Overview & Key Facts
BELLA CASITA is a freehold condominium at IPOH LANE in District 15 (RCR), developed by AGROW DEVELOPMENT PTE. LTD, comprising 57 units, completed in 2013.
Location & Connectivity
BELLA CASITA is approximately 670m from Paya Lebar MRT station, with 6 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Paya Lebar | East-West Line | 670m |
| Paya Lebar | Circle Line | 670m |
| Dakota | Circle Line | 790m |
| Tanjong Katong | Thomson-East Coast Line | 850m |
| Eunos | East-West Line | 1.3 km |
| Aljunied | East-West Line | 1.4 km |
Schools & Education
14 schools within 2 km (12 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| Haig Girls' School | Primary | 190m |
| Kong Hwa School | Primary | 610m |
| Tao Nan School | Primary | 650m |
| Tanjong Katong Primary School | Primary | 650m |
| Broadrick Secondary School | Secondary | 710m |
| EtonHouse International School (Broadrick) | International | 710m |
| Tanjong Katong Girls' School | Secondary | 750m |
| Geylang Methodist School (Secondary) | Secondary | 790m |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| Studio | 3 | $1,764 psf | $816,667 |
| 1 BR | 6 | $1,617 psf | $823,648 |
Market Position
BELLA CASITA has recorded 9 sales at an average price of $821,321.
Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 2 | $1,491 psf | — |
| 2022 | 1 | $1,542 psf | ↑ 3.4% |
| 2023 | 3 | $1,764 psf | ↑ 14.4% |
| 2024 | 1 | $1,645 psf | ↓ 6.8% |
| 2025 | 1 | $1,793 psf | ↑ 9.0% |
| 2026 | 1 | $1,739 psf | ↓ 3.0% |
Loading chart data...
From the 2025 high, BELLA CASITA prices have given back 3.0% — still 16.7% above the 2021 baseline.
Price Index Check
The ShiokNest Price Index for District 15 reads 117.7 as of June 2026 — down 9.0% year-on-year. The index tracks repeat-sales price movement, so it is less distorted by shifts in what happens to be transacting than a raw average PSF.
Loading chart data...
Neighbourhood Comparison
| Condo | Tenure | Avg PSF | Sales |
|---|---|---|---|
| GRAND DUNMAN | 99 yrs lease commencing from 2022 | $2,536 psf | 912 |
| EMERALD OF KATONG | 99 yrs lease commencing from 2023 | $2,640 psf | 844 |
| THE CONTINUUM | Freehold | $2,790 psf | 781 |
| TEMBUSU GRAND | 99 yrs lease commencing from 2022 | $2,467 psf | 644 |
| AMBER PARK | Freehold | $2,548 psf | 396 |
What Could Work Against You
- With just 2 sales in the trailing year, pricing signals are indicative rather than definitive; expect wider bid-ask spreads when you negotiate.
- The 57-unit size cuts both ways: exclusivity, but thinner resale liquidity and higher per-unit maintenance contributions than larger estates.
Best suited for
Who This Actually Suits
The profile fits families with young children, car-owning households, cbd walking distance and yield-focused investors best. Editorial fit: 'Families with primary school-age children (Haig Girls')'. Family-suitable layout and RCR (Rest of Central Region) location with established school catchments nearby.
long-term hold (10+ yr) should treat this as a shortlist candidate, not a default choice.
It is a weaker fit for short-term flippers (<5 yr) and resort facilities — other options likely serve them better. TOP 2013 keeps the SSD window in mind for buyers exploring the 3-5 year resale-arbitrage strategy.
Verdict
BELLA CASITA is a freehold development in District 15 (RCR), with 57 units, offering a gross yield of 4.1%.
At ~$1,766 psf, it sits at a city-fringe price point balancing accessibility and value.
Explore the full BELLA CASITA dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing BELLA CASITA against staying public? These HDB towns sit within walking or short-drive distance:
- Geylang — 4-room average $761,443 (160m away), an upgrader gap of about $50,000
- Kallang/whampoa — 4-room average $882,887 (1.5 km away)
- Marine Parade — 4-room average $648,065 (1.6 km away), an upgrader gap of about $150,000
FAQ
What is the average PSF for BELLA CASITA?
Is BELLA CASITA freehold?
What is the rental yield for BELLA CASITA?
Which MRT is nearest to BELLA CASITA?
Sources & Next Steps
- BELLA CASITA Dashboard — Live charts and analytics
- URA REALIS — Official transaction data
- District 15 (Joo Chiat, Amber Road, Katong) — District 15 neighbourhood guide
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 9 transactions
- Rental data: 132 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Feb 2026 · 9 records analysed · Source: URA private-sale caveats