CONDODistrict 19

BELLEWATERS

Name: BELLEWATERS
Address: SG

Details

Project: BELLEWATERS
TOP year: 2017
Tenure: 99
Lease start: 2013
Total units: 651
Land size: 23,000 sqm (247,568 sqft)
Plot ratio: 3
Developer: Qingjian Realty (Anchorvale) Pte Ltd
Gross rental yield: ~3.0% · ~$1.68M (est.)
Storeys: 17
Market segment: OCR
District: 19

Nearby Schools

Nearest primarySPRINGDALE PRIMARY SCHOOL535 m

Nearest school of each kind — Tier-1, GEP, SAP — straight-line (“as the crow flies”) from the development per MOE’s P1 method; a school that qualifies for several kinds is listed once with all its badges. Tier-1 marks historically oversubscribed primaries; the full 1 km / 2 km priority list is below.

Unit Catalogue for BELLEWATERS

Total units	651
Blocks	10
Size range	926–1,711 sqft

Bedrooms	Units	Share
3-bedroom	370	57%
4-bedroom	247	38%
5-bedroom	34	5%

Gross Rental Yield by Bedroom

haio estimate — median rent ÷ modelled price (median PSF × median size), trailing 12 months. Gross only; excludes maintenance, tax and vacancy.

Bedrooms	Gross yield	Est. price	Leases (12m)
3 BR	~2.9%	~$1.65M	19
4 BR	~3.1%	~$1.79M	6

Relevant market insights

En-bloc likelihood

Very low likelihood

Very low because this development is young — recently completed condos see almost no collective-sale interest.

BELLEWATERS was completed too recently to attract redevelopment interest: little remaining-lease pressure, no realised plot-ratio headroom, and developers do not target near-new sites. We show a relative tier, not a percentage — and this tier comes from the project's age alone, not a model score.

A ranking signal, not advice or a prediction of any specific outcome. How this is calculated

Selling Pressure

haio estimate

Lower selling pressure

Fewer neighbours are free or motivated to sell than at most comparable properties.

haio tracks 640 of 651 units at BELLEWATERS. 79% of tracked units are free to sell now (past the seller’s-stamp-duty window) and 46% have been held over 10 years.

79%

Free to sell now

505 of 640 tracked · past SSD

100%

Sitting on a gain

326 of 326 resales sold above cost

A haio ranking signal, not a probability or advice — useful to time your own exit, to gauge incoming supply as a buyer, or to plan coverage as an agent. How this is calculated

Price Action

Beds

Find out the value of my home

Transaction History

Beds

Period

Size–sqft

Showing 10 of 949 total recorded transactions.

							Sellable from
Jun 2026	Resale	$1,505,000	958	$1,571	3BR	—	Q2 2030
Jun 2026	Resale	$1,888,000	1,162	$1,625	4BR	—	Q2 2030
Jun 2026	Resale	$1,835,000	1,130	$1,624	4BR	—	Q2 2030
May 2026	Resale	$1,968,000	1,334	$1,475	4BR	—	Q2 2030
May 2026	Resale	$1,568,888	1,054	$1,489	3BR	—	Q2 2030
May 2026	Resale	$1,870,000	1,162	$1,609	4BR	—	Q2 2030
May 2026	Resale	$1,750,000	1,065	$1,643	3BR	—	Q2 2030
May 2026	Resale	$1,880,000	1,194	$1,575	4BR	—	Q2 2030
Apr 2026	Resale	$2,030,000	1,237	$1,641	3BR	—	Q2 2030
Apr 2026	Resale	$1,660,088	1,065	$1,559	3BR	—	Q2 2030

Sellable from: the quarter that buyer clears the Seller's Stamp Duty holding period in force at purchase (3 or 4 years, by purchase date).

Nearby Transactions

DistanceWithin 300 m

3 condo transactions from other properties within 300 m, newest first.

