District 05 · Queenstown · RCR
Heritage View
Dover Rise · Condominium · 99 yrs lease commencing from 1996
Current PSF
$1,641
-1.3% vs district median
Gross yield
3.5%
median rent $5,800/mo
3-year gain
6.2%
Transactions · 5y
102
13 in last 12 months
Nearest MRT
Buona Vista Mrt Station · 687.833m
CCL,EWL
Future MRT
West Coast Mrt Station
CRL · 2032
Vs local HDB
+69% premium
HDB median $969 psf
Area income
$9,500/mo median
residential zone
En-bloc potential34 / 100
30 years old · composite of plot use, age, tenure, value gap & size
Lease decay69 years left
worth 85.4%of freehold today (Bala’s Table) · loses ~5.9pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
-3.4%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
5%
PSF dispersion within project
The neighbourhood
P1 ring
Fairfield Methodist School (Primary) 399m · 2C 1.7× balloted
Commit Learning Schoolhouse @ Fairfield Methodist School (Primary) 399m
Within the 1km P1 priority ring. 2C = last year’s Phase 2C applicants ÷ vacancies (MOE).
Secondary
Fairfield Methodist School (Secondary) · 308m
Food
Ghim Moh Road Blk 20 · 850m
Green
One-North Park · 472m - 2 parks within 1km
Mall
Rochester Mall · 477m
Health
National University Hospital (hospital) · 1.2km
Who lives in Queenstown
Census of Population 2020 · planning-area aggregates · SingStat via data.gov.sg
Residents
95,930
Median age
45 yrs
43% under 40 · getting older
Children 0–9
8,260
▼ 8% since 2015 · future P1 demand
Household size
2.8 avg
Homes
82% HDB
12% condo · 4% landed
Degree holders
37%
residents 15+
Commute
62% transit
19% drive
45 min+ to work
19%
The neighbourhood, photographed
freely-licensed photographs taken within ~450 m · Wikimedia Commons
What the record shows
The floor premium
Over the last 3 years, units on the 10th floor and above transacted at a median $1,634 psf - 2% above units on floors 1–5 ($1,597 psf).
Price trend average PSF by year
2021
$1,253
2022
$1,362
+8.7%
2023
$1,549
+13.7%
2024
$1,610
+3.9%
2025
$1,610
+0%
2026
$1,645
+2.2%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 2BR | $4,200/mo | $4.42 | 3.2% | 182 |
| 3BR | $5,800/mo | $5.04 | 3.7% | 352 |
| 4BR | $9,000/mo | $3.53 | 2.6% | 22 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jul 2026 | $2,027,000 | 1,195 | $1,697 | 06-10 |
| Jun 2026 | $2,025,000 | 1,195 | $1,695 | 11-15 |
| Jun 2026 | $2,015,000 | 1,195 | $1,686 | 01-05 |
| Jun 2026 | $1,998,000 | 1,195 | $1,672 | 06-10 |
| Jun 2026 | $1,500,000 | 969 | $1,548 | 06-10 |
| May 2026 | $1,900,888 | 1,163 | $1,635 | 16-20 |
| Feb 2026 | $1,550,000 | 969 | $1,600 | 06-10 |
| Jan 2026 | $1,888,000 | 1,163 | $1,624 | 16-20 |
| Nov 2025 | $2,028,000 | 1,206 | $1,682 | 01-05 |
| Oct 2025 | $1,500,000 | 969 | $1,548 | 11-15 |
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More in District 05
The HDB blocks next door
The entry point, measured: what the resale flats around Heritage View actually sell for - this project trades at 2.9× the nearest block’s PSF.