Resale Project Scorecard
Bellewaters
D19 · Hougang, Punggol, Sengkang · 99-year leasehold · completed 2017 · 651 units
Grade S, 8.82 out of 10, the 6th highest score among 180 resale condos in District 19.
How to read this grade. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation.
TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. Read the evidence →
- Lease left, about
- 86 yrs
- Resales, 12 months to Oct 2026
- 41
- To Farmway LRT
- 240 m
Artist's impression: Qingjian Realty (Anchorvale) Pte. Ltd.
Bellewaters Score
- S
- Grade
- Score out of 10
- 8.82
- Highest score among 180 resale condos in District 19
- 6th
Top-tier project across nearly every dimension. Standout strengths: schools, capital appreciation.
Project's Historical Performance25%10/10
Avg Ann. of +6.63% places this condo in the top 6% of its 2017-era cohort — exceptional capital appreciation relative to peers of the same vintage.
The district median is 7/10.
Primary School Effect20%10/10
5 primary schools within 1km (nearest: Springdale Primary School at 0.41km). Exceptional school catchment — strong appeal for families with young children.
The district median is 9/10.
- Springdale Primary School
- Nan Chiau Primary School
- Punggol Green Primary School
- Compassvale Primary School
- Anchor Green Primary School
Within 1km on OneMap's School Query for at least one block, the measure MOE uses for Primary 1. Check your block's postal code on OneMap School Query →
Project Size16%10/10
651 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover.
The district median is 3/10.
MRT Proximity13%6/10
240 m from Farmway LRT (SW2), 900 m from Sengkang MRT (NE16 / STC) — moderate MRT proximity; walkable but not doorstep.
The district median is 7.5/10.
Rental Yield10%8/10
Rental yield of 4.37% — strong income return.
The district median is 5/10.
Tenure10%8/10
99YR tenure — about 86 years remaining — no near-term decay concern.
The district median is 10/10.
Future Transformation6%6/10
Moderate future-catalyst exposure — nearest meaningful driver: Punggol Digital District at 2.32km. Some forward-looking tailwind, but the impact is more diffuse than for adjacent-zone projects.
The district median is 4/10.
Scores updated October 2026. On the map →
See every stack in 3D: facing, view, sun and floor plan →Why Bellewaters scores 8.82
Bellewaters scores 8.82 out of 10 on the TRIBE Resale Project Scorecard, Grade S, ranking 15th of 2,350 resale condos scored in Singapore and 6th of 180 in District 19 (Hougang, Punggol, Sengkang). Its strongest factors are Project's Historical Performance (10/10) and Primary School Effect (10/10); its weakest is Future Transformation (6/10).
| Factor | This condoBellewaters | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 10/10 | 7/10 | +0.75 | 90% of district |
| Primary School Effect20% | 10/10 | 9/10 | +0.20 | 60% of district |
| Project Size16% | 10/10 | 3/10 | +1.12 | 83% of district |
| MRT Proximity13% | 6/10 | 7.5/10 | −0.19 | 16% of district |
| Rental Yield10% | 8/10 | 5/10 | +0.30 | 87% of district |
| Tenure10% | 8/10 | 10/10 | −0.20 | 11% of district |
| Future Transformation6% | 6/10 | 4/10 | +0.12 | 87% of district |
Medians are across the 180 scored resale projects in District 19 (Hougang, Punggol, Sengkang). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between Bellewaters and a median-profile project (6.74). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.
Bellewaters Prices
By unit type at Bellewaters
