Queens
Stirling Road · District 03 · Rest of Central Region (RCR) · 99 yrs lease commencing from 1998
Queens is a condominium development in District 03 (RCR). Based on 95 URA-recorded transactions from 2021–2026, its median price is $1,860,000, with prices moving about 6.2%/yr and a gross rental yield near 3.3%.
The verdict · for an investor
Queens · Condominium · District 03 · Leasehold
On balance, Queens points up.
Strong track record — the fundamentals buyers pay up for are here.
Why it's pushing up
What matters most for you
- Convenient — MRT about 5 min on foot; 7 supermarkets, 7 food & retail spots nearby.
- Rentable — ~3.3% gross yield; transport and schools nearby keep tenants coming.
And what makes it better
- Every unit type has risen — 4-bed +35.4%, 3-bed +21.1% since 2021.
- A Primary-1 priority school within 1km — a real family draw.
What's holding it back
- Leasehold, ~71 years left — the lease clock weighs on price and financing the older it gets.
- Its recent +6.2%/yr rode a hot cycle — don't bank on that pace repeating.
- The market's near the top of its cycle — mind your entry price.
Should I buy?
If you'll hold 5+ years and don't overpay.
Rental yield
gross, on this project
Priced vs nearby
priced under the walkable neighbours.
Independent research, not advice. A fair price still isn’t automatically a good buy — the call is always yours.
Pick your exact unit — then check your price
Your unit’s exact size
Every real size that has sold here (URA caveats). Pick yours — or the closest.
What 1,184 sqft (4-bed) units go for here
The price they’re asking
Type the price they’re quoting — we’ll judge it against what this exact size really sold for. No opinion until you do.
Recent 1,184 sqft sales
What it rents for — and if that works
The rent you’d get
The price to fight for — and the endgame
No agent, no listing, no one paying us — so we’ll say it plainly, whichever side of the table you’re on, for the size you picked.
If you’re buying
≤ $2.12M
Aim at the middle or below. A patient buyer has been getting closer to $2.05M.
If you’re selling
~$2.21M
List at the top of fair; realistic close is $2.12M–$2.15M unless it’s a high floor.
Why no rush either way: Seller’s Stamp Duty means a buyer can’t sell penalty-free for ~4 years — so you’re holding regardless. That’s your leverage to negotiate down now, not overpay.
The reality check — does the gain even make sense?
Our blunt read: ~$1.75M over 10 years at this project’s own pace. It works — but forward from a cycle top, treat it as a maybe, not a promise. This is our own POV, not a forecast — the pace is the project’s own (~6.2%/yr), and past pace never promises the future.
Built from URA transactions for Queens — an opinion to decide and negotiate with, never a valuation and never financial advice.
If you’re buying — the outlook
Queens
Rest of Central Region (RCR) · District 03 · ~$1,806 psf · 3.3% yield
Prices are near the top of the cycle, and the government is still cooling it — but cheap loans, steady immigration and rising rents are holding them up. For Queens, its own prices have been flat lately. Over a 4-year hold, expect modest growth — not a big jump.
On balance, the wind is leaning to your favour.
What it means for you: At ~$1,806 psf, Queens is priced below similar new projects nearby — good value against its peers. Its own prices are still climbing (~6.2%/yr over ~5 years). The real watch-out: about 2,137 brand-new units come up for sale in this district by 2029 — direct competition for when you sell. Buying near the top of the cycle just as that lands can cap your gains. So — use the incoming supply as your reason to negotiate the price down now, don't overpay, and plan to hold past the 4-year stamp-duty window before selling.
The signals behind it
Dots show how much weight each one carries.
Holds prices back
Prices are near the top — up 33% in 5 years, well above the 4.6%/year long-run pace. Less room left to climb.
About neutral
Queens's own prices have gone flat over the latest year.
About neutral
The city fringe (RCR) sits in the middle of the three areas on long-run growth.
Holds prices back
The government is still cooling the market — the latest was SSD back to 4 years at 16/12/8/4% (2025). That caps how fast prices can run.
Supports prices
Loan rates are cheap right now (~1.08%) and falling. Easy to carry — which supports prices, but also means more buyers competing with you.
Supports prices
Against salaries, prices aren't expensive by past standards — people can still afford to buy.
