RPS · Resale Project Scorecard
Bella Casita — Grade B
RPS score 5.98/10 · D15 · East Coast, Marine Parade · 57 units · scored across 7 weighted factors — methodology published.
FH · AGROW DEVELOPMENT PTE LTD · TOP 2012
Solid, middle-of-the-pack project. Standout strengths: schools, tenure. Key weaknesses: project size, future transformation.
Factor breakdown
- Project's Historical Performance25% weight
- 4/10
- Primary School Effect20% weight
- 10/10
- Project Size16% weight
- 3/10
- MRT Proximity13% weight
- 7/10
- Rental Yield10% weight
- 5/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 2/10
Avg Ann. of +0.98% — below-median performance vs same-vintage peers (36th percentile of 2012-era cohort).
3 primary schools within 1km (nearest: KONG HWA SCHOOL at 0.72km). Exceptional school catchment — strong appeal for families with young children.
57 units — very small project; niche product with thin resale market.
0.66km from Paya Lebar Mrt Stn (CC9) — short walk to MRT, good transport convenience.
Rental yield of 3.47% — above-average income return.
Freehold tenure — no lease decay concerns, preserves long-term value.
Marginal future-catalyst exposure — nearest driver: Paya Lebar Air Base redevelopment at 3.10km, beyond meaningful proximity bands. Score is low but a forward-looking catalyst was still identified.
Primary schools within 1km: KONG HWA School, HAIG Girls' School, Tanjong Katong Primary School.
The verdict· Scores updated September 2026
Bella Casita scores 5.98 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 1108th of 2,357 resale condos scored in Singapore and 217th of 436 in District 15 (East Coast, Marine Parade). Its strongest factors are Primary School Effect (10/10) and Tenure (10/10); its weakest is Future Transformation (2/10). Solid, middle-of-the-pack project. Standout strengths: schools, tenure. Key weaknesses: project size, future transformation.
See all 436 scored condos in District 15 (East Coast, Marine Parade) →
RPS · Resale Project Scorecard
Recent resale transactions at Bella Casita
12 months to September 2026 (Oct 2025 – Sep 2026): 1 resale transaction, median $1,739 psf, median price $880,000.
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | — | — | — |
| Jan–Mar 2026 | 1 | $1,739 psf | $880,000 |
| Apr–Jun 2026 | — | — | — |
| Jul–Sep 2026 | — | — | — |
| 12-month total | 1 | $1,739 psf | $880,000 |
Aggregates of URA REALIS resale caveats (data to September 2026). A specific unit's value depends on floor, size, facing and condition — for a unit-level read, use the Resale Price Check.
Bella Casita: frequently asked questions
Answers generated from the scorecard data — RPS rank 1108th of 2,357, scores updated September 2026.
- Is Bella Casita a good buy in 2026?
- Bella Casita scores 5.98/10 on the TRIBE Resale Project Scorecard (Grade B), which places it 1108th of 2,357 Singapore resale condos and 217th of 436 in District 15 (East Coast, Marine Parade). Solid, middle-of-the-pack project. Standout strengths: schools, tenure. Key weaknesses: project size, future transformation. RPS scores project-level demand fundamentals — not a specific unit or its asking price — so read the grade as a screen: it tells you whether the drivers of resale demand are present, and the price you pay still decides the outcome.
- What is the average PSF at Bella Casita?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 1 resale transaction at Bella Casita, at a median of $1,739 psf and a median price of $880,000. Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Bella Casita from the nearest MRT station?
- Bella Casita is about 660m from Paya Lebar MRT (CC9), scoring 7/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does Bella Casita compare with Amber 45?
- Amber 45 is the project scored next to Bella Casita on the District 15 ranking: 5.99 (Grade B) against Bella Casita's 5.98 (Grade B). Bella Casita scores higher on Primary School Effect (10 vs 7) and Future Transformation (2 vs 0); Amber 45 scores higher on Project Size (3 vs 5) and Project's Historical Performance (4 vs 5).
- Which primary schools are within 1km of Bella Casita?
- 3 primary schools are within 1km of Bella Casita: KONG HWA School, HAIG Girls' School, Tanjong Katong Primary School. 3 primary schools within 1km (nearest: KONG HWA SCHOOL at 0.72km). Exceptional school catchment — strong appeal for families with young children. Bella Casita scores 10/10 on the Primary School Effect factor (20% of the RPS score), which weights each school by its recent P1 ballot demand.
- What is the tenure of Bella Casita, and how big is the project?
- Bella Casita is freehold, completed in 2012, has 57 units, developed by AGROW DEVELOPMENT PTE LTD. Freehold tenure — no lease decay concerns, preserves long-term value. 57 units — very small project; niche product with thin resale market. Tenure carries 10% of the RPS score and Project Size 16%.
Scored either side of Bella Casita in East Coast, Marine Parade
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
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