Resale Project Scorecard
Queens
D03 · Alexandra, Queenstown · 99-year leasehold · completed 2002 · 722 units
Grade A, 6.55 out of 10, the 23rd highest score among 39 resale condos in District 3.
How to read this grade. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation.
TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. Read the evidence →
- Lease left, about
- 71 yrs
- Resales, 12 months to Oct 2026
- 7
- To Queenstown MRT
- 180 m
3D model: block outlines © OpenStreetMap contributors, roof heights from OneMap 3D (SLA)
Queens Score
- A
- Grade
- Score out of 10
- 6.55
- Highest score among 39 resale condos in District 3
- 23rd
Strong project with clear strengths. Standout strengths: MRT access, project size. Key weaknesses: future transformation.
Project's Historical Performance25%5/10
Avg Ann. of +3.39% — near-median performance within its 2002-era cohort (46th percentile).
The district median is 6/10.
Primary School Effect20%5/10
1 primary school within 1km (Queenstown Primary School, 0.32km away). Adequate but narrow school optionality.
The district median is 7/10.
- Queenstown Primary School
Within 1km on OneMap's School Query for at least one block, the measure MOE uses for Primary 1. Check your block's postal code on OneMap School Query →
Project Size16%10/10
722 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover.
The district median is 8/10.
MRT Proximity13%10/10
180 m from Queenstown MRT (EW19) — direct, walk-in MRT access. Strong commuter appeal.
The district median is 9/10.
Rental Yield10%5/10
Rental yield of 3.47% — above-average income return.
The district median is 5/10.
Tenure10%7/10
99YR tenure — about 71 years remaining; some long-term decay exposure but not imminent.
The district median is 8/10.
Future Transformation6%3/10
Limited future-catalyst exposure — nearest is Greater Southern Waterfront – Telok Blangah precinct at 2.53km, far enough that the impact on this project is modest.
The district median is 3/10.
Scores updated October 2026. On the map →
See every stack in 3D: facing, view, sun and floor plan →Why Queens scores 6.55
Queens scores 6.55 out of 10 on the TRIBE Resale Project Scorecard, Grade A, ranking 684th of 2,350 resale condos scored in Singapore and 23rd of 39 in District 3 (Alexandra, Queenstown). Its strongest factors are Project Size (10/10) and MRT Proximity (10/10); its weakest is Future Transformation (3/10).
| Factor | This condoQueens | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 5/10 | 6/10 | −0.25 | 18% of district |
| Primary School Effect20% | 5/10 | 7/10 | −0.40 | 8% of district |
| Project Size16% | 10/10 | 8/10 | +0.32 | 84% of district |
| MRT Proximity13% | 10/10 | 9/10 | +0.13 | 63% of district |
| Rental Yield10% | 5/10 | 5/10 | ±0.00 | 34% of district |
| Tenure10% | 7/10 | 8/10 | −0.10 | 16% of district |
| Future Transformation6% | 3/10 | 3/10 | ±0.00 | 3% of district |
Medians are across the 39 scored resale projects in District 3 (Alexandra, Queenstown). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between Queens and a median-profile project (6.83). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.
Queens Prices
By unit type at Queens
| Unit type | Size | Sold for | Median PSF | Sales |
|---|---|---|---|---|
| 3-bedroom1,184 sq ft | 1,184 sq ft | $2.00M to $2.38M | $1,949 psf | 6 |
Past transactions at Queens
82 resales, Nov 2021 to Oct 2026 · median $1,647 psf · $1,360,000 to $2,738,800 · all 82 sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 16 Jun 2026 | 16 Stirling Road | 15 | #15-18182BR · Blk 16 | 2BR | 915 | $1,731 | $1,584,000 | Resale |
