The Sterling

21 filed transactions · District 21 · RCR

Median, per square foot

2,193 psf

Observed range

$1,539 — $2,422 psf
S$3,100k median price

Freehold · 21 filed transactions

▲ 14.3% vs 12 months ago

S$3,100k

Median price

Filed transactions

40%

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

What it costs on the day, at $3,100,000Loan, downpayment, the cash CPF cannot cover, and both stamp duties
Run six checks before you commitThe asking price, nearby MOP supply, land coming, and what could be built next door
What a higher floor is worth hereMeasured within this building, not across the country
What is within reach of itSchools, stations and shops, at straight-line distance
Put it beside another blockTwo or three side by side, in a link you can send to whoever else is deciding

I own this

Median price by month20 months with a sale

Nov '21 · S$3,780kJul '26 · S$3,100k

The transactions behind those figures20 of 21

Nothing modelled — these are the filed sales.

121 sqm · floor 06-10Condominium · Resale · 2026-07

S$3,100,000$2380 psf

140 sqm · floor 01-05Condominium · Resale · 2026-06

S$3,650,000$2422 psf

143 sqm · floor 01-05Condominium · Resale · 2026-03

S$3,570,000$2319 psf

181 sqm · floor 06-10Condominium · Resale · 2025-12

S$4,450,000$2284 psf

70 sqm · floor 01-05Condominium · Resale · 2025-09

S$1,690,000$2243 psf

141 sqm · floor 06-10Condominium · Resale · 2025-05

S$3,348,000$2206 psf

116 sqm · floor 06-10Condominium · Resale · 2025-05

S$2,980,000$2387 psf

142 sqm · floor 01-05Condominium · Resale · 2025-04

S$3,450,000$2257 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—

Not enough filed sales at both ends of this project to compare it with itself. It needs 3 or more high and 3 or more low. The figure beside this one is the town, not here.

District 21, typical project+8.5%

Middle of 6 projects in District 21 that clear the bar — half fall between +3.5% and +10.7%. 1 came out negative — high floors sold for less in 1 of them.

Every band in District 21, 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.

Storeys	Median psf	Filed sales
01-05	S$1,940	1,526
06-10	S$2,097	997
11-15	S$2,457	382
16-20	S$2,582	276
21-25	S$2,642	185

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

King Albert Park

105m

Primary schools within 1km

nearest 343m

Primary schools · straight-line distance

Methodist Girls' School (Primary)343m
Pei Hwa Presbyterian Primary School715m

1 more between 1km and 2km

Bukit Timah Primary School1.7km

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

King Albert Park105m
Beauty World848m
Sixth Avenue1.7km

Also nearby

Hawker centreBukit Timah Market750m
ParkMayfair PK657m
Other schoolsMethodist Girls' School (Secondary)343m

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.
Park locations — NParks (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.

What has sold nearby300m

Distance from The SterlingStraight-line, not walking — what sits between two points is in no dataset here.

7projects within 300m

$1,995–$2,267the middle half, per sq ft

$2,121median of those sales

From 103 filed sales — the 20 most recent at each project, which is all this index keeps. 4 of them are at that limit, so they have sold more than is counted here.

Project	Away	Filed	Floor	Size	PSF
Mayfair Modern	165m	2026-08	01-05	64 sqm	$2,189
Maple Woods	249m	2026-08	06-10	123 sqm	$2,273
The Blossomvale	135m	2026-07	06-10	126 sqm	$2,323
Mayfair Modern	165m	2026-07	01-05	89 sqm	$2,463
Maple Woods	249m	2026-07	01-05	85 sqm	$2,405
Mayfair Gardens	286m	2026-07	01-05	60 sqm	$1,949
The Blossomvale	135m	2026-06	01-05	127 sqm	$2,048
Mayfair Modern	165m	2026-06	06-10	75 sqm	$2,252
Maple Woods	249m	2026-06	06-10	271 sqm	$1,988
Mayfair Gardens	286m	2026-06	01-05	60 sqm	$1,982
Mayfair Modern	165m	2026-05	06-10	79 sqm	$1,999
1 King Albert Park	221m	2026-05	01-05	146 sqm	$1,995
The Blossomvale	135m	2026-04	06-10	159 sqm	$2,396
Mayfair Modern	165m	2026-04	01-05	75 sqm	$2,230
Mayfair Modern	165m	2026-04	06-10	75 sqm	$2,267
The Blossomvale	135m	2026-03	06-10	123 sqm	$2,243
Mayfair Modern	165m	2026-03	06-10	97 sqm	$2,490
The Blossomvale	135m	2026-02	01-05	146 sqm	$2,068

The 18 most recent are listed, out of 103 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°

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.

Which way does the unit face?

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.

4 permitted planning decisions sit on those bearings within 400m. What it means depends entirely on which:

Approved	Away	Bearing	Height	What
2024-08-22	285m	248° WSW	2 storeys	Proposed erection of a 2-storey envelope control detached dwelling house with an attic and a swimming pool on lot 5567…
2026-07-28	285m	248° WSW	2 storeys	Proposed erection of a 2-storey envelope control detached dwelling house with an attic and a swimming pool
2024-02-08	319m	270° W	2 storeys	Proposed erection of a 2-storey envelope control detached dwelling house with a basement and an attic
2024-02-08	352m	271° W	2 storeys	Proposed erection of a 2-storey envelope control detached dwelling house with a basement, an attic and swimming pool

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.

Where the money actually goes

Drag the sale price. Everything moves.

Cash

Loan

CPF principal

CPF interest

Fees

Sale price · S$3,100,000

Outstanding loan

CPF principal used

Years held

Agent fee %

Sale priceS$3,100,000

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$70,380

Cash in handS$2,647,204

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.