Project	Distance	Date	Type	Price (SGD)	Area (sqft)	PSF
Treasure Crest	203 m	2026-06-01	Resale	$1,868,000	1,151	$1,623
Treasure Crest	203 m	2026-05-01	Resale	$1,750,000	1,151	$1,520
Treasure Crest	203 m	2026-04-01	Resale	$1,565,000	958	$1,634

Stack View

Every unit in the project — floors top to bottom, stacks left to right, tinted by bedroom type. Tap a unit to see its transactions. for BELLEWATERS

Beds

	01	02	03	04
16	#16-011,3463BR	#16-021,3893BR	#16-031,6043BR	#16-041,5934BR
15	#15-011,0233BR	#15-021,0983BR	#15-031,2703BR	#15-041,2494BR
14	#14-011,0233BR	#14-021,0983BR	#14-031,2703BR	#14-041,2494BR
13	#13-011,0233BR	#13-021,0983BR	#13-031,2703BR	#13-041,2494BR
12	#12-019903BR	#12-021,0663BR	#12-031,2383BR	#12-041,2164BR
11	#11-019903BR	#11-021,0663BR	#11-031,2383BR	#11-041,2164BR
10	#10-019903BR	#10-021,0663BR	#10-031,2383BR	#10-041,2164BR
09	#09-019903BR	#09-021,0663BR	#09-031,2383BR	#09-041,2164BR
08	#08-019903BR	#08-021,0663BR	#08-031,2383BR	#08-041,2164BR
07	#07-019903BR	#07-021,0663BR	#07-031,2383BR	#07-041,2164BR
06	#06-019903BR	#06-021,0663BR	#06-031,2383BR	#06-041,2164BR
05	#05-019903BR	#05-021,0663BR	#05-031,2383BR	#05-041,2164BR
04	#04-019903BR	#04-021,0663BR	#04-031,2383BR	#04-041,2164BR
03	#03-019903BR	#03-021,0663BR	#03-031,2383BR	#03-041,2164BR
02	#02-019903BR	#02-021,0663BR	#02-031,2383BR	#02-041,2164BR
01	#01-019903BR	#01-021,0663BR	#01-031,2383BR	#01-041,2164BR

3BR4BR5BR· tile shows strata sq ft

Profit & Loss

haio estimate

318 realized resale exits at BELLEWATERS over the 5y window — 318 profitable, 0 at a loss, averaging 6.25%/yr.

Profit Distribution

Unit Type	Volume	Holding (avg)	Annualised (avg)
3BR	139	8y 7m	5.60%
4BR	165	7y 11m	6.67%
5BR+	14	7y 6m	7.66%
Total	318	8y 2m	6.25%

Loss Distribution

No loss-making resales in this window — every matched exit sold above its matched entry price.

Realized resales: each resale / sub-sale (the exit) is matched to a comparable new-sale (the entry) at the same project by floor band and strata area, then the annualised return is (exit ÷ entry) ^ (1 ÷ years held) − 1. URA caveats only. haio estimate — URA masks unit numbers after May 2021, so entries are matched by area + floor, not exact unit. Executive Condos are shown as a separate segment.

RadiusWithin 4.0 km

Buyer Demand vs Competing Supply

haio estimate

x.x×demand vs supply · this year

Demand

xx,xxx

Nearby upgraders becoming able to buy a unit like yours this year

xx,xxx in the standing upgrader pool today

Supply

xx,xxx

Competing units coming up for sale nearby this year

xx,xxx competing units in the standing pool today

xx% demandxx% supply

xx,xxx HDB households within 4km of BELLEWATERS. xx,xxx are in the addressable upgrader pool — MOP-eligible blocks, net of recent resale resets.

xx,xxx sellable now+xx,xxx on resale clock+xx,xxx future MOP=xx,xxx total

xx,xxx households are in past-MOP blocks but were resold in the last 5 years — the new buyer's own MOP restarted, so these are excluded from the sellable-now pool.

Supply vs Demand by year within 4km · actual

In plain English: what’s free to sell right now — units that have already cleared their SSD/MOP lock-up.

Actual= booked supply only — real resale caveats coming off their seller’s stamp duty (SSD) holding period (3 or 4 years, by purchase date) plus GLS-awarded new launches. Every figure is a recorded transaction or an awarded parcel: what is genuinely on the SSD/MOP clock today. The demand:supply ratio (top row) is computed on this booked supply.

Neutral read: a higher ratio = demand outweighs supply; the trend shows if it’s tightening or easing. A haio estimate.

MOP estimated as HDB completion year + 5 (standard scheme); +10 for Plus/Prime/PLH blocks. Able-to-sell figure nets out resale transactions in the last 5 years (those buyers' own MOP restarted). haio estimate — not guaranteed to reflect individual flat eligibility.

haio+

Exit Audience is a haio+ feature

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Exit Risk

haio unit-level records

If you bought at BELLEWATERS today at ~$1,535 psf (the recent resale median — last 12 months, 38 sales)…

96.6%

of current owners hold at a lower PSF — they could sell below your entry and still profit.

n=640 traced current owners, 99.7% unit-exact

haio+

the Exit-Risk band is a haio+ feature

Start your 3-day free trial — no charge today, cancel anytime.

