The Sterling
BUKIT TIMAH ROAD · D21
Median PSF · 12m
S$2,350
Median price · 12m
S$3.61M
Latest sale
S$3.10M
Jul 2026
1-year change
+4.4%
Sales · 12m
4
21 all time
Gross yield
2.84%
50 leases
Price history
How this development has traded
Median transacted price and price per square foot by quarter, from every sale on record here.
- Change over window
- +36.8%
- Annualised
- +9.4%
- Transactions
- 21
- 1 year
- +4.4%
- 3 years p.a.
- +3.9%
- 5 years p.a.
- —
- Median size
- 1,518 sqft
Against the neighbourhood
How it compares within D21
Upper Bukit Timah, Clementi Park, Ulu Pandan. All figures are medians over the last 12 months for private homes in this district.
| Measure | The Sterling | D21 median | Difference |
|---|---|---|---|
| Median PSF | S$2,350 | S$2,262 | +3.9% |
| Median price | S$3.61M | S$2.27M | +59.4% |
| Gross rental yield | 2.84% | 2.82% | +0.0 pts |
| 1-year price change | +4.4% | -4.6% | +9.1 pts |
This development trades about 4% above the D21 median price per square foot.
Rental
Rent and yield
From URA private residential rental contracts.
Median monthly rent
S$6,150
Contracts · 12m
50
Implied annual rent
S$74K
Gross yield
2.84%
| Unit type | Contracts | Median rent |
|---|---|---|
| 3 bedroom | 30 | S$6,200 |
| 2 bedroom | 8 | S$4,700 |
| 4 bedroom | 8 | S$8,500 |
| 1 bedroom | 4 | S$3,600 |
Investment analysis
Investment score 51 / 100
Each component is a percentile rank against every other private development in the database. This is an analytical indicator, not financial advice.
51/100
100% of the scoring weight measurable
Every bar is a percentile rank, so 70 means this development sits above roughly 70% of its peers on that factor. Factors we cannot measure are excluded and the remaining weights are rebalanced, rather than scored as zero.
- Liquidityweight 15%82
Transactions in the last 12 months — how easily it trades.
- Locationweight 15%79
Distance to the nearest rail station, plus schools within 1 km. Nearest is Botanic Gardens MRT at 70 m.
- Price momentumweight 18%59
Three-year annualised change in median PSF, or one year where three is unavailable.
- Rental yieldweight 20%41
Gross yield against every other development in its segment.
- Valuationweight 22%24
How its median price per square foot compares with its own district.
- Supply riskweight 10%23
Upcoming units recorded in the same district. Higher score means less competing supply.
The investment score is an analytical indicator computed from transaction and location data. It is not a recommendation, a forecast, or financial advice.
Location
Nearby amenities
Rail stations
- Botanic Gardens MRT70 m
- Botanic Gardens Interchange MRT80 m
- Tan Kah Kee MRT850 m
- Farrer Road MRT1.0 km
Schools within 2 km
- St. Margaret'S School (Secondary)secondary (s1-s5)630 m
- Nanyang Primary Schoolprimary820 m
- Hwa Chong Institutionmixed level (s1-jc2)1.1 km
- Raffles Girls' Primary Schoolprimary1.2 km
- National Junior Collegemixed level (s1-jc2)1.5 km
- Singapore Chinese Girls' Schoolsecondary (s1-s4)1.5 km
Distances are straight-line. Proximity does not determine school admission eligibility.
Supply
Upcoming competition
- 21 ANDERSONAnderson International Properties Pte. Ltd/Raffles Legend Properties Pte. Ltd.19 units1.8 km
High upcoming supply nearby may increase competition for tenants and buyers.
The record
Transactions at this development
| Month | Type | Price | Size | PSF | Floor | Lease left |
|---|---|---|---|---|---|---|
| Jul 2026 | Condominium | S$3,100,000 | 1,302 sqft | S$2,380 | 06-10 | — |
| Jun 2026 | Condominium | S$3,650,000 | 1,507 sqft | S$2,422 | 01-05 | — |
| Mar 2026 | Condominium | S$3,570,000 | 1,539 sqft | S$2,319 | 01-05 | — |
| Dec 2025 | Condominium | S$4,450,000 | 1,948 sqft | S$2,284 | 06-10 | — |
| Sep 2025 | Condominium | S$1,690,000 | 753 sqft | S$2,243 | 01-05 | — |
| May 2025 | Condominium | S$3,348,000 | 1,518 sqft | S$2,206 | 06-10 | — |
| May 2025 | Condominium | S$2,980,000 | 1,249 sqft | S$2,387 | 06-10 | — |
| Apr 2025 | Condominium | S$3,450,000 | 1,528 sqft | S$2,257 | 01-05 | — |
| Sep 2024 | Condominium | S$3,294,000 | 1,464 sqft | S$2,250 | 01-05 | — |
| May 2024 | Condominium | S$4,500,000 | 1,970 sqft | S$2,285 | 06-10 | — |
| Apr 2024 | Condominium | S$2,760,000 | 1,324 sqft | S$2,085 | 01-05 | — |
| Mar 2024 | Condominium | S$2,880,000 | 1,313 sqft | S$2,193 | 06-10 | — |
| Feb 2024 | Condominium | S$2,820,000 | 1,701 sqft | S$1,658 | 01-05 | — |
| Dec 2023 | Condominium | S$3,160,000 | 1,518 sqft | S$2,082 | 01-05 | — |
| Dec 2022 | Condominium | S$2,100,000 | 1,001 sqft | S$2,098 | 01-05 | — |
| Jun 2022 | Condominium | S$3,000,000 | 1,894 sqft | S$1,584 | 01-05 | — |
| May 2022 | Condominium | S$2,850,000 | 1,442 sqft | S$1,976 | 06-10 | — |
| Apr 2022 | Condominium | S$3,900,000 | 1,970 sqft | S$1,980 | 06-10 | — |
| Feb 2022 | Condominium | S$2,950,000 | 1,507 sqft | S$1,958 | 06-10 | — |
| Dec 2021 | Condominium | S$2,600,000 | 1,690 sqft | S$1,539 | 01-05 | — |
| Nov 2021 | Condominium | S$3,780,000 | 1,948 sqft | S$1,940 | 06-10 | — |
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Perfect Ten
S$3,231
-2.6%8 sales2.7% yield
Ferrell Residences
S$2,445
+1.6%1 sales2.2% yield
Goodwood Residence
S$2,791
-3.5%13 sales5.3% yield
Madison Residences
S$2,637
+1.6%3 sales3.1% yield
Sixth Avenue Centre
S$1,500
—1 sales2.8% yield
Honolulu Tower
S$2,438
—1 sales1.6% yield
The Legend
S$1,939
+5.5%3 sales4.6% yield
Balmoral Plaza
S$1,682
+7.0%1 sales1.5% yield
Important
Property values shown are estimates generated from available transaction and market data and are not official valuations. Actual transaction prices may differ. Data availability and accuracy depend on the underlying source datasets. Users should conduct their own due diligence and seek professional advice where appropriate.