 EUHABITAT 517 660,000 1,277 99
9 111 EMERALD HILL 3,627 7,300,000 2,012 FH 14 SIMSVILLE 1,238 1,438,000 1,162 99
9 LEONIE TOWERS 2,906 5,100,000 1,755 FH 14 THE SUNNY SPRING 1,184 1,339,888 1,132 FH

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 SINGAPORE PROPERTY WEEKLY Issue 379

Postal Area Transacted Price Postal Area Transacted Price

Project Name Tenure Project Name Tenure
District (sqft) Price ($) ($ psf) District (sqft) Price ($) ($ psf)
14 WATERBANK AT DAKOTA 1,087 1,000,000 920 99 18 D'NEST 753 825,000 1,095 99
15 THE SEAFRONT ON MEYER 4,295 7,800,000 1,816 FH 18 WATERVIEW 786 825,000 1,050 99
15 SUITES @ AMBER 915 1,410,000 1,541 FH 18 THE PALETTE 1,001 888,000 887 99
15 EAST GALLERIA 1,152 1,600,000 1,389 FH 18 SAVANNAH CONDOPARK 990 855,000 863 99
15 448@EAST COAST 657 808,000 1,231 FH 18 OASIS @ ELIAS 969 750,000 774 99
15 COSTA RHU 2,056 2,440,000 1,187 99 19 TRILIVE 904 1,580,000 1,747 FH
15 TAIPAN JADE 1,173 1,300,000 1,108 FH 19 CASA CAMBIO 495 758,000 1,531 FH
15 PARC ELEGANCE 850 918,000 1,080 FH 19 SUITES @ KOVAN 366 560,000 1,530 FH
15 NEPTUNE COURT 1,636 1,633,000 998 99 19 KOVAN RESIDENCES 883 1,300,000 1,473 99
15 MANDARIN GARDENS 1,787 1,585,000 887 99 19 BARTLEY RESIDENCES 1,098 1,360,000 1,239 99
16 BEDOK RESIDENCES 1,152 1,740,000 1,511 99 19 KENSINGTON PARK CONDOMINIUM 1,668 2,050,000 1,229 999
16 URBAN VISTA 441 650,000 1,473 99 19 SUNGLADE 1,087 1,315,000 1,210 99
16 COSTA DEL SOL 1,238 1,620,000 1,309 99 19 RIVERSAILS 1,109 1,170,000 1,055 99
16 WATERFRONT KEY 1,518 1,850,000 1,219 99 19 RIVER ISLES 947 945,000 998 99
16 CHANGI COURT 969 980,000 1,012 FH 19 FLO RESIDENCE 1,313 1,170,000 891 99
16 BAYSHORE PARK 1,173 1,170,000 997 99 19 COMPASS HEIGHTS 1,238 1,050,000 848 99
16 THE BAYSHORE 1,184 1,150,000 971 99 19 RIVERVALE CREST 947 745,000 787 99
16 THE BAYSHORE 947 900,000 950 99 20 CLOVER BY THE PARK 1,755 2,160,000 1,231 99
16 AQUARIUS BY THE PARK 1,206 1,143,888 949 99 20 THOMSON GRAND 1,356 1,658,000 1,222 99
16 THE BAYSHORE 1,227 1,130,000 921 99 20 THOMSON GRAND 2,142 2,600,000 1,214 99
16 THE BAYSHORE 926 800,000 864 99 20 COUNTRY GRANDEUR 1,442 1,750,000 1,213 FH
17 PALM ISLES 840 780,000 929 99 20 FAR HORIZON GARDENS 1,948 1,460,000 749 99
17 PARC OLYMPIA 1,163 1,078,888 928 99 21 THE STERLING 753 1,368,000 1,816 FH
17 BLUWATERS 2 947 870,000 918 946 21 GARDENVISTA 1,130 1,540,000 1,363 99
17 BALLOTA PARK CONDOMINIUM 1,432 1,120,000 782 FH 21 SUMMERHILL 1,475 1,888,000 1,280 FH
18 COCO PALMS 743 955,000 1,286 99 22 LAKEVILLE 560 760,000 1,358 99
18 RIPPLE BAY 538 600,888 1,116 99 22 CASPIAN 872 958,000 1,099 99

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 SINGAPORE PROPERTY WEEKLY Issue 379

Postal Area Transacted Price

Project Name Tenure
District (sqft) Price ($) ($ psf)
22 PARC OASIS 1,227 1,230,000 1,002 99
22 IVORY HEIGHTS 1,668 1,510,000 905 100
23 MI CASA 1,270 1,110,000 874 99
23 MAYSPRINGS 1,313 1,110,000 845 99
25 PARC ROSEWOOD 506 650,000 1,285 99
25 PARC ROSEWOOD 969 870,000 898 99
26 CASTLE GREEN 947 828,000 874 99
27 SKIES MILTONIA 969 988,000 1,020 99
27 THE MILTONIA RESIDENCES 840 790,000 941 99
27 THE NAUTICAL 1,787 1,450,000 811 99
27 YISHUN EMERALD 1,184 850,000 718 99
28 SELETAR PARK RESIDENCE 581 720,000 1,239 99
28 RIVERBANK @ FERNVALE 1,012 1,120,000 1,107 99

NOTE: This data only covers non-landed residential resale property

transactions with caveats lodged with the Singapore Land Authority.
Typically, caveats are lodged at least 2-3 weeks after a purchaser
signs an OTP, hence the lagged nature of the data.

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