Buying an HDB flat is not just about choosing a property. Your eligibility, grant amount, and purchasing options depend largely on the scheme under which you are buying. Many buyers are familiar with grants such as the Enhanced CPF Housing Grant (EHG), Family Grant, and Proximity Housing Grant (PHG). However, fewer realise that these grants […]
Condominium Project Intelligence
THE STERLING
BUKIT TIMAH ROAD
150 mKING ALBERT PARK MRT STATION
$3.61MMedian transacted price
4Transactions in latest 12 months
1,501–2,000 sqftMost popular unit size
Market Snapshot
▼ -18.0%
From 12-Month High
Peak: Dec 2025Based on latest 12 months
▲ +116.0%
From 12-Month Low
Low: Sep 2025Based on latest 12 months
▲ +27.8%
Vs District Median PSF
Above District 21 medianBased on latest 12 months
▲ +30.2%
Vs RCR Median PSF
Above RCR medianBased on latest 12 months
—
12M Turnover Rate
Total units unavailable
Latest 12-month sales
4
Up to latest completed Month
Median transacted price
$3.61M
Latest 12 months
Median PSF
$2,302
Latest 12 months
Typical recorded price range
$2.82M – $3.97M
20th to 80th percentile
Latest transacted price
$3.65M
1,507 sqft · 1 Jun 2026
Historical transaction information is presented for market research and does not constitute a valuation or investment recommendation.
Data Source: Urban Redevelopment Authority (URA)•Data up to: July 2026•Last updated: 3 Aug 2026
Market Trends
Average Price & Transaction Trend
Monthly average transacted price and sales volume from the first available record since 2017.
Average PriceTransactions
Available history: Jul 2021 to Jun 2026
Data Source: Urban Redevelopment Authority (URA)•Data up to: July 2026•Last updated: 3 Aug 2026
Transaction Breakdown (Last 12 Months)
Based on completed transactions from Aug 2025 to Jul 2026.
Most popular unit size1,501–2,000 sqft
Median Sold Size1,523 sqft
Unit Size Distribution
Only size ranges with recorded transactions are shown.
Price Distribution
Recorded transactions grouped into price ranges.
Data Source: Urban Redevelopment Authority (URA)•Data up to: July 2026•Last updated: 3 Aug 2026
Recent Transactions by Unit Size
500 – 780 sqft Average Price Trend
500 – 780 sqft Transaction Volume
500 – 780 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2025-09 | 1 | $1.69M | $1.69M | $1.69M | $2,243 |
500 – 780 sqft Recent Transactions
| Date | Type | Level | Area | PSF | Price |
|---|---|---|---|---|---|
| 2025-09 | Condominium | 01 to 05 | 753 sqft | $2,243 | $1.69M |
1501 – 2000 sqft Average Price Trend
1501 – 2000 sqft Transaction Volume
1501 – 2000 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-06 | 1 | $3.65M | $3.65M | $3.65M | $2,422 |
| 2026-03 | 1 | $3.57M | $3.57M | $3.57M | $2,319 |
| 2025-12 | 1 | $4.45M | $4.45M | $4.45M | $2,284 |
1501 – 2000 sqft Recent Transactions
| Date | Type | Level | Area | PSF | Price |
|---|---|---|---|---|---|
| 2026-06 | Condominium | 01 to 05 | 1,507 sqft | $2,422 | $3.65M |
| 2026-03 | Condominium | 01 to 05 | 1,539 sqft | $2,319 | $3.57M |
| 2025-12 | Condominium | 06 to 10 | 1,948 sqft | $2,284 | $4.45M |
Data Source: Urban Redevelopment Authority (URA)•Data up to: July 2026•Last updated: 3 Aug 2026
Location & Nearby Amenities
Explore THE STERLING and nearby amenities. Distances shown are straight-line estimates from the property.
Master Plan 2025 (approved amendments incorporated)
Please click on the zoning type for a description of the use
Railway
Planning Area Boundary
Plot Ratio Boundary
Underground Road / Structure
Maximum Permissible Plot Ratio
Maximum Permissible White Quantum
Minimum Business (B) Plot Ratio
Conservation Area
Nature Reserve
National Park
Monument
Nearby Amenities
Closest amenities from THE STERLING. Distances are straight-line estimates.
