Overview & Key Facts
BELLEWOODS is a 99 yrs lease commencing from 2013 condominium at WOODLANDS AVENUE 5 in District 25 (OCR), developed by QINGJIAN REALTY (WOODLANDS) PTE LTD, comprising 561 units, completed in 2017.
Location & Connectivity
BELLEWOODS is approximately 890m from Admiralty MRT station, with 2 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Admiralty | North-South Line | 890m |
| Woodlands South | Thomson-East Coast Line | 1 km |
Schools & Education
14 schools within 2 km (2 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| Northland Primary School | Primary | 230m |
| Admiralty Primary School | Primary | 820m |
| Singapore Sports School | Jc | 1 km |
| Christ Church Secondary School | Secondary | 1.2 km |
| Innova Primary School | Primary | 1.3 km |
| Endeavour Primary School | Primary | 1.3 km |
| Beacon Primary School | Primary | 1.3 km |
| Ahmad Ibrahim Primary School | Primary | 1.4 km |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 56 | $1,199 psf | $1,058,065 |
| 3 BR | 142 | $1,182 psf | $1,382,450 |
| 4 BR | 21 | $1,103 psf | $1,710,524 |
Market Position
BELLEWOODS has recorded 219 sales at an average price of $1,330,961.
Rental Yield by Bedroom Type
Blended yield hides the spread between unit sizes — smaller units at BELLEWOODS typically rent harder per dollar of purchase price:
| Type | Avg Rent | Avg Price | Gross Yield |
|---|---|---|---|
| 2 BR | $3,438/mo | $1,058,065 | 3.90% |
| 3 BR | $4,016/mo | $1,382,450 | 3.49% |
| 4 BR | $4,617/mo | $1,710,524 | 3.24% |
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Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 6 | $933 psf | — |
| 2022 | 92 | $1,104 psf | ↑ 18.2% |
| 2023 | 43 | $1,177 psf | ↑ 6.7% |
| 2024 | 37 | $1,238 psf | ↑ 5.2% |
| 2025 | 25 | $1,336 psf | ↑ 8.0% |
| 2026 | 16 | $1,331 psf | ↓ 0.4% |
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The series remains near its 2025 high — BELLEWOODS prices sit 42.6% above where they began in 2021.
Neighbourhood Comparison
| Condo | Tenure | Avg PSF | Sales |
|---|---|---|---|
| NORWOOD GRAND | 99 yrs lease commencing from 2023 | $2,079 psf | 315 |
| PARC ROSEWOOD | 99 yrs lease commencing from 2011 | $1,208 psf | 272 |
| FORESTVILLE | 99 yrs lease commencing from 2012 | $1,038 psf | 257 |
| TWIN FOUNTAINS | 99 yrs lease commencing from 2012 | $1,105 psf | 166 |
| NORTHOAKS | 99 yrs lease commencing from 1997 | $818 psf | 150 |
Lease Analysis
With 86 years remaining on its 99-year lease, BELLEWOODS still qualifies for full bank financing and CPF usage.
Best suited for
Who This Actually Suits
Buyers most likely to be happy here: families with young children, car-owning households, p1 school balloting families and first-time hdb upgraders. Family-suitable layout and OCR (Outside Central Region) location with established school catchments nearby.
For long-term hold (10+ yr), it can work — but weigh the trade-offs before committing.
It is a weaker fit for cbd walking distance — other options likely serve them better. Walking distance to the Marina Bay financial cluster lets you skip transit entirely.
One caution flagged here: avoid if mrt-dependent — MRT access is meaningfully constrained — transit-dependent buyers should consider better-connected alternatives.
Verdict
BELLEWOODS is a 99 yrs lease commencing from 2013 development in District 25 (OCR), with 561 units, offering a gross yield of 3.7%.
At ~$1,334 psf, it represents a competitive entry point in the OCR segment.
Explore the full BELLEWOODS dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing BELLEWOODS against staying public? These HDB towns sit within walking or short-drive distance:
FAQ
What is the average PSF for BELLEWOODS?
Is BELLEWOODS freehold?
What is the rental yield for BELLEWOODS?
Which MRT is nearest to BELLEWOODS?
Sources & Next Steps
- BELLEWOODS Dashboard — Live charts and analytics
- URA REALIS — Official transaction data
- District 25 (Kranji, Woodgrove) — District 25 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: 219 transactions
- Rental data: 65 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Jun 2026 · 219 records analysed · Source: URA private-sale caveats