Independent, numbers-first analysis of Singapore new launches before the outcome is known. We test price, value, risk and exit so buyers can decide whether the numbers justify buying.
Every published AskAnnaLee new-launch review appears here automatically when it is assigned to the New Launch Analysis category.
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Verify the project, land, location, supply and transaction evidence before forming an investment view.
Compare asking PSF and total price with meaningful comparables, land economics and a disciplined value range.
Test financing, rental support, future supply, buyer affordability and who may realistically buy from you later.
Separate project quality from investment quality and conclude BUY, BUY SELECTIVELY, NEGOTIATE, WAIT or AVOID.
Current analyses are made before the outcome is known. Our separate historical backtest library applies frozen decision rules to earlier launches so live analysis and hindsight evidence do not get mixed.
Price is not value. Each report examines the project as an investment: what buyers are paying, what could go wrong, and who may buy from you later.
We freeze the investment decision in 2018, apply the same AskAnnaLee Maximum Entry Price rule, then test genuine qualifying purchases against their exact subsequent sale outcomes.
Stirling Residences recorded a July 2018 median of about S$1,746 psf, above our frozen Maximum Entry Price of approximately S$1,623 psf. But exact launch units transacted below the ceiling.
Two qualifying units with matched exits subsequently gained about +5.95% and +28.51% over 3.2 and 4.2 years respectively.
If an investor had evaluated Stirling Residences in 2018, what price would have offered sufficient protection under the AskAnnaLee framework?
More importantly, could buyers actually transact below that level — and what happened to those qualifying transactions during the model's intended 3–5 year validation window?
Stirling Residences was a 1,259-unit, 99-year leasehold development on Stirling Road, within walking distance of Queenstown MRT.
Logan Property and Nanshan Group had acquired the 227,220 sq ft site for approximately S$1.003 billion, or S$1,051 psf ppr. The tender attracted 18 bids, making the land price useful evidence of broad developer appetite rather than an isolated bid.
Contemporary reporting also showed limited nearby new-launch competition. Margaret Ville was selling at around S$1,880 psf, while Queens Peak was already substantially sold.
Queenstown location. Mature amenities, city-fringe positioning and proximity to Queenstown MRT supported a broad future resale pool.
Strong land-market participation. The site attracted 18 bids and crossed S$1 billion.
Limited nearby new-launch inventory. Contemporary evidence indicated relatively little competing fresh supply in the immediate neighbourhood.
The headline launch price was high. A good Queenstown location did not justify buying near the project median automatically.
Large project size. With 1,259 units, future resale competition within the development itself mattered.
Exact price remained decisive. The model needed a unit-level screen rather than a project-wide BUY call.
Applying the frozen AskAnnaLee methodology to evidence available at the 2018 decision date produced an intrinsic-value level of approximately S$1,785 psf before the framework's required valuation protection.
AskAnnaLee Historical Maximum Entry Price: approximately S$1,623 psf
This figure was not increased because Stirling Residences later appreciated.
Yes. The project's July 2018 median of approximately S$1,746 psf failed the price test, but genuine individual transactions occurred below S$1,623 psf.
| Observed Transaction | Entry | Maximum | Entry Test |
|---|---|---|---|
| 1,055 sq ft unit, 5 Jul 2018 | ~S$1,586 psf | ~S$1,623 psf | PASS |
| 764 sq ft unit, 28 Oct 2018 | ~S$1,606 psf | ~S$1,623 psf | PASS |
| Project July median | ~S$1,746 psf | ~S$1,623 psf | FAIL |
These transactions demonstrate qualifying opportunities existed. They are not units that AskAnnaLee selected or recommended in 2018.
A 1,055 sq ft unit purchased on 5 July 2018 for approximately S$1.673 million, or about S$1,586 psf, subsequently sold on 9 September 2022 for S$2.150 million.
The holding period was approximately 4.2 years.
A 764 sq ft unit purchased on 28 October 2018 for S$1.227 million, or approximately S$1,606 psf, sat only about 1.0% below the frozen Maximum Entry Price. It subsequently sold on 27 January 2022 for S$1.300 million.
The framework defines value preservation as appreciation of at least 5% over the realistic holding period. This transaction cleared the threshold — but only narrowly.
This borderline result is more useful than a spectacular winner: the unit barely qualified on entry price and barely cleared the model's minimum success threshold.
Two exact qualifying transactions were identified below the frozen Maximum Entry Price, and both produced at least 5% appreciation inside the 3–5 year validation window.
The correct historical interpretation is: Stirling Residences contained BUY opportunities below approximately S$1,623 psf.
This historical case uses the frozen AskAnnaLee Singapore Property Value-Preservation methodology. Entry decisions use information available at the historical decision date. Later resale outcomes are used only for validation and cannot alter the original Maximum Entry Price.
It strengthens the lesson that a project's average launch price can hide investable exact-unit opportunities. Future backtests will continue using the same frozen rules whether the result is PASS, FAIL, Correct Rejection or Opportunity-Cost Rejection.
Tell me the project, unit type, budget and objective you are considering. AskAnnaLee can provide additional buyer-focused information on comparisons, supply, financing, unit-type considerations and key risks — while keeping our proprietary entry-price and expected exit-price thresholds private.
✓ Price & comparables — how the asking price sits against relevant evidence.
✓ Value & risk — what deserves attention before committing capital.
✓ Financing & affordability — whether the purchase remains comfortable.
✓ Supply & exit demand — who may realistically buy from you later.
✓ Unit-type considerations — which characteristics deserve closer examination.
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Educational and analytical content only. Nothing on this website constitutes financial, investment, legal, tax or formal property valuation advice. Verify material facts, financing, taxes and legal obligations with the appropriate licensed professionals.