| Unit type | Size | Sold for | Median PSF | Sales |
|---|---|---|---|---|
| 3-bedroom1,066 sq ft | 1,066 sq ft | $1.36M to $2.20M | $1,563 psf | 28 |
| 4-bedroom1,163 sq ft | 1,163 sq ft | $1.74M to $2.10M | $1,548 psf | 11 |
Past transactions at Bellewaters
41 resales, Nov 2025 to Oct 2026 · median $1,560 psf · $1,358,000 to $2,300,000 · 40 of the 40 with a purchase on record sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 29 Sep 2026 | 17 Anchorvale Crescent | 16 | #16-16163BR · Blk 17 | 3BR | 1,216 | $1,439 | $1,750,000 | Resale |
| 25 Sep 2026 | 19 Anchorvale Crescent | 10 | #10-20204BR · Blk 19 | 4BR | 1,130 | $1,655 | $1,870,000 | Resale |
| 23 Sep 2026 | 15 Anchorvale Crescent | 11 | #11-12123BR · Blk 15 | 3BR | 990 | $1,606 | $1,590,888 | Resale |
| 10 Sep 2026 | 13 Anchorvale Crescent | 7 | #07-08083BR · Blk 13 | 3BR | 926 | $1,566 | $1,450,000 | Resale |
| 10 Sep 2026 | 19 Anchorvale Crescent | 3 | #03-20204BR · Blk 19 | 4BR | 1,130 | $1,540 | $1,740,000 | Resale |
| 28 Aug 2026 | 19 Anchorvale Crescent | 1 | #01-18183BR · Blk 19 | 3BR | 1,238 | $1,608 | $1,990,000 | Resale |
| 28 Aug 2026 | 23 Anchorvale Crescent | 11 | #11-25253BR · Blk 23 | 3BR | 926 | $1,553 | $1,438,000 | Resale |
| 19 Aug 2026 | 21 Anchorvale Crescent | 16 | #16-21214BR · Blk 21 | 4BR | 1,453 | $1,444 | $2,098,000 | Resale |
| 18 Aug 2026 | 15 Anchorvale Crescent | 16 | #16-11113BR · Blk 15 | 3BR | 1,389 | $1,388 | $1,928,000 | Resale |
| 14 Aug 2026 | 21 Anchorvale Crescent | 3 | #03-23233BR · Blk 21 | 3BR | 1,238 | $1,590 | $1,968,000 | Resale |
Show as a table
| Period | Sales | Median PSF | D19 |
|---|---|---|---|
| Nov 2025 | 5 | $1,480 psf | $1,614 psf |
| Dec 2025 | 4 | $1,567 psf | $1,637 psf |
| Jan 2026 | 1 | — | $1,627 psf |
| Feb 2026 | 3 | $1,529 psf | $1,597 psf |
| Mar 2026 | 3 | $1,548 psf | $1,652 psf |
| Apr 2026 | 2 | $1,599 psf | $1,646 psf |
| May 2026 | 5 | $1,573 psf | $1,599 psf |
| Jun 2026 | 4 | $1,601 psf | $1,640 psf |
| Jul 2026 | 3 | $1,586 psf | $1,674 psf |
| Aug 2026 | 6 | $1,557 psf | $1,642 psf |
| Sep 2026 | 5 | $1,566 psf | $1,612 psf |
| Oct 2026 | — | — | — |
A month is plotted from two sales up; the district line from ten.
Sellers here made a median +6.8% a year, ranked 6 of 78 in D19 and 14 of 715 condos. See the most profitable condos in D19 →
URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →
Bellewaters Rent
- Median rent a month
- $4,000 to $4,600
- Gross yield
- 2.9% to 3.0%
- Rental contracts
- 12
| Unit type | Median rent | Most rents | Gross yield | LetsContracts |
|---|---|---|---|---|
| 3-bedroom | $4,000 | $4,000 to $4,300 | 2.9% | 9 |
| 4-bedroom | $4,600 | — | 3.0% | 3 |
Rental contracts at Bellewaters
12 contracts, Sep 2025 to Aug 2026 · median $4,125 a month · $3,800 to $5,300
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Jun 2026 | 3BR | 1,000 to 1,100 sq ft | $4,300 |
| May 2026 | 3BR | 900 to 1,000 sq ft | $3,800 |
| Apr 2026 | 3BR | 900 to 1,000 sq ft | $3,900 |
| Apr 2026 | 3BR | 1,200 to 1,300 sq ft | $4,600 |
| Mar 2026 | 3BR | 900 to 1,000 sq ft | $4,000 |
| Feb 2026 | 3BR | 1,000 to 1,100 sq ft | $4,000 |
| Feb 2026 | 4BR | 1,100 to 1,200 sq ft | $4,250 |
| Feb 2026 | 4BR | 1,100 to 1,200 sq ft | $5,300 |
| Jan 2026 | 4BR | 1,100 to 1,200 sq ft | $4,600 |
| Dec 2025 | 3BR | 1,000 to 1,100 sq ft | $4,300 |
URA rental contracts. The table above is the 12 months to August 2026. Yield is gross. URA publishes no unit number for a letting.
