Stirling Residences Review: Modern Luxury Living or Overhyped? 

Stirling Residences, situated at 21, 23, and 25 Stirling Road in District 3, Singapore, stands out as a premier private residential development. Developed by LN Development (Stirling) Pte. Ltd., this project boasts a 99-year leasehold tenure starting from August 18, 2017. Covering a substantial land area of 21,109.5 sqm (227,223 sqft), it features 1,259 residential units and a childcare center.

Architectural Excellence and Thoughtful Landscaping

The development comprises three high-rise towers: one 38-storey tower and two 40-storey towers. Designed by the renowned P&T Consultants Pte Ltd, these towers are a testament to modern architectural brilliance. The landscaping, crafted by Ecoplan Asia Pte Ltd, enhances the aesthetic appeal and provides a serene environment for residents.

Project Details

Floor Plans

The project offers a mix of unit types ranging from 1-bedroom to 4-bedroom units, including premium and penthouse options.

Unit Mix

Site Plan

The site plan for Stirling Residences offers a meticulously designed layout, featuring three high-rise towers, various amenities, and beautifully landscaped areas. This cohesive arrangement ensures optimal living conditions, catering to the diverse needs of residents.

Key Features of the Site Plan

Residential Towers

• Three Towers: The development consists of one 38-storey tower and two 40-storey towers.
• Orientation: Strategically positioned to maximize breathtaking views and ensure privacy for residents.

Facilities

• Swimming Pools: Includes a 50m lap pool, 30m lap pool, children’s pool, and aqua gym.
• Fitness and Recreation: Gym, fitness pavilion, tennis court, yoga pavilion, trekking hill, and putting green.
• Social Spaces: BBQ pavilion, Teppanyaki Grill pavilion, multi-purpose room, library, function room, and reading deck.
• Relaxation Areas: Spa deck, spa seat, steam room, mist garden, koi pond, and stargazing lawn.
• Children’s Amenities: Childcare center, toddlers’ playground, and Kid’s Club with a play area.

Landscaped Areas

• Forests and Gardens: Three distinct forest themes providing tranquility and a connection with nature.
• Walking Trails: Forest trails and a canopy walk encourage outdoor activities and exploration.

Parking

• Basement Carpark: Three levels of basement carpark with a total of 1,259 parking lots, ensuring ample parking space for residents.

Stirling Residences stands as a testament to modern urban living, combining luxury with functionality. The thoughtfully planned site ensures that residents enjoy unmatched comfort and convenience within a serene environment.

Stirling Residences

Urban Living with Impeccable Design

In urban environments, the fusion of functionality and aesthetics is crucial for creating living spaces that are both practical and visually appealing. Impeccable design principles play a key role in optimizing the layout and utilization of space in urban dwellings.

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Price Range & PSF

• Average price PSF at Stirling Residences is $2,187, making it one of the more expensive options in the area.
• Unit prices range from $759,000 for a 1-bedroom to $3,328,000 for a 4-bedroom + store unit.

Pricing Comparison with Nearby Condos

To provide a comprehensive comparison of the pricing for Stirling Residences with other nearby condominiums, we have gathered the price per square foot (PSF) data for several developments in the vicinity. This comparison will help potential buyers and investors understand the relative pricing and value proposition of Stirling Residences.

Pricing Comparison Table

Stirling Residences

• PSF Range: S$ 2,362 – S$ 2,552
• Tenure: 99-year Leasehold
• Completion Year: 2022
• Total Units: 1,259
• Remarks: Stirling Residences is competitively priced within the higher end of the PSF range for leasehold properties. This reflects its modern amenities and strategic location near Queenstown MRT Station.

Alessandrea

• PSF Range: S$ 1,711 – S$ 2,230
• Tenure: Freehold
• Remarks: Alessandrea offers a lower PSF range compared to Stirling Residences, potentially appealing to buyers looking for freehold properties at a more affordable rate.

The Regency at Tiong Bahru

• PSF Range: S$ 2,326 – S$ 2,583
• Tenure: Freehold
• Completion Year: 2010
• Total Units: 158
• Remarks: The Regency at Tiong Bahru is similarly priced to Stirling Residences but offers a freehold tenure, which can be a significant advantage for long-term investment.

Tanglin Residences

• PSF Range: S$ 2,922
• Tenure: Freehold
• Remarks: Tanglin Residences has the highest PSF among the compared properties, reflecting its premium location and freehold status.

Queens Peak

• PSF Range: S$ 2,065 – S$ 2,586
• Tenure: 99-year Leasehold
• Completion Year: 2020
• Total Units: 700
• Remarks: Queens Peak is another leasehold property with a similar PSF range to Stirling Residences. It offers a competitive alternative in the same district.

Stirling Residences is positioned competitively within the market, with its PSF range aligning closely with other high-end leasehold properties like Queens Peak. While freehold properties such as The Regency at Tiong Bahru and Tanglin Residences command higher prices, Stirling Residences offers modern amenities and a strategic location that justify its pricing. Buyers and investors should consider their priorities, such as tenure preference and budget, when making a decision.

Transport & Location

Stirling Residences is strategically located in the mature estate of Queenstown, District 3, Singapore. This prime location offers excellent connectivity and convenience for residents, making it an attractive option for both homeowners and investors.