Supports prices
Lots of new people keep moving to Singapore (non-residents up ~16% over 5 years) — steady demand for homes and rentals.
Holds prices back
About 2,137 new units are still unsold in this district, with the first big batch finishing around 2029 — plenty of fresh supply that can hold prices and rents back.
Supports prices
New launches in this district are selling well — 4 recent ones are around 98% sold, so buyer demand here is healthy right now.
Holds prices back · small effect
The government keeps releasing a lot of new land (~9,200 units this half-year) — more future supply that can weigh on prices years down the road.
Holds prices back · small effect
Foreign buyers are almost gone since the 60% tax (~1.4% of buyers) — a small drag on the city fringe.
Supports prices
Rents at Queens are up ~3% over the last couple of years — good if you're renting it out.
Supports prices · small effect
There's more CPF money sitting ready to put toward a home than a few years back — a small support in the background.
Supports prices · small effect
The economy is growing (5% last year) and jobs are steady (1.9% unemployment) — no alarm bells.
Supports prices · small effect
Building costs are high (up ~39% since 2010) and still creeping up — developers can't build cheap, which puts a floor under new-launch prices.
Built from real public data (URA price index back to 1975, plus rates, immigration, rents, the economy). It prepares you — it never promises a price.
How far could it go — and when?
Is the price high? ~$1,806 psf is ~36% below similar nearby projects (~$2,805). good value
(The whole city fringe average is ~$1,830 psf — but that lumps in older stock, so we compare like with like, not against that.)
What’s realistic here? Its own record and its real neighbours — not the market.
Queens has grown ~6.2%/yr over ~5 years. Similar nearby: Zyon Grand 9.2%, Avenue South Residence -1.8%, Penrith 5.6%, Stirling Residences 5.5%, Promenade Peak 4.5% — a -1.8–9.2%/yr spread (most around 5.5%).
You can’t sell for ~4 years without a penalty. Seller’s Stamp Duty is 16/12/8/4% in years 1–4, then 0% — so the honest question is what happens from year 4 on.
What price per sqft are you hoping to sell at one day?
Our own read, not financial advice. We don’t predict a price — we show what your target would need, and when, against what this project and its real neighbours have actually done.
Median price
$1,860,000
2021–2026 (URA)
Appreciation
6.2%/yr
median trend
Gross yield
3.3%
~$5/psf rent
Lease
~71 yrs left
leasehold
Queens median price per sqft, by year
Median PSF of actual URA transactions each year, with year-on-year change.
Does Queens fit your budget?
GrowKaki models the real take-home — net of stamp duty, agent fee, mortgage interest and CPF — for the exact unit your budget reaches, then hands you to an agent when you’re ready.
Plan your purchase →Units for sale at Queens
Questions people ask about Queens
Is Queens freehold or leasehold?
Queens is on a 99-year lease that began in 1998, so about 71 years remain. It sits in District 03 (Rest of Central Region (RCR)).
How much does Queens cost per square foot?
Recent transactions at Queens are around $1,806 psf. Across its record, transacted prices range from $1,300,000 to $2,738,800.
Which primary schools are near Queens?
Within 1 km (top Primary 1 priority): Queenstown Primary School (0.34 km). Within 1–2 km: New Town Primary School, Gan Eng Seng Primary School, Blangah Rise Primary School. Distances are straight-line — the basis MOE uses for P1 priority.
Which MRT station is nearest Queens?
The nearest MRT is Queenstown MRT, about 260 m away (straight-line).
Has Queens gone up in value?
Across 95 URA-recorded transactions (2021–2026), prices at Queens have moved about 6.2% a year on average, with a gross rental yield near 3.3%. That is a past record, not a forecast.
What condos are comparable to Queens?
Within a short walk: Alexis, Queens Peak, Stirling Residences, Commonwealth Towers, The Anchorage. These are the honest yardstick for its price and growth — closer and more alike than any whole-market average.
Is Queens a good buy?
Queens sits in Rest of Central Region (RCR). Whether it is right for you depends on your budget, purpose and holding period — GrowKaki models the net take-home after stamp duty, agent fee and CPF. This is independent research, not advice, and a fair price is not automatically a good buy.