Overview & Key Facts
BELLAVILLE is a freehold condominium at SIAK KEW AVENUE in District 13 (RCR), developed by FONG TAT HOLDING CO PTE LTD, comprising 10 units, completed in 2011.
Location & Connectivity
BELLAVILLE is approximately 340m from Potong Pasir MRT station, with 4 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Potong Pasir | North-East Line | 340m |
| Woodleigh | North-East Line | 960m |
| Geylang Bahru | Downtown Line | 990m |
| Mattar | Downtown Line | 1.3 km |
Schools & Education
10 schools within 2 km.
| School | Type | Distance |
|---|---|---|
| Red Swastika School | Primary | 1.2 km |
| Assumption Pathway School | Secondary | 1.2 km |
| Stamford Primary School | Primary | 1.2 km |
| Bendemeer Secondary School | Secondary | 1.3 km |
| Bendemeer Primary School | Primary | 1.4 km |
| Bartley Secondary School | Secondary | 1.4 km |
| Macpherson Primary School | Primary | 1.7 km |
| Hong Wen School | Primary | 1.8 km |
Market Position
BELLAVILLE has recorded 2 sales at an average price of $3,463,444.
Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 1 | $700 psf | — |
| 2025 | 1 | $870 psf | ↑ 24.3% |
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Price Index Check
The ShiokNest Price Index for District 13 reads 118.3 as of June 2026 — up 10.0% 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.
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Neighbourhood Comparison
| Condo | Tenure | Avg PSF | Sales |
|---|---|---|---|
| THE WOODLEIGH RESIDENCES | 99 yrs lease commencing from 2017 | $2,232 psf | 399 |
| THE TRE VER | 99 yrs lease commencing from 2018 | $1,922 psf | 299 |
| BARTLEY RIDGE | 99 yrs lease commencing from 2012 | $1,718 psf | 279 |
| PARK COLONIAL | 99 yrs lease commencing from 2017 | $2,151 psf | 251 |
| THE POIZ RESIDENCES | 99 yrs lease commencing from 2014 | $1,877 psf | 225 |
What Could Work Against You
- With just 1 sales in the trailing year, pricing signals are indicative rather than definitive; expect wider bid-ask spreads when you negotiate.
- The 10-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
Buyers most likely to be happy here: families with young children, mrt-walkable commuters, quiet sanctuary seekers and long-term hold (10+ yr). Family-suitable layout and RCR (Rest of Central Region) location with established school catchments nearby.
For foreign / absd-aware buyers, it can work — but weigh the trade-offs before committing.
It is a weaker fit for yield-focused investors and short-term flippers (<5 yr) — other options likely serve them better. RCR (Rest of Central Region) location with rental demand profile worth running through our Rental Yield Calculator.
One caution flagged here: avoid if mrt-dependent — MRT access is meaningfully constrained — transit-dependent buyers should consider better-connected alternatives.
Verdict
BELLAVILLE is a freehold development in District 13 (RCR), with 10 units.
At ~$870 psf, it sits at a city-fringe price point balancing accessibility and value.
Explore the full BELLAVILLE dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing BELLAVILLE against staying public? These HDB towns sit within walking or short-drive distance:
- Toa Payoh — 4-room average $929,793 (350m away), an upgrader gap of about $2,550,000
- Kallang/whampoa — 4-room average $882,887 (760m away), an upgrader gap of about $2,600,000
- Geylang — 4-room average $761,443 (1.4 km away), an upgrader gap of about $2,700,000
FAQ
What is the average PSF for BELLAVILLE?
Is BELLAVILLE freehold?
What is the rental yield for BELLAVILLE?
Which MRT is nearest to BELLAVILLE?
Sources & Next Steps
- BELLAVILLE Dashboard — Live charts and analytics
- URA REALIS — Official transaction data
- District 13 (Macpherson, Braddell) — District 13 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: 2 transactions
- Rental data: 0 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Jul 2025 · 2 records analysed · Source: URA private-sale caveats