MRT / LRT
- KING ALBERT PARK MRT STATION150 mBLACKMORE DRIVE
- BEAUTY WORLD MRT STATION960 mUPPER BUKIT TIMAH ROAD
- SIXTH AVENUE MRT STATION1.7 kmBUKIT TIMAH ROAD
Primary Schools
- METHODIST GIRLS' SCHOOL (PRIMARY)300 mBLACKMORE DRIVE
- PEI HWA PRESBYTERIAN PRIMARY SCHOOL730 mPEI WAH AVENUE
- BUKIT TIMAH PRIMARY SCHOOL1.8 kmLORONG KISMIS
Secondary Schools
- METHODIST GIRLS' SCHOOL (SECONDARY)370 mBLACKMORE DRIVE
- NANYANG GIRLS' HIGH SCHOOL2.3 kmLINDEN DRIVE
- NATIONAL JUNIOR COLLEGE2.5 kmHILLCREST ROAD
Post-Secondary
- NGEE ANN POLYTECHNIC1.1 kmCLEMENTI ROAD
- NATIONAL JUNIOR COLLEGE2.5 kmHILLCREST ROAD
- HWA CHONG INSTITUTION2.8 kmBUKIT TIMAH ROAD
Hawker Centres
- Bukit Timah Market780 mUpper Bukit Timah Road
- Bukit Timah Interim Hawker Centre and Market980 mJALAN SEH CHUAN
- Clementi Ave 2 Blk 353 (Clementi Ave 2 Market/Cooked Food Centre)2.7 kmClementi Ave 2
Hospitals
- CRAWFURD HOSPITAL3.6 kmADAM ROAD
- JURONG COMMUNITY HOSPITAL4.1 kmJURONG EAST STREET 21
Parks
- HUA GUAN CRESCENT PG300 m
- SIAN TUAN INTERIM PARK500 m
- MAYFAIR PK650 m
Libraries
- Clementi Library3.1 kmCommonwealth Avenue West
Community Clubs
- Bukit Timah CC (Pending U/C)1.3 kmToh Yi Drive
- Clementi CC2.5 kmClementi Avenue 4
Sport Facilities
- Clementi Sport Centre3.4 kmClementi Avenue 3
- Clementi Stadium3.7 kmWest Coast Walk
- Bukit Batok Swimming Complex4.0 kmBukit Batok Street 22
Featured Listings
Properties currently available through Homy, with priority given to listings in THE STERLING.
SELL WITH HOMY
List your THE STERLING here.
This slot has been reserved for your property.
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For Sale 1 / 22 Landed
Skies Miltonia, Rare 5 Bedroom Landed Town House for Sale
$3,880,000
MILTONIA CLOSE99 YearsBuilt 2016
- 5 Bed
- 5 Bath
- 4,537 ft²
- $855 psf
Sold 1 / 9 Condo Hougang
Kingsford Waterbay, 2 Bedroom for Sale
Successfully Sold
UPPER SERANGOON VIEW99 YearsBuilt 2018
- 2 Bed
- 1 Bath
- 657 ft²
- $1,492 psf
Sold 1 / 14 Condo
Emprado Suites, Exclusive Resort Living 3 Bedroom for Sale
Successfully Sold
LORONG N TELOK KURAUFreeholdBuilt 2009
- 3 Bed
- 2 Bath
- 1,055 ft²
- $1,592 psf
Market Position & Nearby Transactions
How THE STERLING compares with District 21 projects and transactions recorded within 1 km over the latest 12 months.
Project Median PSF$2,3024 project sales
District 21 Median PSF$1,801Median across district projects with recorded sales
Difference vs District+27.8%Above district median
Transactions Within 1 km143Recorded in the latest 12 months
Position Within District 21
THE STERLING is more affordable than 17% of District 21 projects with recorded sales.
Lower PSFDistrict medianHigher PSF
71of 86 District 21 projects with recorded sales
District reference range$1,195 – $2,480 psf
Comparable Condos Within 1 km
Up to 20 nearest eligible condominium and EC projects. PSF (M) means median PSF for the latest 12 months.