The headline share is an exact count over haio’s unit-level records — one entry price per traced current owner. “Today’s price” is the last-12-months resale median, an anchor, not a valuation. In appreciated projects most owners naturally hold cheaper — long holders rarely sell low, so read it with the SSD-free share. Not advice. How this is calculated

West Sun Exposure

When direct sun lands on a West-facing window at BELLEWATERS, for the date you pick.

Unit facing (your selection)

Date

6 am9 am12 pm3 pm6 pm8 pm

Direct sun on this facing
Worst window (overlaps 2–6 pm peak heat)

Direct sun on a West-facing window: 2:02 pm – 7:14 pm (5 h 12 m total). Worst stretch: 2:02 pm – 6:00 pm (falls in the 2–6 pm peak-heat band).

Sun at 3:30 pm on 2026-07-10: azimuth 304° (NW), elevation 50°.

Estimated from solar geometry — nearby buildings and blockage are not modelled.

Where Else You Can Buy

Anchored to this project's estimated price (~S$1.65M, the median of recent sale transactions at BELLEWATERS) — drag to explore what else that budget buys across Singapore.

Nearby Condos

5 within 1 km

Lowest

$1,386

psf

Average

$1,535

psf

Highest

$1,644

psf

This propertyNearby condo


203 m	Treasure Crest	LH	2018	$1,517
324 m	Ola	LH	2024	$1,644
421 m	The Vales	LH	2017	$1,585
711 m	Ecopolitan	LH	2016	$1,386
715 m	Twin Waterfalls	LH	2015	$1,543

Project-level medians from haio’s own transaction data — median sale $ psf (last 2 years) and, in each pin, median monthly rent $ psf. Distances are straight-line from this property. Blank where there are no recent sales.

Primary Schools Within 1 km / 2 km

Springdale Primary School≤ 1 km435 m
Nan Chiau Primary School≤ 1 km755 m
Punggol Green Primary School≤ 1 km860 m
Compassvale Primary SchoolWithin 1 km of 9 of 10 blocks≤ 1 km915 m
Anchor Green Primary School1–2 km1.03 km
Fern Green Primary School1–2 km1.14 km
Valour Primary School1–2 km1.18 km
Seng Kang Primary School1–2 km1.44 km
Punggol Cove Primary School1–2 km1.56 km
Rivervale Primary School1–2 km1.62 km
Punggol View Primary School1–2 km1.66 km
Palm View Primary School1–2 km1.7 km
Edgefield Primary School1–2 km1.84 km
Sengkang Green Primary School1–2 km1.86 km
North Spring Primary SchoolWithin 2 km of 9 of 10 blocks1–2 km1.9 km
North Vista Primary SchoolWithin 2 km of 7 of 10 blocks1–2 km1.92 km
Mee Toh SchoolWithin 2 km of blocks 23 & 25 only1–2 km1.99 km

Distances are measured per block (straight-line, MOE method) and the nearest block’s distance is shown; where blocks differ, the qualifying blocks are named. The balloting distance is from your exact unit’s block. Distance sets priority within each registration phase; balloting still applies — see MOE’s P1 registration rules.

Amenities

MOE Primary One priority (1 km / 2 km) is measured from your home’s postal address — see the full Valuation Report for your unit.

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CONDODistrict 19

BELLEWATERS

Details

Project: BELLEWATERS
TOP year: 2017
Tenure: 99
Lease start: 2013
Total units: 651
Land size: 23,000 sqm (247,568 sqft)
Plot ratio: 3
Developer: Qingjian Realty (Anchorvale) Pte Ltd
Gross rental yield: ~3.0% · ~$1.68M (est.)
Storeys: 17
Market segment: OCR
District: 19

Nearby Schools

Nearest primarySPRINGDALE PRIMARY SCHOOL535 m

Unit Catalogue for BELLEWATERS

Total units	651
Blocks	10
Size range	926–1,711 sqft

Bedrooms	Units	Share
3-bedroom	370	57%
4-bedroom	247	38%
5-bedroom	34	5%

Gross Rental Yield by Bedroom

haio estimate — median rent ÷ modelled price (median PSF × median size), trailing 12 months. Gross only; excludes maintenance, tax and vacancy.

Bedrooms	Gross yield	Est. price	Leases (12m)
3 BR	~2.9%	~$1.65M	19
4 BR	~3.1%	~$1.79M	6

Relevant market insights

En-bloc likelihood

Very low likelihood

Very low because this development is young — recently completed condos see almost no collective-sale interest.