| 13 May 2026 | 12 Stirling Road | 20 | #20-13133BR · Blk 12 | 3BR | 1,184 | $1,968 | $2,330,000 | Resale |
| 8 May 2026 | 10 Stirling Road | 7 | #07-04043BR · Blk 10 | 3BR | 1,184 | $1,689 | $2,000,000 | Resale |
| 10 Feb 2026 | 12 Stirling Road | 33 | #33-13133BR · Blk 12 | 3BR | 1,184 | $1,932 | $2,288,000 | Resale |
| 2 Feb 2026 | 16 Stirling Road | 24 | #24-19193BR · Blk 16 | 3BR | 1,184 | $1,966 | $2,328,000 | Resale |
| 29 Jan 2026 | 10 Stirling Road | 16 | #16-06063BR · Blk 10 | 3BR | 1,184 | $1,806 | $2,138,000 | Resale |
| 10 Dec 2025 | 12 Stirling Road | 30 | #30-10103BR · Blk 12 | 3BR | 1,184 | $2,010 | $2,380,000 | Resale |
| 6 Oct 2025 | 16 Stirling Road | 27 | #27-19193BR · Blk 16 | 3BR | 1,184 | $1,926 | $2,280,000 | Resale |
| 29 Sep 2025 | 12 Stirling Road | 15 | #15-09094BR · Blk 12 | 4BR | 1,410 | $1,723 | $2,430,000 | Resale |
| 23 Sep 2025 | 10 Stirling Road | 6 | #06-05052BR · Blk 10 | 2BR | 915 | $1,727 | $1,580,000 | Resale |
Show as a table
| Period | Sales | Median PSF | D3 |
|---|---|---|---|
| Nov 2021 – Jan 2022 | 3 | $1,383 psf | $1,818 psf |
| Feb–Apr 2022 | 5 | $1,478 psf | $1,937 psf |
| May–Jul 2022 | 9 | $1,461 psf | $1,928 psf |
| Aug–Oct 2022 | 2 | $1,474 psf | $2,009 psf |
| Nov 2022 – Jan 2023 | 4 | $1,474 psf | $2,010 psf |
| Feb–Apr 2023 | 8 | $1,536 psf | $2,013 psf |
| May–Jul 2023 | 2 | $1,507 psf | $2,033 psf |
| Aug–Oct 2023 | 5 | $1,638 psf | $2,179 psf |
| Nov 2023 – Jan 2024 | 4 | $1,668 psf | $2,132 psf |
| Feb–Apr 2024 | 7 | $1,699 psf | $2,180 psf |
| May–Jul 2024 | 5 | $1,757 psf | $2,206 psf |
| Aug–Oct 2024 | 4 | $1,754 psf | $2,190 psf |
| Nov 2024 – Jan 2025 | 4 | $1,667 psf | $2,171 psf |
| Feb–Apr 2025 | 4 | $1,775 psf | $2,227 psf |
| May–Jul 2025 | 5 | $1,807 psf | $2,182 psf |
| Aug–Oct 2025 | 4 | $1,785 psf | $2,252 psf |
| Nov 2025 – Jan 2026 | 2 | $1,908 psf | $2,227 psf |
| Feb–Apr 2026 | 2 | $1,949 psf | $2,253 psf |
| May–Jul 2026 | 3 | $1,731 psf | $2,295 psf |
| Aug–Oct 2026 | — | — | $2,250 psf |
A quarter is plotted from two sales up; the district line from ten.
Sellers here made a median +3.7% a year, ranked 11 of 26 in D03 and 273 of 715 condos. See the most profitable condos in D03 →
URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →
Queens Rent
- Median rent a month
- $4,700 to $7,150
- Gross yield
- 3.0%
- Rental contracts
- 127
| Unit type | Median rent | Most rents | Gross yield | LetsContracts |
|---|---|---|---|---|
| 2-bedroom | $4,700 | $4,500 to $4,800 | — | 19 |
| 3-bedroom | $5,800 | $5,600 to $6,100 | 3.0% | 94 |
| 4-bedroom | $7,150 | $6,710 to $7,450 | — | 14 |
Rental contracts at Queens
127 contracts, Sep 2025 to Aug 2026 · median $5,800 a month · $4,500 to $10,500
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Aug 2026 | 2BR | 900 to 1,000 sq ft | $4,500 |
| Aug 2026 | 2BR | 900 to 1,000 sq ft | $5,000 |
| Aug 2026 | 3BR | 1,100 to 1,200 sq ft | $5,400 |
| Aug 2026 | 3BR | 1,100 to 1,200 sq ft | $5,500 |
| Aug 2026 | 3BR | 1,100 to 1,200 sq ft | $5,600 |
| Aug 2026 | 3BR | 1,100 to 1,200 sq ft | $5,600 |
| Aug 2026 | 3BR | 1,100 to 1,200 sq ft | $5,800 |
| Aug 2026 | 3BR | 1,100 to 1,200 sq ft | $5,900 |
| Aug 2026 | 3BR | 1,100 to 1,200 sq ft | $6,000 |
| Aug 2026 | 3BR | 1,100 to 1,200 sq ft | $6,000 |
URA rental contracts. The table above is the 12 months to August 2026. Yield is gross. URA publishes no unit number for a letting.
