Overview & Key Facts
BELLEWATERS is a 99 yrs lease commencing from 2013 condominium at ANCHORVALE CRESCENT in District 19 (OCR), developed by QINGJIAN REALTY (ANCHORVALE) PTE LTD, comprising 651 units, completed in 2017.
Location & Connectivity
BELLEWATERS is approximately 340m from Farmway MRT station, with 13 stations within 1.5 km.
Schools & Education
19 schools within 2 km (3 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| Compassvale Secondary School | Secondary | 800m |
| Sengkang Green Primary School | Primary | 910m |
| Anchor Green Primary School | Primary | 1 km |
| Greendale Primary School | Primary | 1.1 km |
| Greendale Secondary School | Secondary | 1.1 km |
| Compassvale Primary School | Primary | 1.1 km |
| Sengkang Secondary School | Secondary | 1.2 km |
| Seng Kang Primary School | Primary | 1.2 km |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 28 | $1,316 psf | $1,218,103 |
| 3 BR | 257 | $1,303 psf | $1,492,299 |
| 4 BR | 37 | $1,226 psf | $1,836,182 |
Market Position
BELLEWATERS has recorded 322 sales at an average price of $1,507,970.
Rental Yield by Bedroom Type
Blended yield hides the spread between unit sizes — smaller units at BELLEWATERS typically rent harder per dollar of purchase price:
| Type | Avg Rent | Avg Price | Gross Yield |
|---|---|---|---|
| 3 BR | $4,243/mo | $1,492,299 | 3.41% |
| 4 BR | $4,910/mo | $1,836,182 | 3.21% |
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Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 8 | $1,036 psf | — |
| 2022 | 144 | $1,189 psf | ↑ 14.7% |
| 2023 | 62 | $1,305 psf | ↑ 9.8% |
| 2024 | 43 | $1,378 psf | ↑ 5.6% |
| 2025 | 48 | $1,477 psf | ↑ 7.2% |
| 2026 | 17 | $1,559 psf | ↑ 5.5% |
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BELLEWATERS prices sit at a fresh series high after a 5.5% gain on the prior period, now 50.4% above the 2021 starting level.
Price Index Check
The ShiokNest Price Index for District 19 reads 137.0 as of June 2026 — up 2.0% 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 |
|---|---|---|---|
| CHUAN PARK | 99 yrs lease commencing from 2024 | $2,596 psf | 883 |
| THE FLORENCE RESIDENCES | 99 yrs lease commencing from 2018 | $1,751 psf | 869 |
| RIVERFRONT RESIDENCES | 99 yrs lease commencing from 2018 | $1,595 psf | 642 |
| AFFINITY AT SERANGOON | 99 yrs lease commencing from 2018 | $1,699 psf | 602 |
| SERANGOON GARDEN ESTATE | Freehold | $1,757 psf | 487 |
Lease Analysis
With 86 years remaining on its 99-year lease, BELLEWATERS still qualifies for full bank financing and CPF usage.
Best suited for
Who This Actually Suits
Buyers most likely to be happy here: mrt-walkable commuters, nature / park-fronting, yield-focused investors and foreign / absd-aware buyers. MRT proximity is the standout commute feature for daily transit users.
Verdict
BELLEWATERS is a 99 yrs lease commencing from 2013 development in District 19 (OCR), with 651 units, offering a gross yield of 3.6%.
At ~$1,498 psf, it represents a competitive entry point in the OCR segment.
Explore the full BELLEWATERS dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing BELLEWATERS against staying public? These HDB towns sit within walking or short-drive distance:
FAQ
What is the average PSF for BELLEWATERS?
Is BELLEWATERS freehold?
What is the rental yield for BELLEWATERS?
Which MRT is nearest to BELLEWATERS?
Sources & Next Steps
- BELLEWATERS Dashboard — Live charts and analytics
- URA REALIS — Official transaction data
- District 19 (Punggol, Hougang, Serangoon Gardens) — District 19 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: 322 transactions
- Rental data: 64 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Jun 2026 · 322 records analysed · Source: URA private-sale caveats