Queens

89 filed transactions · District 03 · RCR

Median, per square foot
1,603 psf
Observed range
$1,161 — $2,010 psf
S$1,880k median price

99 yrs lease commencing from 1998 · 89 filed transactions

▲ 12.9% vs 12 months ago
S$1,880k
Median price
89
Filed transactions
53%
Spread, low to high

URA Data Service — PMI_Resi_Transaction · 2021-09 to 2026-09 · accessed 2026-09-10

Which of these are you

I’m considering buying this
I own this

Median price by month24 months with a sale

Nov '23 · S$1,988kJun '26 · S$1,584k

The transactions behind those figures20 of 89

Nothing modelled — these are the filed sales.

85 sqm · floor 11-15Condominium · Resale · 2026-06
S$1,584,000$1731 psf
110 sqm · floor 06-10Condominium · Resale · 2026-05
S$2,000,000$1689 psf
110 sqm · floor 16-20Condominium · Resale · 2026-05
S$2,330,000$1968 psf
110 sqm · floor 21-25Condominium · Resale · 2026-02
S$2,328,000$1966 psf
110 sqm · floor 16-20Condominium · Resale · 2026-01
S$2,138,000$1806 psf
110 sqm · floor 26-30Condominium · Resale · 2025-12
S$2,380,000$2010 psf
110 sqm · floor 26-30Condominium · Resale · 2025-10
S$2,280,000$1926 psf
85 sqm · floor 06-10Condominium · Resale · 2025-09
S$1,580,000$1727 psf
Why a range, not one number. Valuation tools routinely disagree by S$15,000–S$80,000 on the same home, because none can see your floor, facing, renovation or lease. The spread above is the real one — the cheapest and dearest psf actually filed here over the period. Where your unit sits inside it depends on the things the data cannot see.
Contains information from HDB Resale Flat Prices (data.gov.sg) accessed on 2026-09-10 from data.gov.sg, made available under the Singapore Open Data Licence v1.0Contains information from URA Data Service — PMI_Resi_Transaction accessed on 2026-09-10, made available under the Singapore Open Data Licence v1.0

What the floor is worth

This project+18.6%

Floors 16+ against floors 1–5, Queens only. Median S$1,638 psf up top from 59 sales, S$1,381 psf low down from 8.

District 03, typical project+11.9%

Middle of 14 projects in District 03 that clear the bar — half fall between +5.9% and +15.7%. 2 came out negative — high floors sold for less in 2 of them.

Every band in District 03, for reference. This pools all buildings in the town, so it carries the estates as well as the storeys — a town whose tall blocks are its newest ones will show a steeper climb than height alone buys. The two figures above are the ones that hold a building constant.

StoreysMedian psfFiled sales
01-05S$1,865317
06-10S$1,985382
11-15S$2,013338
16-20S$2,141313
21-25S$2,214261
26-30S$2,352221
31-35S$2,334192
36-40S$2,355178
41-45S$2,21296
46-50S$3,26620
51-55S$3,33120
56-60S$3,43920

URA Data Service — PMI_Resi_Transaction · accessed 2026-09-10T21:15:39.110Z. Storey bands are the source's own — no floor number is inferred from them. A premium is a median of filed transactions, not a valuation of any home.

What's around

Straight-line distance from the building — the walk is longer, and how much longer depends on what is in the way.

Nearest station
Queenstown
151m
Primary schools within 1km
2
nearest 357m
Primary schools · straight-line distance
  • Queenstown Primary School357m
  • New Town Primary School964m on the 1km line
2 more between 1km and 2km
  • Gan Eng Seng Primary School1.4km
  • Blangah Rise Primary School1.9km
A band is priority, not a place — and this is an indication, not MOE's answer. MOE measures home to school in a straight line, which is what is measured here. But it measures to the school's land boundary and this measures to the school's single registered coordinate, so a large campus reads as further away than MOE would find it. It also measures from the address on your child's registration, not from the block. A school near the line can fall either side of it once MOE measures it, and an oversubscribed school still ballots within a band. For the official category for a specific address, use OneMap's SchoolQuery.
Stations
  • Queenstown151m
  • Commonwealth1.3km
  • Redhill1.3km
Also nearby
  • Hawker centreMei Chin Road Blk 159 (Mei Chin Road Market)308m
  • Other schoolsQueenstown Secondary School839m

Coordinates from OneMap, © Singapore Land Authority. Distances are straight-line.
Station exit locations — LTA (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
School addresses — MOE School Directory and Information (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
Hawker centre locations — NEA (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.

What has sold nearby300m

6projects within 300m
$1,870–$2,384the middle half, per sq ft
$2,168median of those sales

From 70 filed sales — the 20 most recent at each project, which is all this index keeps. 3 of them are at that limit, so they have sold more than is counted here.

