RPS · Resale Project Scorecard
Bella Vista — Grade A
RPS score 6.65/10 · D13 · Macpherson, Potong Pasir · 16 units · scored across 7 weighted factors — methodology published.
FH · ECCO DEVELOPMENT PTE LTD · TOP 2009
Strong project with clear strengths. Standout strengths: schools, tenure. Key weaknesses: project size, future transformation.
Factor breakdown
- Project's Historical Performance25% weight
- 6/10
- Primary School Effect20% weight
- 10/10
- Project Size16% weight
- 3/10
- MRT Proximity13% weight
- 8/10
- Rental Yield10% weight
- 5/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 2/10
Avg Ann. of +3.02% — near-median performance within its 2009-era cohort (58th percentile).
3 primary schools within 1km (nearest: YANGZHENG PRIMARY SCHOOL at 0.54km). Exceptional school catchment — strong appeal for families with young children.
16 units — very small project; niche product with thin resale market.
0.55km from Woodleigh Mrt Stn (NE11) — short walk to MRT, good transport convenience.
Rental yield of 3.27% — 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 2.62km, beyond meaningful proximity bands. Score is low but a forward-looking catalyst was still identified.
Primary schools within 1km: Yangzheng Primary School, Maris Stella HIGH School (Primary), ST. Gabriel's Primary School.
The verdict· Scores updated September 2026
Bella Vista scores 6.65 out of 10 on the TRIBE Resale Project Scorecard, Grade A, ranking 557th of 2,357 resale condos scored in Singapore and 23rd of 44 in District 13 (Macpherson, Potong Pasir). Its strongest factors are Primary School Effect (10/10) and Tenure (10/10); its weakest is Future Transformation (2/10). Strong project with clear strengths. Standout strengths: schools, tenure. Key weaknesses: project size, future transformation.
See all 44 scored condos in District 13 (Macpherson, Potong Pasir) →
RPS · Resale Project Scorecard
Recent resale transactions at Bella Vista
URA REALIS records no resale transactions at Bella Vista in the 12 months to September 2026. The Historical Performance factor (6/10) is scored on 10-year price performance against same-vintage peers instead.
Bella Vista: frequently asked questions
Answers generated from the scorecard data — RPS rank 557th of 2,357, scores updated September 2026.
- Is Bella Vista a good buy in 2026?
- Bella Vista scores 6.65/10 on the TRIBE Resale Project Scorecard (Grade A), which places it 557th of 2,357 Singapore resale condos and 23rd of 44 in District 13 (Macpherson, Potong Pasir). Strong project with clear strengths. 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 Vista?
- URA REALIS records no resale transactions at Bella Vista in the 12 months to September 2026, so there is no recent PSF to quote. RPS scores the project's Historical Performance factor (6/10) on its 10-year resale price performance against same-vintage peers instead.
- How far is Bella Vista from the nearest MRT station?
- Bella Vista is about 550m from Woodleigh MRT (NE11), scoring 8/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does Bella Vista compare with Intero?
- Intero is the project scored next to Bella Vista on the District 13 ranking: 6.73 (Grade A) against Bella Vista's 6.65 (Grade A). Bella Vista scores higher on Primary School Effect (10 vs 7) and Future Transformation (2 vs 0); Intero scores higher on Project's Historical Performance (6 vs 9) and MRT Proximity (8 vs 9).
- Which primary schools are within 1km of Bella Vista?
- 3 primary schools are within 1km of Bella Vista: Yangzheng Primary School, Maris Stella HIGH School (Primary), ST. Gabriel's Primary School. 3 primary schools within 1km (nearest: YANGZHENG PRIMARY SCHOOL at 0.54km). Exceptional school catchment — strong appeal for families with young children. Bella Vista 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 Vista, and how big is the project?
- Bella Vista is freehold, completed in 2009, has 16 units, developed by ECCO DEVELOPMENT PTE LTD. Freehold tenure — no lease decay concerns, preserves long-term value. 16 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 Vista in Macpherson, Potong Pasir
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
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