| Project | Distance | TOP / Age | Units | 12M Sales | PSF (M) |
|---|---|---|---|---|---|
| THE BLOSSOMVALE | 91 m | — | — | 8 | $2,265 |
| CASA ESPERANZA | 145 m | 199234 yrs old | — | 1 | $2,008 |
| MAYFAIR GARDENS | 171 m | 198541 yrs old | — | 10 | $2,104 |
| MAYFAIR MODERN | 211 m | 20233 yrs old | 171 | 10 | $2,249 |
| 1 KING ALBERT PARK | 240 m | 199729 yrs old | — | 5 | $1,922 |
| MAPLEWOODS | 268 m | 199729 yrs old | — | 0 | — |
| JARDIN | 332 m | 201313 yrs old | 140 | 2 | $2,079 |
| GARDENVISTA | 334 m | 200620 yrs old | 318 | 12 | $1,968 |
| HUA GUAN GARDENS | 368 m | — | — | 2 | $3,435 |
| KAP RESIDENCES | 406 m | 20188 yrs old | 142 | 4 | $1,889 |
| THE NEXUS | 481 m | 200719 yrs old | — | 11 | $2,415 |
| FLORIDIAN | 521 m | 201313 yrs old | 336 | 7 | $2,458 |
| BINJAI PARK | 573 m | — | — | 1 | $1,780 |
| SHERWOOD TOWER | 579 m | — | — | 6 | $1,113 |
| THE CASCADIA | 613 m | 201115 yrs old | 536 | 25 | $2,351 |
| THE RESERVE RESIDENCES | 723 m | 20280 yrs old | 732 | 4 | $2,687 |
| SUITES DE LAUREL | 818 m | 201412 yrs old | 72 | 5 | $1,706 |
| SWISS CLUB PARK | 875 m | — | — | 0 | — |
| 8@BT | 884 m | 20270 yrs old | 158 | 27 | $2,670 |
| THE LINQ @ BEAUTY WORLD | 900 m | 20251 yrs old | 120 | 3 | $2,754 |
Nearby Transactions by Unit Size
Transactions from eligible condominium and EC projects within 1 km during the latest 12 months.
<500 sqft Nearby Average Price Trend
<500 sqft Nearby Transaction Volume
<500 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-01 | 1 | $808K | $808K | $808K | $1,706 |
| 2025-09 | 1 | $988K | $988K | $988K | $1,995 |
<500 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| KAP RESIDENCES | Apt | 142 | 1 | $988K | $1,995 |
| SUITES DE LAUREL | Apt | 72 | 1 | $808K | $1,706 |
500–780 sqft Nearby Average Price Trend
500–780 sqft Nearby Transaction Volume
500–780 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-07 | 7 | $1.57M | $1.14M | $2.14M | $2,335 |
| 2026-06 | 3 | $1.54M | $1.28M | $1.78M | $2,570 |
| 2026-04 | 1 | $1.69M | $1.69M | $1.69M | $2,209 |
| 2026-02 | 3 | $1.32M | $1.15M | $1.62M | $2,129 |
| 2025-12 | 1 | $1.04M | $1.04M | $1.04M | $1,693 |
| 2025-11 | 3 | $1.47M | $1.17M | $1.64M | $2,319 |
| 2025-10 | 2 | $1.12M | $1.07M | $1.16M | $1,981 |
| 2025-09 | 1 | $1.17M | $1.17M | $1.17M | $2,088 |
| 2025-08 | 2 | $1.42M | $1M | $1.84M | $2,271 |
500–780 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| MAYFAIR GARDENS | Condo | — | 7 | $1.4M | $2,119 |
| 8@BT | Condo | 158 | 3 | $1.93M | $2,933 |
| SUITES DE LAUREL | Apt | 72 | 3 | $1.07M | $1,790 |
| THE CASCADIA | Condo | 536 | 3 | $1.16M | $1,995 |
| THE LINQ @ BEAUTY WORLD | Apt | 120 | 2 | $1.72M | $2,681 |
| THE RESERVE RESIDENCES | Apt | 732 | 2 | $1.79M | $2,733 |
| KAP RESIDENCES | Apt | 142 | 1 | $1.31M | $1,963 |
| MAYFAIR MODERN | Condo | 171 | 1 | $1.07M | $2,071 |
| THE NEXUS | Condo | — | 1 | $1.25M | $2,037 |
781–1,000 sqft Nearby Average Price Trend
781–1,000 sqft Nearby Transaction Volume
781–1,000 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-07 | 1 | $2.36M | $2.36M | $2.36M | $2,463 |
| 2026-05 | 2 | $1.72M | $1.7M | $1.73M | $1,915 |
| 2026-04 | 6 | $1.74M | $1.28M | $2.02M | $2,034 |
| 2026-02 | 3 | $2.03M | $1.8M | $2.3M | $2,189 |
| 2026-01 | 1 | $1.97M | $1.97M | $1.97M | $2,232 |
| 2025-12 | 2 | $2.43M | $2.17M | $2.68M | $2,495 |
| 2025-11 | 2 | $2.17M | $1.92M | $2.42M | $2,393 |
| 2025-10 | 2 | $2.03M | $1.91M | $2.14M | $2,311 |
| 2025-09 | 1 | $1.55M | $1.55M | $1.55M | $1,778 |
| 2025-08 | 4 | $1.79M | $1.62M | $1.93M | $2,054 |
781–1,000 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| THE CASCADIA | Condo | 536 | 7 | $1.99M | $2,216 |