ProjectAwayFiledFloorSizePSF
Stirling Residences105m2026-0811-1559 sqm$2,393
Stirling Residences105m2026-0836-4047 sqm$2,447
Stirling Residences105m2026-0811-1598 sqm$2,653
Stirling Residences105m2026-0806-1071 sqm$2,486
Stirling Residences105m2026-0821-2563 sqm$2,625
Queens Peak212m2026-0811-1545 sqm$2,137
Queens Peak212m2026-0821-2545 sqm$2,168
Alexis265m2026-0801-0580 sqm$1,219
Stirling Residences105m2026-0721-2563 sqm$2,654
Stirling Residences105m2026-0721-2559 sqm$2,449
Stirling Residences105m2026-0736-4078 sqm$1,965
Stirling Residences105m2026-0706-1083 sqm$2,686
Stirling Residences105m2026-0731-3561 sqm$2,345
Stirling Residences105m2026-0721-2558 sqm$2,448
Stirling Residences105m2026-0736-4047 sqm$2,449

The 15 most recent are listed, out of 70 in the index at this radius. The floor band is what URA and HDB publish; neither feed carries a unit number.

The afternoon sun, and what is approved in it247°–293°

NESW

Seen from here, the sun sets at 247° (WSW) in December and 293° (WNW) in June — a swing of 47° across the year. A window on one of those bearings takes the low sun for part of the year and none of it for the rest.

Today the sun drops below 15° at 06:04 pm and sets at 07:00 pm, arriving from 273° (W). Above that angle it is over the roof rather than through the window; near the equator the midday sun is almost overhead, which is why this is only ever about the last hour.

Nothing published says which way a unit points — not URA, not HDB. You are the one standing in it, or holding the plan. If the floor plan carries a north arrow, the plan reader will read it off and say so when it cannot.

1 permitted planning decision sits on those bearings within 400m. What it means depends entirely on which:

ApprovedAwayBearingHeightWhat
2026-01-28339m275° W47 storeysQueenstown stirling c33 proposed public housing development comprising 3 blocks of 35/39, 36/40 & 43/47-storey residen…
This does not tell you whether anything is blocked. A shadow needs the height and footprint of every building between you and the sun, and no public dataset here carries them — so none is drawn. What is above is the bearing the sun arrives on, which is astronomy, and what has been permitted along it, which is a filed decision with a reference number. Joining the two is yours. Bearings and distances are straight-line. A decision is permission to build, not a building: some are never started, and heights come from URA’s own wording, which states one about four times in five.

The land under Queens

HDB put this parcel out to tender and names Queens as what was built on it. Everything below is from that tender: the dates, the winning price, and the 5 bids that came in.

  1. Tender launched19 Sep 1996
  2. Tender closed6 Nov 19975 bids received
  3. Awarded18 Nov 1997Allgreen Properties Ltd/Hoe Seng Co (Pte) Ltd
  4. Winning tenderS$223,000,000HDB publishes no gross floor area for this site, so a rate per square foot cannot be worked out from what is published
Parcel
Queenstown S2 Commonwealth Avenue
Site area
21,905 sq m
Lease
99 yrs
Plot ratio
4
Gross floor area
Not published
Sold as
Condominium
Every bid — all 5, as HDB published them
Ranked by amount. The gap column is each bid measured against the winning one — subtraction, not a judgement about whether anyone bid well.
#TendererBidBehind the winner
1Allgreen Properties Ltd / Hoe Seng Co (Pte) LtdS$223,000,000—
2Erishi Holdings Private LimitedS$217,880,000S$5,120,000 · 2.3%
3Chancery Properties Private LimitedS$200,088,000S$22,912,000 · 10.3%
4Centrepoint Properties Ltd & Lum Chang Holdings LtdS$198,060,000S$24,940,000 · 11.2%
5DBS Realty (Private) LimitedS$188,800,000S$34,200,000 · 15.3%

What the land cost and what a unit sells for are not two ends of one sum. Between them sit construction over a multi-year build, financing, the development charge, marketing and agent commissions, GST, and the cost of holding unsold units. None of those is published for a named project, so this site does not estimate a developer’s cost or margin and no figure here should be read as one.

Source: HDB — Sites Sold by HDB · tender awarded 18 Nov 1997 · transcribed from HDB’s published tables on 2026-08-31 · prices are nominal and are not adjusted for inflation. HDB names the development on this row as “Queens”. This parcel, from tender to today · Every land sale

Where the money actually goes

Drag the sale price. Everything moves.

Cash
Loan
CPF principal
CPF interest
Fees
Sale price · S$1,880,000
Outstanding loan
CPF principal used
Years held
Agent fee %
Sale priceS$1,880,000
Outstanding loan−S$180,000
CPF principal refundBack into your CPF, not lost−S$150,000
CPF accrued interestCPF OA rate, compounded over 12 years−S$52,416
Agent fee (2% + GST) and legal−S$43,784
Cash in handS$1,453,800
S$202,416 returns to your CPF, not your pocket — still yours, and it can fund the next purchase. The accrued interest alone is S$52,416, and it grows every year you hold. HDB concessionary loan interest is 2.6% p.a.; CPF Ordinary Account accrues at 2.5%.

Look up somewhere else

Any HDB block or private project in Singapore.