Stirling Residences By The Numbers: 116 Resales At A Median Of S$2,384 psf — And The Biggest Units Are Fetching The Highest psf

Stirling Residences turns over enough stock to read on its own. You do not often get that from a single project. Over the four quarters to 2Q2026, it logged 116 resales. That is a real sample, not a handful of caveats. What stood out to us is how little the median has travelled across two years, even as the latest quarter printed the highest reading in the window.

According to URA Data Service caveats, Stirling Residences is a 99-year leasehold apartment project in District 3, with 90 years of lease left. It recorded 116 resales over 3Q2025 to 2Q2026, at a median of S$2,384 psf. Across the eight quarters we looked at, the quarterly median moved +3.7%. That is from S$2,338 psf in 3Q2024, on 24 sales, to S$2,425 psf in 2Q2026, on 34 sales. Here is what the rest of the tables show.

The quarterly median is higher than it was two years ago, but it has not moved in a straight line

The series below does not climb steadily. It steps up, then gives some back. The median sat at S$2,338 psf in both 3Q2024 and 4Q2024. It then jumped to S$2,401 psf in 1Q2025. After that it drifted: S$2,374 psf, then S$2,366 psf, then S$2,394 psf. In 1Q2026 it read S$2,358 psf, lower than the quarter before. The high point of the window came last, at S$2,425 psf in 2Q2026.

Quarterly counts move around too, and that matters for how you read the medians. Volumes ranged from 21 resales in 2Q2025 to 34 in 2Q2026. A quarter with 21 sales can swing on the mix of stacks and sizes that happened to transact. The percentiles hint at that. In 1Q2026, the 25th percentile was S$2,305 psf while the 75th was S$2,599 psf. In 2Q2026, the same pair read S$2,324 psf and S$2,493 psf. The middle of the market can look steady while the tails shift.

The table and chart below set out the full eight quarters.

The larger units are transacting at the higher psf, not the smaller ones

The size breakdown runs against the usual pattern. Small units often carry the highest psf in a project. Here they do not. Units under 50 sqm had a median of S$2,345 psf, on 25 resales. The 50 to 69 sqm band, the busiest with 56 resales, came in at S$2,363 psf. Move up and the figure rises. The 70 to 89 sqm band sat at S$2,518 psf across 18 sales. The 90 to 119 sqm band sat at S$2,552 psf across 15 sales.

In absolute terms the ladder is clear. The median price in the busiest band was S$1,510,000, at a median area of 657 sqft. The 90 to 119 sqm band had a median price of S$2,700,000 at 1,055 sqft. The top band, 120 sqm and above, shows a median of S$3,440,000 and S$2,557 psf. That band holds only two resales. Two sales is not a trend, and we would not read the psf there as settled. Floor level also sits inside these medians, and the band table does not separate it out.

The full size breakdown is below.

Rents held within a narrow band across four quarters, even as contract counts halved

The rental side is steadier than the resale side. Median monthly rent went S$4,300, then S$4,450, then S$4,600, then S$4,500. On a per-area basis, the median moved between 6.9 and 7.2 psf a month across the same four quarters. In 2Q2026 it read 7.1 psf a month, on a median rent of S$4,500.

Contract volume is the livelier number. There were 132 rental approvals in 3Q2025. That fell to 64 in 4Q2025 and 61 in 1Q2026, then rose to 80 in 2Q2026. Lease cycles cluster, so counts at a large project can bunch into particular quarters. The data does not tell us which leases were renewals and which were new tenants.

Set the 2Q2026 rental median against the resale median, and our engine measures a gross yield of about 3.6%. That figure is computed from recorded transactions on both sides, from URA caveats and rental contracts. It carries no assumption about vacancy, agent fees or maintenance. The rental table is below.

Stirling Residences is pricing above its district and above every 99-year neighbour within 1 km

Over the same four quarters, the District 3 resale median was S$2,216 psf, from 614 sales. Stirling Residences sits 7.6% against that. The district figure covers a wide spread of ages and tenures, so it is a benchmark rather than a like-for-like comparison.

The nearby table narrows things down. Commonwealth Towers, 526 m away, recorded 45 resales at a median of S$2,295 psf. Queens Peak, at 447 m, logged 39 resales at S$2,242 psf. Margaret Ville, 951 m out, had 23 resales at S$2,251 psf. Those three are the only neighbours with volume in the same range. All sit below the Stirling median for the window.

The freehold projects nearby read lower, not higher. Alexis, at 309 m, recorded 14 resales at S$1,883 psf. The Anchorage, 168 m away, logged seven at S$2,024 psf. Queensway Tower shows three resales at S$1,402 psf, and Shepherd's Hill Estate two at S$2,535 psf. Those last counts are too thin to carry much weight. Age and unit mix differ across all of them, and the table does not control for either.

The top of the window was set in 2Q2026, at S$3,580,000 for a 1,345 sqft unit

The largest prices cluster in the two most recent quarters. The highest was S$3,580,000 in 2Q2026, for a 1,345 sqft unit on the 31 to 35 storey range, at S$2,661 psf. Another 1,345 sqft unit went for S$3,300,000 in the same quarter, from the 01 to 05 range, at S$2,453 psf. Same size, same quarter, a wide gap in psf. That is what floor level looks like inside a single project.

The 1,055 sqft units make up the rest of the list. One traded at S$2,868,000 in 1Q2026 from the 26 to 30 range, at S$2,719 psf. Two more traded at S$2,860,000, one in 1Q2026 and one in 2Q2026, both at S$2,711 psf. These are the highest absolute prices in the window, not the highest psf across all 116 resales. The table below lists them.

Our own estimate at this project carries a median error of 3.1%

We back-test the estimate against sales that happened after it was produced. As of 4Q2025, 101 later sales at Stirling Residences were tested. The median error came in at 3.1%. Some 40% of those sales landed inside the stated range.

Two readings follow from that. The typical miss is small, which is what a high-volume project with a consistent layout mix tends to produce. But the stated range still failed to capture most sales. That gap is worth holding in mind when you read any single estimate here. None of these figures is a formal valuation. They are indicative, and they come from recorded transactions filed with URA.

A few things stay open. The eight-quarter move of +3.7% is modest against the quarter-to-quarter swings inside it. We cannot tell from caveats alone how much of the 2Q2026 median reflects a shift in which units sold. The two large-unit sales in that quarter are a case in point. On the rental side, the drop from 132 contracts to 61 and back to 80 is worth tracking. The next quarter's data will show whether the 2Q2026 reading of S$2,425 psf holds, or whether it reads as one firm quarter in a flat series.

One quarter rarely settles anything, and one project rarely settles a district. What this pack gives you is direction and context together: the same medians against the neighbours, the rents, and the error on our own estimate. Read them side by side and you get a fair picture. Read the headline number alone and you get less than half of it.

Method: URA resale caveats at the project (developer sales and sub-sales excluded) by the quarter of the sale month. Size bands by caveated floor area. Rents are URA rental contracts at the project, and the gross yield is the mean of the quarterly median rents per square foot, annualised, over the four-quarter resale median per square foot, before any cost. Lease left is the tenure less the years since the lease started, as recorded. The estimate accuracy is this site's backtest: the engine run as of the quarter named, compared with the sales since. Private figures are from URA Data Service caveats, HDB figures from data.gov.sg resale records, both loaded weekly by this site's ingest. Medians are of the non-excluded transactions in the period named. Sales flagged by the hygiene rules (related-party transfers, bulk deals, outliers) are left out. Every figure is indicative and drawn from recorded transactions, not a formal valuation.