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HDB · 140164

Blk 164 Stirling Rd

Project page · 99-year lease from 1970

Indicative value range
S$353,904 – S$405,401
Indicative mid S$383,487 · S$5,810 psm

Based on 33 sales in this street, last 12 months. Search widened 1 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.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Sept 2026Blk 16804 TO 0660 sqmS$328,000S$5,467 psm×1.000S$5,467 psm
Aug 2026Blk 16904 TO 0660 sqmS$385,000S$6,417 psm×1.000S$6,417 psm
Aug 2026Blk 16607 TO 0960 sqmS$300,000S$5,000 psm×1.000S$5,000 psm
Jul 2026Blk 16804 TO 0660 sqmS$348,000S$5,800 psm×1.000S$5,800 psm
Jul 2026Blk 16607 TO 0960 sqmS$310,000S$5,167 psm×1.000S$5,167 psm
Jul 2026Blk 16710 TO 1260 sqmS$353,000S$5,883 psm×1.000S$5,883 psm
Jul 2026Blk 17110 TO 1260 sqmS$371,000S$6,183 psm×1.000S$6,183 psm
Jul 2026Blk 16507 TO 0960 sqmS$360,888S$6,015 psm×1.000S$6,015 psm
Jul 2026Blk 17007 TO 0960 sqmS$355,000S$5,917 psm×1.000S$5,917 psm
Jun 2026Blk 16804 TO 0660 sqmS$330,000S$5,500 psm×1.000S$5,500 psm
Jun 2026Blk 17004 TO 0660 sqmS$340,000S$5,667 psm×1.000S$5,667 psm
Jun 2026Blk 16916 TO 1860 sqmS$400,000S$6,667 psm×1.000S$6,667 psm
May 2026Blk 16307 TO 0966 sqmS$364,888S$5,529 psm×1.000S$5,529 psm
May 2026Blk 16910 TO 1260 sqmS$345,000S$5,750 psm×1.000S$5,750 psm
May 2026Blk 16807 TO 0960 sqmS$360,000S$6,000 psm×1.000S$6,000 psm
May 2026Blk 16607 TO 0960 sqmS$302,000S$5,033 psm×1.000S$5,033 psm
Apr 2026Blk 16810 TO 1260 sqmS$375,000S$6,250 psm×1.000S$6,250 psm
Apr 2026Blk 17107 TO 0960 sqmS$410,000S$6,833 psm×1.000S$6,833 psm
Mar 2026Blk 16904 TO 0660 sqmS$310,000S$5,167 psm×0.997S$5,151 psm
Mar 2026Blk 16910 TO 1260 sqmS$375,000S$6,250 psm×0.997S$6,232 psm
Feb 2026Blk 16601 TO 0360 sqmS$320,000S$5,333 psm×0.997S$5,318 psm
Feb 2026Blk 16410 TO 1266 sqmS$368,000S$5,576 psm×0.997S$5,559 psm
Feb 2026Blk 16304 TO 0666 sqmS$338,000S$5,121 psm×0.997S$5,106 psm
Feb 2026Blk 16704 TO 0660 sqmS$290,000S$4,833 psm×0.997S$4,819 psm
Dec 2025Blk 16701 TO 0360 sqmS$323,000S$5,383 psm×0.996S$5,362 psm
Dec 2025Blk 17001 TO 0370 sqmS$410,000S$5,857 psm×0.996S$5,834 psm
Dec 2025Blk 16907 TO 0960 sqmS$385,000S$6,417 psm×0.996S$6,391 psm
Dec 2025Blk 17101 TO 0370 sqmS$365,000S$5,214 psm×0.996S$5,194 psm
Nov 2025Blk 16501 TO 0360 sqmS$350,000S$5,833 psm×0.996S$5,810 psm
Nov 2025Blk 16910 TO 1260 sqmS$370,000S$6,167 psm×0.996S$6,142 psm
Nov 2025Blk 17010 TO 1260 sqmS$360,000S$6,000 psm×0.996S$5,976 psm
Nov 2025Blk 16910 TO 1260 sqmS$378,000S$6,300 psm×0.996S$6,275 psm
Nov 2025Blk 16310 TO 1266 sqmS$395,000S$5,985 psm×0.996S$5,961 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.

9.07% gross yield

S$34,800 of rent a year against the estimate above · 0.44 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

ApprovedBlockFlatRent a month
Sept 20261663 ROOMS$3,300
Sept 20261693 ROOMS$3,200
Sept 20261643 ROOMS$3,000
Sept 20261683 ROOMS$3,000
Sept 20261673 ROOMS$3,000
Sept 20261673 ROOMS$2,900
Sept 20261663 ROOMS$2,800
Sept 20261713 ROOMS$2,800

median of 100 HDB rental approvals for 3 ROOM on Stirling Rd since 2025-10.

Buying or selling at S$383,487?

Buying: Stamp duty on S$383,487 · Cash and CPF needed on S$383,487 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$383,487.

Each opens with this figure filled in; change anything there.

Primary schools near 164 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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Aug 2026
Blk 164 · 3 ROOM · 10 TO 12 · Improved · 42 years left
excluded: outlier
66 sqmS$300,000S$4,545 psm
Apr 2026
Blk 164 · 3 ROOM · 04 TO 06 · Improved · 43 years left
76 sqmS$400,000S$5,263 psm
Feb 2026
Blk 164 · 3 ROOM · 10 TO 12 · Improved · 43 years left
66 sqmS$368,000S$5,576 psm
Mar 2025
Blk 164 · 3 ROOM · 10 TO 12 · Improved · 44 years left
66 sqmS$370,000S$5,606 psm
Jan 2025
Blk 164 · 3 ROOM · 01 TO 03 · Improved · 44 years left
66 sqmS$350,000S$5,303 psm
Dec 2024
Blk 164 · 3 ROOM · 07 TO 09 · Improved · 44 years left
76 sqmS$393,000S$5,171 psm
Dec 2024
Blk 164 · 3 ROOM · 04 TO 06 · Improved · 44 years left
66 sqmS$350,000S$5,303 psm
Jul 2024
Blk 164 · 3 ROOM · 01 TO 03 · Improved · 45 years left
66 sqmS$350,000S$5,303 psm
Dec 2023
Blk 164 · 3 ROOM · 10 TO 12 · Improved · 45 years left
66 sqmS$355,000S$5,379 psm
Sept 2023
Blk 164 · 3 ROOM · 07 TO 09 · Improved · 45 years left
66 sqmS$382,000S$5,788 psm
Mar 2022
Blk 164 · 3 ROOM · 07 TO 09 · Improved · 47 years left
66 sqmS$310,000S$4,697 psm
Feb 2022
Blk 164 · 3 ROOM · 04 TO 06 · Improved · 47 years left
66 sqmS$325,000S$4,924 psm
Dec 2021
Blk 164 · 3 ROOM · 07 TO 09 · Improved · 47 years left
66 sqmS$305,000S$4,621 psm
See more

Showing 13 of 64.

Sale prices as filed in caveats.

Where the lease takes this

About 42 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 nowLease leftPrices flatPrices 2% a yearThis market's record, 3.64% a yearmeasuredPrices 4% a year
5 years37 yearsS$357,980S$395,239S$428,051S$435,537

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.