Proximity to Public Transport

Queenstown MRT Station:

• Distance: Stirling Residences is just a 3-minute walk from Queenstown MRT Station on the East-West Line (EWL).
• Connectivity:
  • Buona Vista MRT Station: Two stops away, connecting residents to the Circle Line (CCL).
  • Outram Park MRT Station: Three stops away, providing access to the North-East Line (NEL) and Thomson-East Coast Line (TEL).
  • Orchard Road: Easily accessible via the North-South Line (NSL) through Raffles Place or City Hall MRT stations.

Bus Services:

• Multiple bus stops are located within close proximity, offering routes that connect to various parts of Singapore, including the City Centre and downtown financial districts such as Shenton Way and Orchard Road.

Accessibility by Car

Major Roads and Expressways:

• Commonwealth Avenue and Alexandra Road: Provide easy access to other main roads and expressways.
• Ayer Rajah Expressway (AYE) and Central Expressway (CTE): Ensure seamless connectivity to various work nodes and destinations across Singapore.
• Driving Time:
  • Orchard Road: Approximately 15 minutes.
  • Central Business District (CBD): Less than 10 minutes.

Nearby Amenities

Shopping and Dining:

• Anchorpoint Shopping Centre, Queensway Shopping Centre, Alexandra Central, IKEA Alexandra, and ABC Brickworks Food Centre are all within walking distance, providing a plethora of shopping and dining options.
• Mei Ling Market & Food Centre: An 8-minute stroll away, offering a variety of local food options.

Recreational and Healthcare Facilities:

• Alexandra Hospital: Nearby for healthcare needs.
• Parks and Green Spaces: Proximity to Mount Faber Park and Labrador Nature Reserve for outdoor activities and relaxation.

Educational Institutions:

• ISS International School, North London Collegiate School (Singapore), and Astor International School are some of the prestigious schools located nearby.

Stirling Residences offers unparalleled convenience with its strategic location near Queenstown MRT Station and major expressways. The development is well-connected to various parts of Singapore, making commuting easy for both public transport users and drivers. The proximity to a wide range of amenities, including shopping centers, dining options, parks, and schools, further enhances the appeal of Stirling Residences as a premier residential choice in Queenstown.

For those seeking a well-connected and convenient living environment, Stirling Residences stands out as an excellent option.

Developer Reputation

• Nanshan Group & Logan Property Holdings are reputable developers known for their quality projects and innovative designs.
• Their joint venture in Stirling Residences showcases their commitment to creating premium residential spaces.

Should You Invest in Stirling Residences?

Pros and Cons

Pros

1. Strategic Location and Connectivity
   • Proximity to MRT: Just a 3-minute walk to Queenstown MRT Station on the East-West Line, offering seamless connectivity to the CBD, Orchard Road, and other prime areas in Singapore.
   • Accessibility: Well-connected via major roads and expressways, such as Commonwealth Avenue, Alexandra Road, Ayer Rajah Expressway (AYE), and Central Expressway (CTE).
2. Extensive Facilities
   • Over 80 facilities, including multiple swimming pools, a gym, tennis court, BBQ pavilion, library, and a childcare center, catering to diverse lifestyle needs.
3. Strong Capital Appreciation
   • Stirling Residences has seen a significant capital appreciation of approximately 30% from its launch to recent years, with the average PSF rising from $1,700 to around $2,200.
   • The development achieved a growth rate of 22.96% from 2019 to 2024, highlighting its strong investment potential.
4. Future Growth Potential
   • Queenstown is poised for rejuvenation under the Remaking Our Heartland (ROH) programme, which includes new amenities, senior-friendly features, and heritage preservation, potentially boosting property values in the area.
5. Rental Yield
   • The rental market in Queenstown is robust, with one-bedroom units achieving competitive rental yields. This is beneficial for investors looking for rental income.

Cons

1. Limited Future Appreciation
   • Post-TOP (Temporary Occupation Permit), the rate of capital appreciation may slow down, as observed with other developments like Queens Peak and Commonwealth Towers.
2. Competition
   • A high number of similar unit types (e.g., 2-bedroom units) within Stirling Residences may lead to internal competition among sellers, potentially affecting resale value.
3. No Sheltered Walkway to MRT
   • Unlike some nearby developments, Stirling Residences does not have a sheltered walkway to the MRT station, which may be a minor inconvenience during inclement weather.
4. Price Premium
   • Stirling Residences is priced at a premium compared to some older developments in the area, such as The Anchorage and Queens, which may offer better value for certain buyers.

Key Factors to Consider

Price Appreciation

Stirling Residences has demonstrated strong price appreciation since its launch, with a significant increase in PSF. However, potential investors should be aware that the rate of appreciation may slow down post-TOP, as observed in similar developments.

Rental Yield

The development offers competitive rental yields, particularly for one-bedroom units, making it an attractive option for investors seeking rental income. The proximity to Queenstown MRT Station and various amenities enhances its rental appeal.

Comparative Analysis

Stirling Residences is competitively priced within the higher end of the PSF range for leasehold properties in District 3. Its modern amenities and strategic location justify the premium compared to older developments like The Anchorage and Queens.

Future Growth

The Queenstown area is set for significant rejuvenation under the ROH programme, which includes new amenities, senior-friendly features, and heritage preservation. These enhancements are likely to positively impact the investment value of Stirling Residences.

Conclusion

Stirling Residences presents a compelling investment opportunity due to its strategic location, extensive facilities, and demonstrated capital appreciation. The future growth potential of the Queenstown area further enhances its appeal. However, investors should consider the potential for slower appreciation post-TOP and the internal competition among similar unit types.

For those seeking a well-connected, modern, and family-friendly living environment with good rental yield potential, Stirling Residences is a worthwhile investment.