In case you haven’t noticed, the Plus BTO in Queenstown is the priciest among the February 2025 BTO sales launch. You might think that Prime flats, sitting at the top of the hierarchy, would take the crown for the highest price among the three classifications. But this time, Stirling Horizon – a Plus project – has claimed the top spot. What does this mean for buyers? Let’s break down the key details of Stirling Horizon BTO!
Pricing details
Before deciding if this Plus project is worth the price, let’s compare Stirling Horizon with Tanjong Rhu Parc Front, the Prime counterpart in this February launch.
| Project | Subsidy Recovery (SR) | Flat Type | Price (Excl. Grants) | Price (Incl. Grants) |
| Stirling Horizon (Plus) | 8% | 2-room Flexi | From S$224,000 | From S$104,000 |
| 3-room | From S$408,000 | From S$318,000 | ||
| 4-room | From S$554,000 | From S$499,000 | ||
| Tanjong Rhu Parc Front (Prime) | 9% | 2-room Flexi | From S$211,000 | From S$91,000 |
| 3-room | From S$399,000 | From S$309,000 | ||
| 4-room | From S$548,000 | From S$493,000 |
The price gap between the two projects is most apparent in the smaller units, with Stirling Horizon’s 2-room Flexi flats costing up to S$13,000 more. For larger units, the difference narrows. While Stirling Horizon is priced higher, it comes with a lower subsidy clawback upon resale.
Buyers of this project will need to return only 8% of their resale price to HDB after the 10-year Minimum Occupation Period (MOP). For example, if a unit sells for S$1,000,000 in the future, the owner would return S$80,000 to HDB. This is lower than the 9% clawback for Prime flats, making it more attractive for (very) long-term gains.
Project overview
| Project | Stirling Horizon |
| Town | Queenstown |
| Remaining Lease | 99 years |
| Estimated Waiting Time | 55 months |
| Flat Types & Number of Units | 2-room Flexi (Type 1) : 118 2-room Flexi (Type 2) : 341 3-room : 81 4-room : 586 |
| Total Number of Units | 1,126 |
| Location | Bordered by Queensway Road and Mei Chin Road |
| Transport Links | Queenstown MRT Station and numerous bus services |
| Notable Landmarks | Queenstown CC, Mei Ling Market & Food Centre, Queensway Shopping Centre, Anchorpoint Shopping Centre, Queenstown Public Library |
| Schools | New Town Primary School, Queenstown Primary School, Queensway Secondary School |
Stirling Horizon will feature three residential blocks ranging from 35 to 47 storeys, housing 1,126 units of 2-room, 3-room, and 4-room flats. Additionally, one block will include 12 rental flats. The estimated waiting time for completion is 55 months.
Taking its name from the Stirling estate in Queenstown, the project offers expansive views of the surrounding green landscape. With a north-south block orientation, the design maximises natural ventilation while blending with the environment.
Residents will appreciate the convenience of being within walking distance — about 700 metres — from Queenstown MRT. With an increased focus on active and healthy living, Stirling Horizon BTO is designed with well-connected pathways to make it easier for residents to walk and cycle more as part of their daily commutes.
Stirling Horizon facilities
The project features thoughtfully placed precinct facilities to encourage community interaction. Playgrounds and fitness corners cater to all age groups, while the residents’ network centre, sky terrace, and rooftop garden atop the Multi-Storey Car Park (MSCP) offer communal spaces for relaxation.
These green spaces aim to promote the well-being of residents through social engagement, mental wellness, and physical activity. For young families, a 2-storey preschool facing the western park provides outdoor amenities to create an engaging learning environment.
What Queenstown offers for residents
Living in Queenstown means unparalleled access to amenities. Stirling Horizon residents will find a neighbourhood centre east of the project, offering commercial shops and the popular Mei Ling Market & Food Centre for daily essentials and local hawker delights.
Other retail and dining options nearby include IKEA, Queensway Shopping Centre, and Anchorpoint Shopping Centre. For those who enjoy the outdoors, the Alexandra-Queensway Park Connector and a new park provide jogging and cycling spaces. The Queenstown Community Centre serves as a hub for activities, while book lovers can visit the Queenstown Public Library.
Families with school-going children will find Stirling Horizon’s location favourable. The project sits within 1km of New Town Primary School and Queenstown Primary School, making it ideal for the Primary 1 balloting exercise. Queensway Secondary School is also nearby, and tertiary institutions such as Singapore Polytechnic are easily accessible via the East-West Line (EWL).
Why is Stirling Horizon more expensive than the Prime project?
Given its location and pricing, some may wonder why Stirling Horizon wasn’t classified under the Prime category. The Queenstown neighbourhood is more vibrant than Tanjong Rhu, where the Prime project in this launch is located. In fact, some even consider Tanjong Rhu still too ulu for a Prime flat.
If you were already eyeing the Prime flats, you likely wouldn’t mind the higher price tag of this Plus project. Stirling Horizon actually seems more profitable in the long run, thanks to its lower subsidy clawback. To put things into perspective, current listings for similar 4-room flats in the area range from S$1.28 million to S$1.49 million.
With Stirling Horizon’s 4-room flats starting from S$554,000, the potential for future appreciation looks promising — as long as you’re willing to wait four and a half years for the BTO completion and another 10 years for MOP.
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Potential drawbacks of Stirling Horizon
While Stirling Horizon ticks many boxes, this Queenstown BTO is not without drawbacks. The high density of 1,126 new households means that the area could become even more crowded, which might not appeal to those who prefer a quieter living environment.
Another downside is the lack of 5-room flats. Given the family-oriented nature of the project, it’s surprising that larger units weren’t included in the mix. Buyers looking for spacious homes may have to look elsewhere.
Our final take
To summarise, here’s what we like about Stirling Horizon:
- Less than a 10-minute walk to Queenstown MRT station.
- Comprehensive amenities, including Mei Ling Market & Food Centre, Anchorpoint Shopping Centre, Queensway Shopping Centre, and IKEA.
- Close to a park connector that links to the Rail Corridor, Hort Park, Gillman Barracks, and Labrador Park.
- Within 1km of New Town and Queenstown Primary Schools, making it a strategic choice for parents and parents-to-be.
Stirling Horizon offers the best of both worlds — a well-connected, amenity-rich neighbourhood with a Plus classification rather than Prime. With its lower subsidy clawback, it may actually prove to be a more lucrative investment in the (again, very) long run. Genuine homebuyers who plan to stay long-term, on the other hand, will find it very, very attractive. However, its high density and lack of 5-room flats might be dealbreakers.
Stirling Horizon BTO applications close on Monday, 17 February 2025, at 10:59 PM. Visit our February 2025 BTO page to get the latest updates!
About Ananda Bayu
Ananda has been wrangling Singapore's complex real estate trends into readable bites since 2020. She writes like she's explaining it to a friend over kopi — because who has time for jargon? When off the clock, she’s probably doom-scrolling through cat memes on X, convincing herself it's the highest tier of "creative inspiration".
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