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HDB · 140169

Blk 169 Stirling Rd

Project page · 99-year lease from 1970

Indicative value range
S$362,660 – S$383,866
Indicative mid S$375,204 · S$6,253 psm

Based on 8 sales in this block, last 12 months. Search did not need to widen. 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
Aug 2026Blk 16904 TO 0660 sqmS$385,000S$6,417 psm×1.000S$6,417 psm
Jun 2026Blk 16916 TO 1860 sqmS$400,000S$6,667 psm×1.000S$6,667 psm
May 2026Blk 16910 TO 1260 sqmS$345,000S$5,750 psm×1.000S$5,750 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
Dec 2025Blk 16907 TO 0960 sqmS$385,000S$6,417 psm×0.996S$6,391 psm
Nov 2025Blk 16910 TO 1260 sqmS$370,000S$6,167 psm×0.996S$6,142 psm
Nov 2025Blk 16910 TO 1260 sqmS$378,000S$6,300 psm×0.996S$6,275 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.

9.27% gross yield

S$34,800 of rent a year against the estimate above · 0.24 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$375,204?

Buying: Stamp duty on S$375,204 · Cash and CPF needed on S$375,204 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$375,204.

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

Primary schools near 169 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 169 · 3 ROOM · 04 TO 06 · Improved · 43 years left
60 sqmS$385,000S$6,417 psm
Jun 2026
Blk 169 · 3 ROOM · 16 TO 18 · Improved · 43 years left
60 sqmS$400,000S$6,667 psm
May 2026
Blk 169 · 3 ROOM · 10 TO 12 · Improved · 43 years left
60 sqmS$345,000S$5,750 psm
Mar 2026
Blk 169 · 3 ROOM · 10 TO 12 · Improved · 43 years left
60 sqmS$375,000S$6,250 psm
Mar 2026
Blk 169 · 3 ROOM · 04 TO 06 · Improved · 43 years left
60 sqmS$310,000S$5,167 psm
Dec 2025
Blk 169 · 3 ROOM · 07 TO 09 · Improved · 44 years left
60 sqmS$385,000S$6,417 psm
Nov 2025
Blk 169 · 3 ROOM · 10 TO 12 · Improved · 44 years left
60 sqmS$378,000S$6,300 psm
Nov 2025
Blk 169 · 3 ROOM · 10 TO 12 · Improved · 44 years left
60 sqmS$370,000S$6,167 psm
May 2025
Blk 169 · 3 ROOM · 13 TO 15 · Improved · 44 years left
60 sqmS$362,000S$6,033 psm
Jan 2025
Blk 169 · 3 ROOM · 16 TO 18 · Improved · 45 years left
60 sqmS$360,000S$6,000 psm
May 2024
Blk 169 · 3 ROOM · 07 TO 09 · Improved · 45 years left
70 sqmS$400,000S$5,714 psm
May 2024
Blk 169 · 3 ROOM · 01 TO 03 · Improved · 45 years left
60 sqmS$360,000S$6,000 psm
Jul 2023
Blk 169 · 3 ROOM · 13 TO 15 · Improved · 46 years left
70 sqmS$392,000S$5,600 psm
Jul 2023
Blk 169 · 3 ROOM · 04 TO 06 · Improved · 46 years left
60 sqmS$350,000S$5,833 psm
Jun 2023
Blk 169 · 3 ROOM · 07 TO 09 · Improved · 46 years left
60 sqmS$350,000S$5,833 psm
Mar 2023
Blk 169 · 3 ROOM · 07 TO 09 · Improved · 46 years left
60 sqmS$330,000S$5,500 psm
Nov 2022
Blk 169 · 3 ROOM · 07 TO 09 · Improved · 47 years left
60 sqmS$370,000S$6,167 psm
Oct 2022
Blk 169 · 3 ROOM · 16 TO 18 · Improved · 47 years left
60 sqmS$358,000S$5,967 psm
Sept 2022
Blk 169 · 3 ROOM · 16 TO 18 · Improved · 47 years left
60 sqmS$340,000S$5,667 psm
Jul 2022
Blk 169 · 3 ROOM · 07 TO 09 · Improved · 47 years left
70 sqmS$350,000S$5,000 psm
Mar 2022
Blk 169 · 3 ROOM · 07 TO 09 · Improved · 47 years left
60 sqmS$308,000S$5,133 psm
Feb 2022
Blk 169 · 3 ROOM · 13 TO 15 · Improved · 48 years left
60 sqmS$280,000S$4,667 psm
Jan 2022
Blk 169 · 3 ROOM · 16 TO 18 · Improved · 48 years left
60 sqmS$315,000S$5,250 psm
Dec 2021
Blk 169 · 3 ROOM · 10 TO 12 · Improved · 48 years left
60 sqmS$280,500S$4,675 psm
Oct 2021
Blk 169 · 3 ROOM · 01 TO 03 · Improved · 48 years left
60 sqmS$275,000S$4,583 psm
See more

Showing 25 of 115.

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$350,248S$386,702S$418,805S$426,130

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.