THE STERLING
UrbanLens Analysis
THE STERLING trades at $2,250 PSF, sitting 33% above the District 21 median of $1,697 PSF. The 2-minute walk to King Albert Park MRT (155m) is a tangible lifestyle and resale advantage. 8@BT fetches $2,727 PSF nearby -- that 17% gap frames THE STERLING's relative value proposition.
A 13.8% appreciation over two years is healthy without looking frothy. 9 transactions over two years is modest; the trend is directional, not definitive. For context, KI RESIDENCES AT BROOKVALE has gained 10.0% over the same period.
Freehold tenure eliminates lease-decay risk entirely -- no CPF restrictions, no LTV erosion, no shrinking buyer pool as the asset ages. Gross yield of 2.4% lags the RCR segment average of 3.5%. Investors here are betting on price growth over rental returns.
The 232-unit scale delivers broad facilities and solid transaction depth, but large blocks occasionally create pricing headwinds during softer markets.
Nearby Comparables
| Development | Median PSF | Yield | 2Y Change |
|---|---|---|---|
| NAVA GROVE | $2,478 | — | 0.0% |
| PINETREE HILL | $2,543 | — | +6.4% |
| 8@BT | $2,727 | — | 0.0% |
| THE SEN | $2,338 | — | 0.0% |
| KI RESIDENCES AT BROOKVALE | $2,242 | 2.9% | +10.0% |
PSF Trend
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