RPS · Resale Project Scorecard
The Sterling — Grade A
RPS score 7.30/10 · D21 · Clementi Park, Upper Bukit Timah · 232 units · scored across 7 weighted factors — methodology published.
FH · YHS MANUFACTURING PTE LTD · TOP 2000
Strong project with clear strengths. Standout strengths: MRT access, tenure. Key weaknesses: future transformation, total returns.
Factor breakdown
- Project's Historical Performance25% weight
- 6/10
- Primary School Effect20% weight
- 9/10
- Project Size16% weight
- 8/10
- MRT Proximity13% weight
- 10/10
- Rental Yield10% weight
- 2/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 4/10
Avg Ann. of +3.33% — near-median performance within its 2000-era cohort (50th percentile).
2 primary schools within 1km (nearest: METHODIST GIRLS' SCHOOL (PRIMARY) at 0.31km). Exceptional school catchment — strong appeal for families with young children.
232 units — good project size supporting active resale market and adequate facilities.
140m from King Albert Park Mrt Stn (DT6) — direct, walk-in MRT access. Strong commuter appeal.
Rental yield of 2.29% — weak income return.
Freehold tenure — no lease decay concerns, preserves long-term value.
Limited future-catalyst exposure — nearest is Beauty World integrated transport hub at 0.90km, far enough that the impact on this project is modest.
Primary schools within 1km: Methodist Girls' School (Primary), PEI HWA Presbyterian Primary School.
The verdict· Scores updated September 2026
The Sterling scores 7.30 out of 10 on the TRIBE Resale Project Scorecard, Grade A, ranking 232nd of 2,357 resale condos scored in Singapore and 11th of 74 in District 21 (Clementi Park, Upper Bukit Timah). Its strongest factors are MRT Proximity (10/10) and Tenure (10/10); its weakest is Rental Yield (2/10). Strong project with clear strengths. Standout strengths: MRT access, tenure. Key weaknesses: future transformation, total returns.
See all 74 scored condos in District 21 (Clementi Park, Upper Bukit Timah) →
RPS · Resale Project Scorecard
Recent resale transactions at The Sterling
12 months to September 2026 (Oct 2025 – Sep 2026): 4 resale transactions, median $2,350 psf, median price $3.61M. Median PSF is up 4.4% on the previous 12 months (Oct 2024 – Sep 2025, $2,250 psf).
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 1 | $2,284 psf | $4.45M |
| Jan–Mar 2026 | 1 | $2,319 psf | $3.57M |
| Apr–Jun 2026 | 1 | $2,422 psf | $3.65M |
| Jul–Sep 2026 | 1 | $2,380 psf | $3.10M |
| 12-month total | 4 | $2,350 psf | $3.61M |
Aggregates of URA REALIS resale caveats (data to September 2026). A specific unit's value depends on floor, size, facing and condition — for a unit-level read, use the Resale Price Check.
The Sterling: frequently asked questions
Answers generated from the scorecard data — RPS rank 232nd of 2,357, scores updated September 2026.
- Is The Sterling a good buy in 2026?
- The Sterling scores 7.30/10 on the TRIBE Resale Project Scorecard (Grade A), which places it 232nd of 2,357 Singapore resale condos and 11th of 74 in District 21 (Clementi Park, Upper Bukit Timah). Strong project with clear strengths. Standout strengths: MRT access, tenure. Key weaknesses: future transformation, total returns. RPS scores project-level demand fundamentals — not a specific unit or its asking price — so read the grade as a screen: it tells you whether the drivers of resale demand are present, and the price you pay still decides the outcome.
- What is the average PSF at The Sterling?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 4 resale transactions at The Sterling, at a median of $2,350 psf and a median price of $3.61M (range $2,284 psf to $2,422 psf). The median PSF is up 4.4% on the previous 12 months (Oct 2024 – Sep 2025, $2,250 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is The Sterling from the nearest MRT station?
- The Sterling is about 140m from King Albert Park MRT (DT6), scoring 10/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does The Sterling compare with Mayfair Gardens?
- Mayfair Gardens is the project scored next to The Sterling on the District 21 ranking: 7.49 (Grade S) against The Sterling's 7.30 (Grade A). The Sterling scores higher on MRT Proximity (10 vs 9) and Tenure (10 vs 9); Mayfair Gardens scores higher on Rental Yield (2 vs 6).
- Which primary schools are within 1km of The Sterling?
- 2 primary schools are within 1km of The Sterling: Methodist Girls' School (Primary), PEI HWA Presbyterian Primary School. 2 primary schools within 1km (nearest: METHODIST GIRLS' SCHOOL (PRIMARY) at 0.31km). Exceptional school catchment — strong appeal for families with young children. The Sterling scores 9/10 on the Primary School Effect factor (20% of the RPS score), which weights each school by its recent P1 ballot demand.
- What is the tenure of The Sterling, and how big is the project?
- The Sterling is freehold, completed in 2000, has 232 units, developed by YHS MANUFACTURING PTE LTD. Freehold tenure — no lease decay concerns, preserves long-term value. 232 units — good project size supporting active resale market and adequate facilities. Tenure carries 10% of the RPS score and Project Size 16%.
Scored either side of The Sterling in Clementi Park, Upper Bukit Timah
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
- Mayfair GardensS7.49
- Signature ParkA7.29
- Bukit RegencyS7.54
- GardenvistaA7.22
- View @ KismisS7.65
- The HillfordA7.17
See all 74 scored projects in Clementi Park, Upper Bukit Timah →
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