| MAYFAIR MODERN | Condo | 171 | 6 | $1.94M | $2,232 |
| GARDENVISTA | Condo | 318 | 4 | $1.59M | $1,746 |
| FLORIDIAN | Condo | 336 | 2 | $2.28M | $2,478 |
| 1 KING ALBERT PARK | Condo | — | 1 | $1.8M | $1,922 |
| KAP RESIDENCES | Apt | 142 | 1 | $1.68M | $1,815 |
| MAYFAIR GARDENS | Condo | — | 1 | $1.74M | $2,015 |
| THE BLOSSOMVALE | Condo | — | 1 | $1.92M | $2,287 |
| THE LINQ @ BEAUTY WORLD | Apt | 120 | 1 | $2.68M | $2,798 |
1,001–1,200 sqft Nearby Average Price Trend
1,001–1,200 sqft Nearby Transaction Volume
1,001–1,200 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-07 | 3 | $2.9M | $2.83M | $3M | $2,594 |
| 2026-05 | 4 | $2.57M | $2.28M | $2.83M | $2,495 |
| 2026-04 | 3 | $2.48M | $2.14M | $2.89M | $2,172 |
| 2026-03 | 7 | $2.58M | $2.05M | $3.2M | $2,335 |
| 2026-02 | 3 | $2.79M | $2.35M | $3.19M | $2,459 |
| 2026-01 | 4 | $2.87M | $2.35M | $3.14M | $2,511 |
| 2025-12 | 1 | $3.1M | $3.1M | $3.1M | $2,670 |
| 2025-11 | 5 | $2.75M | $2.39M | $3.21M | $2,386 |
| 2025-10 | 4 | $2.32M | $2.26M | $2.39M | $2,026 |
| 2025-08 | 5 | $2.4M | $1.95M | $2.91M | $2,178 |
1,001–1,200 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| 8@BT | Condo | 158 | 13 | $2.98M | $2,694 |
| GARDENVISTA | Condo | 318 | 7 | $2.32M | $2,020 |
| THE CASCADIA | Condo | 536 | 6 | $2.89M | $2,443 |
| MAYFAIR MODERN | Condo | 171 | 3 | $2.52M | $2,351 |
| THE NEXUS | Condo | — | 3 | $2.37M | $2,259 |
| 1 KING ALBERT PARK | Condo | — | 2 | $2.05M | $1,792 |
| MAYFAIR GARDENS | Condo | — | 2 | $2.35M | $2,197 |
| BINJAI PARK | Apt | — | 1 | $2.05M | $1,780 |
| JARDIN | Condo | 140 | 1 | $2.28M | $2,017 |
| THE BLOSSOMVALE | Condo | — | 1 | $2.25M | $2,224 |
1,201–1,500 sqft Nearby Average Price Trend
1,201–1,500 sqft Nearby Transaction Volume
1,201–1,500 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-07 | 5 | $3.42M | $3.15M | $3.85M | $2,519 |
| 2026-06 | 1 | $2.8M | $2.8M | $2.8M | $2,048 |
| 2026-05 | 3 | $2.89M | $1.8M | $3.55M | $2,174 |
| 2026-04 | 10 | $3.07M | $2.22M | $3.46M | $2,369 |
| 2026-03 | 2 | $3.09M | $2.97M | $3.21M | $2,416 |
| 2026-02 | 2 | $3.05M | $2.79M | $3.31M | $2,267 |
| 2025-12 | 1 | $3.3M | $3.3M | $3.3M | $2,667 |
| 2025-10 | 3 | $2.76M | $1.5M | $3.53M | $2,030 |
| 2025-09 | 3 | $3.35M | $3.2M | $3.59M | $2,372 |
| 2025-08 | 2 | $3.17M | $2.86M | $3.48M | $2,339 |
1,201–1,500 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| 8@BT | Condo | 158 | 8 | $3.3M | $2,627 |
| THE CASCADIA | Condo | 536 | 8 | $3.36M | $2,437 |
| THE NEXUS | Condo | — | 7 | $3.29M | $2,443 |
| THE BLOSSOMVALE | Condo | — | 4 | $3.03M | $2,225 |
| 1 KING ALBERT PARK | Condo | — | 1 | $2.8M | $1,971 |
| GARDENVISTA | Condo | 318 | 1 | $2.79M | $2,074 |
| KAP RESIDENCES | Apt | 142 | 1 | $2.22M | $1,733 |
| SHERWOOD TOWER | Apt | — | 1 | $1.5M | $1,161 |
| SUITES DE LAUREL | Apt | 72 | 1 | $1.8M | $1,327 |
1,501–2,000 sqft Nearby Average Price Trend
1,501–2,000 sqft Nearby Transaction Volume
1,501–2,000 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-06 | 1 | $6.8M | $6.8M | $6.8M | $3,941 |
| 2026-05 | 3 | $3.73M | $3.14M | $4.38M | $2,248 |
| 2026-04 | 1 | $4.1M | $4.1M | $4.1M | $2,396 |
| 2026-02 | 1 | $3.25M | $3.25M | $3.25M | $2,068 |
| 2026-01 | 1 | $4.32M | $4.32M | $4.32M | $2,333 |
| 2025-12 | 4 | $4.05M | $3.76M | $4.18M | $2,454 |
| 2025-11 | 1 | $2.45M | $2.45M | $2.45M | $1,405 |
| 2025-10 | 2 | $3.59M | $1.83M | $5.35M | $1,965 |
| 2025-09 | 4 | $1.76M | $1.7M | $1.88M | $1,102 |
| 2025-08 | 2 | $4.51M | $4.07M | $4.96M | $2,542 |
1,501–2,000 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| SHERWOOD TOWER | Apt | — | 5 | $1.77M | $1,082 |
| FLORIDIAN | Condo | 336 | 4 | $4.43M | $2,506 |