A ranking signal, not advice or a prediction of any specific outcome. How this is calculated

Selling Pressure

haio estimate

Lower selling pressure

Fewer neighbours are free or motivated to sell than at most comparable properties.

haio tracks 640 of 651 units at BELLEWATERS. 79% of tracked units are free to sell now (past the seller’s-stamp-duty window) and 46% have been held over 10 years.

79%

Free to sell now

505 of 640 tracked · past SSD

100%

Sitting on a gain

326 of 326 resales sold above cost

A haio ranking signal, not a probability or advice — useful to time your own exit, to gauge incoming supply as a buyer, or to plan coverage as an agent. How this is calculated

Price Action

Beds

Find out the value of my home

Transaction History

Beds

Period

Size–sqft

Showing 10 of 949 total recorded transactions.

							Sellable from
Jun 2026	Resale	$1,505,000	958	$1,571	3BR	—	Q2 2030
Jun 2026	Resale	$1,888,000	1,162	$1,625	4BR	—	Q2 2030
Jun 2026	Resale	$1,835,000	1,130	$1,624	4BR	—	Q2 2030
May 2026	Resale	$1,968,000	1,334	$1,475	4BR	—	Q2 2030
May 2026	Resale	$1,568,888	1,054	$1,489	3BR	—	Q2 2030
May 2026	Resale	$1,870,000	1,162	$1,609	4BR	—	Q2 2030
May 2026	Resale	$1,750,000	1,065	$1,643	3BR	—	Q2 2030
May 2026	Resale	$1,880,000	1,194	$1,575	4BR	—	Q2 2030
Apr 2026	Resale	$2,030,000	1,237	$1,641	3BR	—	Q2 2030
Apr 2026	Resale	$1,660,088	1,065	$1,559	3BR	—	Q2 2030

Sellable from: the quarter that buyer clears the Seller's Stamp Duty holding period in force at purchase (3 or 4 years, by purchase date).

Nearby Transactions

DistanceWithin 300 m

3 condo transactions from other properties within 300 m, newest first.

Project	Distance	Date	Type	Price (SGD)	Area (sqft)	PSF
Treasure Crest	203 m	2026-06-01	Resale	$1,868,000	1,151	$1,623
Treasure Crest	203 m	2026-05-01	Resale	$1,750,000	1,151	$1,520
Treasure Crest	203 m	2026-04-01	Resale	$1,565,000	958	$1,634

Stack View

Every unit in the project — floors top to bottom, stacks left to right, tinted by bedroom type. Tap a unit to see its transactions. for BELLEWATERS

Beds

	01	02	03	04
16	#16-011,3463BR	#16-021,3893BR	#16-031,6043BR	#16-041,5934BR
15	#15-011,0233BR	#15-021,0983BR	#15-031,2703BR	#15-041,2494BR
14	#14-011,0233BR	#14-021,0983BR	#14-031,2703BR	#14-041,2494BR
13	#13-011,0233BR	#13-021,0983BR	#13-031,2703BR	#13-041,2494BR
12	#12-019903BR	#12-021,0663BR	#12-031,2383BR	#12-041,2164BR
11	#11-019903BR	#11-021,0663BR	#11-031,2383BR	#11-041,2164BR
10	#10-019903BR	#10-021,0663BR	#10-031,2383BR	#10-041,2164BR
09	#09-019903BR	#09-021,0663BR	#09-031,2383BR	#09-041,2164BR
08	#08-019903BR	#08-021,0663BR	#08-031,2383BR	#08-041,2164BR
07	#07-019903BR	#07-021,0663BR	#07-031,2383BR	#07-041,2164BR
06	#06-019903BR	#06-021,0663BR	#06-031,2383BR	#06-041,2164BR
05	#05-019903BR	#05-021,0663BR	#05-031,2383BR	#05-041,2164BR
04	#04-019903BR	#04-021,0663BR	#04-031,2383BR	#04-041,2164BR
03	#03-019903BR	#03-021,0663BR	#03-031,2383BR	#03-041,2164BR
02	#02-019903BR	#02-021,0663BR	#02-031,2383BR	#02-041,2164BR
01	#01-019903BR	#01-021,0663BR	#01-031,2383BR	#01-041,2164BR

3BR4BR5BR· tile shows strata sq ft

Profit & Loss

haio estimate

318 realized resale exits at BELLEWATERS over the 5y window — 318 profitable, 0 at a loss, averaging 6.25%/yr.

