Blk 52 Stirling Rd
Project page · 99-year lease from 1968
Based on 3 sales in projects within 1 km, last 24 months. Search widened 3 of 3 steps to find enough comparable sales. See the comparable sales.
No storey entered, so sales were not adjusted for height
Comparable sales
Each price per area is scaled to Q2 2026 by the published index for the quarter it sold in.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Aug 2026 | Blk 50 | 01 TO 03 | 102 sqm | S$1,040,888 | S$10,165 psm | ×1.000 | S$10,165 psm |
| May 2025 | Blk 52 | 01 TO 03 | 90 sqm | S$880,888 | S$9,755 psm | ×1.000 | S$9,750 psm |
| May 2025 | Blk 153 · 352 m | 10 TO 12 | 83 sqm | S$486,000 | S$5,855 psm | ×1.000 | S$5,853 psm |
How accurate is this estimate for Stirling Rd?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 38 sales in Stirling Rd since.
- Median error
- 5.2%
Half the estimates came closer than this to what the home actually fetched, half missed by more.
What the rent says
What this flat earns against what it costs, set beside what homes like it earn.
3.95% gross yield
S$34,800 of rent a year against the estimate above · 5.56 points below flats like it
Homes like this rent for about S$2,900 a month, the middle of 100 approvals in the last year.
In Queenstown, flats of this type with 40 to 49 years of lease left yield 9.51%, from 28 blocks.
A yield above the mark means the flat rents well for what it costs, which can point to a keen rental patch or a price the sales alone have not caught up with. Below it, buyers are paying for something a tenant will not, such as the address itself.
Recent rental approvals used
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Sept 2026 | 166 | 3 ROOM | S$3,300 |
| Sept 2026 | 169 | 3 ROOM | S$3,200 |
| Sept 2026 | 164 | 3 ROOM | S$3,000 |
| Sept 2026 | 168 | 3 ROOM | S$3,000 |
| Sept 2026 | 167 | 3 ROOM | S$3,000 |
| Sept 2026 | 167 | 3 ROOM | S$2,900 |
| Sept 2026 | 166 | 3 ROOM | S$2,800 |
| Sept 2026 | 171 | 3 ROOM | S$2,800 |
median of 100 HDB rental approvals for 3 ROOM on Stirling Rd since 2025-10.
Buying or selling at S$880,454?
Buying: Stamp duty on S$880,454 · Cash and CPF needed on S$880,454 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$880,454.
Each opens with this figure filled in; change anything there.
Primary schools near 52 Stirling Rd
Measured from each school's land to this address's own point, the way MOE bands P1 priority. MOE measures to the building's outline, so near 1 km or 2 km check OneMap's School Query.
Within about 1 km
- Queenstown Primary School · 423 m · balloted in 2025 Phase 2C (PRs within 1 km)
- New Town Primary School · 453 m · no 2025 Phase 2C ballot
1 to 2 km
- Gan Eng Seng Primary School · 1,694 m · no 2025 Phase 2C ballot
- Fairfield Methodist School (Primary) · 1,974 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| May 2025 | Blk 52 · 3 ROOM · 01 TO 03 · Terrace · 42 years left | 90 sqm | S$880,888 | S$9,755 psm |
| May 2023 | Blk 52 · 3 ROOM · 01 TO 03 · Terrace · 44 years left | 90 sqm | S$728,000 | S$8,089 psm |
| Mar 2023 | Blk 52 · 3 ROOM · 01 TO 03 · Terrace · 44 years left | 95 sqm | S$833,000 | S$8,768 psm |
Showing 3 of 5.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Mar 2023 | Blk 52 · 3 ROOM | S$4,200 | — |
Rents as approved by HDB, or as filed with URA for private homes, where the floor area is given as a band.
Where the lease takes this
About 40 years of the 99-year lease remain. Every figure below lets the lease run down on the decay measured from HDB resales in this market, then applies the price path in that column. The paths are scenarios to choose between, not forecasts.
| From now | Lease left | Prices flat | Prices 2% a year | This market's record, 3.64% a yearmeasured | Prices 4% a year |
|---|---|---|---|---|---|
| 5 years | 35 years | S$821,891 | S$907,435 | S$982,769 | S$999,957 |
On a flat market the lease alone costs 7% over 5 years. Prices would need to rise about 1.39% a year to cancel that out.
The measured column repeats what this market did between Q1 2015 and Q2 2026, which was 3.64% a year. Past growth is not a promise of future growth.
Horizons we have not measured are left out rather than guessed at, so a short lease shows fewer rows.
Indicative estimate from comparable caveats. Not a formal valuation.