Queens By stack
- Highest, stack 10
- $1,752 psf
- Lowest, stack 03
- $1,448 psf
- Stacks with 2+ resales
- 18
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 01 | $1,517 psf | 1,195 sq ft | Levels 2 to 23 | 4 |
| 02 | $1,698 psf | 1,195 sq ft | Levels 16 to 25 | 2 |
| 03 | $1,448 psf | 1,195 sq ft | Levels 1 to 25 | 6 |
| 04 | $1,584 psf | 1,184 sq ft | Levels 7 to 28 | 6 |
| 05 | $1,711 psf | 915 sq ft | Levels 6 to 26 | 2 |
| 06 | $1,670 psf | 1,238 sq ft | Levels 6 to 16 | 2 |
| 07 | $1,607 psf | 1,195 sq ft | Levels 7 to 37 | 2 |
| 09 | $1,742 psf | 1,410 sq ft | Levels 15 to 35 | 6 |
Show the other 10 stacks
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 10 | $1,752 psf | 1,184 sq ft | Levels 11 to 30 | 4 |
| 11 | $1,706 psf | 1,184 sq ft | Levels 8 to 34 | 3 |
| 12 | $1,516 psf | 1,184 sq ft | Levels 14 to 33 | 4 |
| 13 | $1,689 psf | 1,184 sq ft | Levels 3 to 33 | 7 |
| 14 | $1,607 psf | 1,195 sq ft | Levels 3 to 25 | 2 |
| 15 | $1,515 psf | 1,195 sq ft | Levels 4 to 34 | 5 |
| 16 | $1,727 psf | 1,195 sq ft | Levels 1 to 37 | 6 |
| 18 | $1,672 psf | 915 sq ft | Levels 12 to 38 | 5 |
| 19 | $1,706 psf | 1,184 sq ft | Levels 8 to 38 | 9 |
| 20 | $1,664 psf | 1,195 sq ft | Levels 23 to 35 | 3 |
Where each stack sits, what it faces and its floor plan, in 3D →
URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →
Queens Floor plans
10 layouts from the developer. Tap a plan to open it.
Compare two layouts side by side →Which stacks have each layout, in 3D →
2-Bedroom2 plans · 914 to 1,195 sq ft
3-Bedroom6 plans · 1,184 to 1,636 sq ft
4-Bedroom2 plans · 2,206 to 2,723 sq ft
Floor plans: Queenstown Peak Pte Ltd, Queens floor plans (whole storey plans of each tower; find your home by its unit number). Developer's plans, not drawn to scale. Sizes as printed on the plans.
Queens Site plan
Every block in 3D, with the sun on each home →
Site plan: Queenstown Peak Pte Ltd, Queens floor plans (key plan on every page; towers 10, 12 and 16 Stirling Road). Developer's illustration, not drawn to scale.
Queens Notes
How these numbers are worked out
- Grade A places Queens in a relative band under the current seven-factor formula. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation. TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. Two units can still be very different buys: the asking price, stack, floor, facing and condition decide the outcome.
- PSF against the district: $1,932 psf at Queens against $2,254 psf across District 3, medians over 12 months.
- MRT distance is a straight line on the map; the walking route is longer.
- Prices: aggregates of URA REALIS resale caveats, data to October 2026 (Nov 2025 – Oct 2026; the year before is Nov 2024 – Oct 2025, median $1,741 psf). A specific unit's value depends on floor, size, facing and condition.
- By unit type: a price range is shown from three sales up; with two, the figure is the median. Unit types with one sale, and sales with no bedroom count on record, are left out.
- Past transactions: every resale and sub-sale caveat lodged with URA from Nov 2021 to Oct 2026, newest first; a unit is its storey and stack (#07-18). Typing a unit or a stack lists its sales across the whole span. Profit is the sale price less the seller's own purchase price as the caveats pair them, before stamp duties, fees and loan interest; the gain a year is compounded and shown from one year held. The trend line is the median from two sales up per month, quarter or half-year, the district line from ten. 10Y appears once the dataset runs that far back.
- Rent: aggregates of URA rental contracts, Sep 2025 – Aug 2026, for unit types with three contracts or more; the contract list under the table carries every letting on file, including those with no bedroom count, and URA publishes no unit number for a letting. "Most rents" is the middle half of contracts, shown from five up. Gross yield is a year of the median rent over the median resale price of the same unit type (12 months to October 2026, two sales or more), before maintenance fees, property tax, agent fees, vacancy and mortgage interest.
- By stack: resales from 2022 to Oct 2026, medians per stack. A stack is the last two digits of the unit number, so #05-37 and #08-37 are both stack 37. Stacks with one sale (1 here) are left out, and prices moved over the period, so read a gap between two stacks as a lead to check, not a rule.
- Factor bars: the black mark on each bar is the district median.
- Score: seven weighted factors. Methodology published.
What the score cannot tell you
- RPS scores the project, not a unit. Floor, stack, facing, renovation and the asking price are outside the score. In the 12 months to October 2026, the 7 resale caveats at Queens ranged from $1,689 psf to $2,010 psf: that spread is unit-level variation the score cannot see.
- Historical Performance is a percentile among projects of similar vintage (completed around 2002, within a year or so, widened when the cohort is small). A high score is strong for its age group, not against the whole market.
- The nearest MRT is Queenstown MRT (EW19), 180 m in a straight line. The walking route is usually longer, and bus links are not scored.
- Primary School Effect counts the one primary school within 1 km on OneMap's School Query (the school's land boundary to the block's building outline, the measure MOE uses for P1), weighted by recent P1 ballot demand. A school counts when any block is within 1 km, so confirm your own block's postal code before relying on it.
- Scores updated October 2026; transactions to October 2026. Nothing on this page is a valuation or advice on a specific unit.
- Facing decides a unit's morning or afternoon sun, and it varies stack by stack. See the sun path at Queens for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.