Profit Distribution

Unit Type	Volume	Holding (avg)	Annualised (avg)
3BR	139	8y 7m	5.60%
4BR	165	7y 11m	6.67%
5BR+	14	7y 6m	7.66%
Total	318	8y 2m	6.25%

Loss Distribution

No loss-making resales in this window — every matched exit sold above its matched entry price.

RadiusWithin 4.0 km

Buyer Demand vs Competing Supply

haio estimate

x.x×demand vs supply · this year

Demand

xx,xxx

Nearby upgraders becoming able to buy a unit like yours this year

xx,xxx in the standing upgrader pool today

Supply

xx,xxx

Competing units coming up for sale nearby this year

xx,xxx competing units in the standing pool today

xx% demandxx% supply

xx,xxx HDB households within 4km of BELLEWATERS. xx,xxx are in the addressable upgrader pool — MOP-eligible blocks, net of recent resale resets.

xx,xxx sellable now+xx,xxx on resale clock+xx,xxx future MOP=xx,xxx total

xx,xxx households are in past-MOP blocks but were resold in the last 5 years — the new buyer's own MOP restarted, so these are excluded from the sellable-now pool.

Supply vs Demand by year within 4km · actual

In plain English: what’s free to sell right now — units that have already cleared their SSD/MOP lock-up.

Neutral read: a higher ratio = demand outweighs supply; the trend shows if it’s tightening or easing. A haio estimate.

haio+

Exit Audience is a haio+ feature

Start your 3-day free trial — no charge today, cancel anytime.

Exit Risk

haio unit-level records

If you bought at BELLEWATERS today at ~$1,535 psf (the recent resale median — last 12 months, 38 sales)…

96.6%

of current owners hold at a lower PSF — they could sell below your entry and still profit.

n=640 traced current owners, 99.7% unit-exact

haio+

the Exit-Risk band is a haio+ feature

Start your 3-day free trial — no charge today, cancel anytime.

West Sun Exposure

When direct sun lands on a West-facing window at BELLEWATERS, for the date you pick.

Unit facing (your selection)

Date

6 am9 am12 pm3 pm6 pm8 pm

Direct sun on this facing
Worst window (overlaps 2–6 pm peak heat)

Direct sun on a West-facing window: 2:02 pm – 7:14 pm (5 h 12 m total). Worst stretch: 2:02 pm – 6:00 pm (falls in the 2–6 pm peak-heat band).

Sun at 3:30 pm on 2026-07-10: azimuth 304° (NW), elevation 50°.

Estimated from solar geometry — nearby buildings and blockage are not modelled.

Where Else You Can Buy

Anchored to this project's estimated price (~S$1.65M, the median of recent sale transactions at BELLEWATERS) — drag to explore what else that budget buys across Singapore.

Nearby Condos

5 within 1 km

Lowest

$1,386

psf

Average

$1,535

psf

Highest

$1,644

psf

This propertyNearby condo


203 m	Treasure Crest	LH	2018	$1,517
324 m	Ola	LH	2024	$1,644
421 m	The Vales	LH	2017	$1,585
711 m	Ecopolitan	LH	2016	$1,386
715 m	Twin Waterfalls	LH	2015	$1,543

Primary Schools Within 1 km / 2 km

Springdale Primary School≤ 1 km435 m
Nan Chiau Primary School≤ 1 km755 m
Punggol Green Primary School≤ 1 km860 m
Compassvale Primary SchoolWithin 1 km of 9 of 10 blocks≤ 1 km915 m
Anchor Green Primary School1–2 km1.03 km
Fern Green Primary School1–2 km1.14 km
Valour Primary School1–2 km1.18 km
Seng Kang Primary School1–2 km1.44 km
Punggol Cove Primary School1–2 km1.56 km
Rivervale Primary School1–2 km1.62 km
Punggol View Primary School1–2 km1.66 km
Palm View Primary School1–2 km1.7 km
Edgefield Primary School1–2 km1.84 km
Sengkang Green Primary School1–2 km1.86 km
North Spring Primary SchoolWithin 2 km of 9 of 10 blocks1–2 km1.9 km
North Vista Primary SchoolWithin 2 km of 7 of 10 blocks1–2 km1.92 km
Mee Toh SchoolWithin 2 km of blocks 23 & 25 only1–2 km1.99 km

Amenities

MOE Primary One priority (1 km / 2 km) is measured from your home’s postal address — see the full Valuation Report for your unit.

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