| 8@BT | Condo | 158 | 3 | $4.15M | $2,603 |
| HUA GUAN GARDENS | Terrace House | — | 2 | $6.08M | $3,435 |
| THE BLOSSOMVALE | Condo | — | 2 | $3.68M | $2,232 |
| 1 KING ALBERT PARK | Condo | — | 1 | $3.14M | $1,995 |
| CASA ESPERANZA | Condo | — | 1 | $3.76M | $2,008 |
| JARDIN | Condo | 140 | 1 | $3.69M | $2,140 |
| THE CASCADIA | Condo | 536 | 1 | $2.45M | $1,405 |
2,001–3,000 sqft Nearby Average Price Trend
2,001–3,000 sqft Nearby Transaction Volume
2,001–3,000 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-07 | 1 | $5.25M | $5.25M | $5.25M | $2,227 |
| 2026-03 | 1 | $6.74M | $6.74M | $6.74M | $2,663 |
| 2025-12 | 1 | $6.72M | $6.72M | $6.72M | $2,656 |
2,001–3,000 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| THE RESERVE RESIDENCES | Apt | 732 | 2 | $6.73M | $2,660 |
| FLORIDIAN | Condo | 336 | 1 | $5.25M | $2,227 |
Market Interpretation
THE STERLING recorded only 4 transactions during the latest 12 months. Price movements should therefore be interpreted cautiously because individual sales can materially affect the headline figures.
Its median PSF is approximately 27.8% above the District 21 project median, indicating a premium relative to the wider district market.
Within 1 km, 20 nearby condominiums were identified; 18 recorded at least one sale during the same period. These projects provide additional context where the subject development has limited recent activity.
This is a rules-based interpretation of recorded transactions and nearby project data, not a formal valuation.Project Details
Property type
Condominium
District
District 21 - Upper Bukit Timah / Clementi Park
Market segment
Rest of Central Region
Tenure
Freehold
TOP
2001
Postal code
596288
About THE STERLING
THE STERLING is a condominium in Singapore District 21, completed in 2001 with freehold. It recorded 4 transactions during the latest 12-month period in the database, with a median transacted price of $3.61M and a median of $2,302 psf. The most frequently transacted size range is 1,501–2,000 sqft, representing 75.0% of transactions with recorded floor area. KING ALBERT PARK MRT STATION is approximately 150 m away by straight-line distance. 2 primary schools are located within a 1 km straight-line radius.
Get Property AdviceDisclaimer: The information, charts and statistics on this page are derived from publicly available Urban Redevelopment Authority (URA) transaction records and are provided for general informational purposes only. While every reasonable effort is made to keep the information accurate and up to date, all data, calculations, trends and market insights are estimates and should not be relied upon as the sole basis for financial, investment, legal, valuation or property decisions. Users should independently verify the information and seek professional advice where appropriate.
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Introduction The HDB resale market is one of the most important pillars of Singapore’s property landscape. With more than 80% of the population living in HDB flats, resale transactions are not just common — they are a key part of how Singaporeans upgrade, right-size, and reposition their housing over time. But while many people are […]
Why Your House Is Not Selling — Even With Viewings (Singapore Guide)
Your house is listed… but nothing is happening. Weeks have passed. Viewings came… but no offers. At first, there were a few viewings. Some people walked through, nodded politely, said “we’ll consider”… and then nothing. Or worse — no enquiries at all. If this sounds familiar, you’re not alone. In today’s market, many sellers in […]
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