District 03 · Queenstown · RCR
Margaret Ville
Margaret Drive · Apartment · 99 yrs lease commencing from 2017
Current PSF
$2,266
+3.1% vs district median
Gross yield
3.5%
median rent $4,350/mo
3-year gain
3.9%
Transactions · 5y
84
21 in last 12 months
Nearest MRT
Commonwealth Mrt Station · 602.634m
EWL
Future MRT
West Coast Mrt Station
CRL · 2032
Vs local HDB
+134% premium
HDB median $969 psf
Area income
$9,500/mo median
residential zone
En-bloc potential23 / 100
9 years old · composite of plot use, age, tenure, value gap & size
Lease decay90 years left
worth 94.6%of freehold today (Bala’s Table) · loses ~3.6pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
-3.5%
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
New Town Primary School 318m · Phase 2C 0.1× · Queenstown Primary School 696m · Phase 2C 1.1× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Queensway Secondary School · 103m
Food
Margaret Drive Hawker Centre · 307m - 5 hawker centres within 1km
Green
Rail Corridor · 1.3km
Mall
Anchorpoint Shopping Centre · 1.2km
Health
Queenstown Polyclinic (polyclinic) · 230m
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 $2,214 psf - 5% above units on floors 1–5 ($2,105 psf).
Price trend average PSF by year
2021
$1,988
2022
$2,003
+0.8%
2023
$2,180
+8.8%
2024
$2,161
-0.9%
2025
$2,223
+2.9%
2026
$2,264
+1.8%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $3,650/mo | $8.11 | 4.3% | 118 |
| 2BR | $4,500/mo | $6.92 | 3.7% | 97 |
| 3BR | $6,000/mo | $6.32 | 3.3% | 31 |
| 4BR | $8,150/mo | $7.09 | 3.8% | 9 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jul 2026 | $1,912,000 | 829 | $2,307 | 26-30 |
| May 2026 | $2,368,000 | 969 | $2,444 | 31-35 |
| May 2026 | $1,638,000 | 700 | $2,341 | 31-35 |
| Apr 2026 | $2,401,680 | 969 | $2,479 | 36-40 |
| Apr 2026 | $1,575,000 | 700 | $2,251 | 16-20 |
| Mar 2026 | $2,225,000 | 915 | $2,432 | 31-35 |
| Mar 2026 | $1,488,000 | 700 | $2,127 | 01-05 |
| Feb 2026 | $1,850,000 | 829 | $2,232 | 16-20 |
| Jan 2026 | $1,380,000 | 657 | $2,102 | 21-25 |
| Jan 2026 | $1,330,000 | 657 | $2,026 | 16-20 |
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More in District 03
The HDB blocks next door
The entry point, measured: what the resale flats around Margaret Ville actually sell for - this project trades at 2.2× the nearest block’s PSF.