Bellewaters By stack
- Highest, stack 21
- $1,444 psf
- Lowest, stack 33
- $1,171 psf
- Stacks with 2+ resales
- 40
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 01 | $1,288 psf | 990 sq ft | Levels 3 to 14 | 8 |
| 02 | $1,318 psf | 1,066 sq ft | Levels 2 to 12 | 6 |
| 03 | $1,270 psf | 1,238 sq ft | Levels 1 to 16 | 8 |
| 04 | $1,331 psf | 1,216 sq ft | Levels 2 to 15 | 8 |
| 05 | $1,339 psf | 1,163 sq ft | Levels 2 to 16 | 9 |
| 06 | $1,302 psf | 1,238 sq ft | Levels 1 to 16 | 4 |
| 07 | $1,298 psf | 1,066 sq ft | Levels 2 to 14 | 14 |
| 08 | $1,360 psf | 926 sq ft | Levels 1 to 16 | 10 |
Show the other 32 stacks
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 09 | $1,291 psf | 1,216 sq ft | Levels 1 to 16 | 9 |
| 10 | $1,228 psf | 1,238 sq ft | Levels 1 to 16 | 5 |
| 11 | $1,323 psf | 1,066 sq ft | Levels 1 to 16 | 12 |
| 12 | $1,328 psf | 990 sq ft | Levels 1 to 16 | 11 |
| 13 | $1,398 psf | 1,130 sq ft | Levels 3 to 7 | 5 |
| 14 | $1,408 psf | 1,066 sq ft | Levels 2 to 11 | 6 |
| 15 | $1,193 psf | 1,055 sq ft | Levels 1 to 16 | 7 |
| 16 | $1,340 psf | 926 sq ft | Levels 1 to 16 | 10 |
| 17 | $1,321 psf | 1,130 sq ft | Levels 5 to 16 | 5 |
| 18 | $1,244 psf | 1,238 sq ft | Levels 1 to 13 | 7 |
| 19 | $1,369 psf | 1,238 sq ft | Levels 1 to 16 | 5 |
| 20 | $1,300 psf | 1,130 sq ft | Levels 1 to 16 | 9 |
| 21 | $1,444 psf | 1,130 sq ft | Levels 1 to 16 | 9 |
| 22 | $1,224 psf | 1,066 sq ft | Levels 7 to 16 | 4 |
| 23 | $1,350 psf | 1,238 sq ft | Levels 1 to 15 | 13 |
| 24 | $1,364 psf | 926 sq ft | Levels 2 to 16 | 9 |
| 25 | $1,291 psf | 926 sq ft | Levels 2 to 16 | 10 |
| 26 | $1,208 psf | 1,066 sq ft | Levels 2 to 14 | 5 |
| 27 | $1,268 psf | 1,055 sq ft | Levels 1 to 16 | 13 |
| 28 | $1,234 psf | 1,130 sq ft | Levels 2 to 12 | 4 |
| 29 | $1,247 psf | 1,130 sq ft | Levels 1 to 16 | 7 |
| 30 | $1,207 psf | 1,055 sq ft | Levels 1 to 17 | 14 |
| 31 | $1,307 psf | 1,335 sq ft | Levels 4 to 15 | 7 |
| 32 | $1,273 psf | 1,496 sq ft | Levels 2 to 16 | 8 |
| 33 | $1,171 psf | 1,270 sq ft | Levels 1 to 17 | 10 |
| 34 | $1,320 psf | 1,055 sq ft | Levels 4 to 15 | 5 |
| 35 | $1,297 psf | 1,335 sq ft | Levels 2 to 16 | 10 |
| 36 | $1,275 psf | 1,270 sq ft | Levels 1 to 17 | 8 |
| 37 | $1,246 psf | 1,163 sq ft | Levels 3 to 17 | 10 |
| 38 | $1,304 psf | 1,335 sq ft | Levels 4 to 15 | 5 |
| 39 | $1,251 psf | 1,055 sq ft | Levels 3 to 15 | 11 |
| 40 | $1,230 psf | 1,496 sq ft | Levels 1 to 16 | 9 |
Where each stack sits, what it faces and its floor plan, in 3D →
URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →
Bellewaters Floor plans
33 layouts from the developer. Tap a plan to open it.
Compare two layouts side by side →Which stacks have each layout, in 3D →
3-Bedroom15 plans · 926 to 1,604 sq ft
4-Bedroom15 plans · 1,130 to 1,711 sq ft
5-Bedroom3 plans · 1,496 to 1,679 sq ft
Floor plans: Qingjian Realty (Anchorvale) Pte. Ltd., Bellewaters e-brochure. Developer's plans, approximate and subject to change.
Bellewaters Site plan
Every block in 3D, with the sun on each home →
Site plan: Qingjian Realty (Anchorvale) Pte. Ltd. Developer's illustration, not to scale and subject to change.
Bellewaters Notes
How these numbers are worked out
- Grade S places Bellewaters in a relative band under the current seven-factor formula. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation. TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. Two units can still be very different buys: the asking price, stack, floor, facing and condition decide the outcome.
- PSF against the district: $1,560 psf at Bellewaters against $1,635 psf across District 19, medians over 12 months.
- MRT distance is a straight line on the map; the walking route is longer.
- Prices: aggregates of URA REALIS resale caveats, data to October 2026 (Nov 2025 – Oct 2026; the year before is Nov 2024 – Oct 2025, median $1,471 psf). A specific unit's value depends on floor, size, facing and condition.
- By unit type: a price range is shown from three sales up; with two, the figure is the median. Unit types with one sale, and sales with no bedroom count on record, are left out.
- Past transactions: every resale and sub-sale caveat lodged with URA from Nov 2021 to Oct 2026, newest first; a unit is its storey and stack (#07-18). Typing a unit or a stack lists its sales across the whole span. Profit is the sale price less the seller's own purchase price as the caveats pair them, before stamp duties, fees and loan interest; the gain a year is compounded and shown from one year held. The trend line is the median from two sales up per month, quarter or half-year, the district line from ten. 10Y appears once the dataset runs that far back.
- Rent: aggregates of URA rental contracts, Sep 2025 – Aug 2026, for unit types with three contracts or more; the contract list under the table carries every letting on file, including those with no bedroom count, and URA publishes no unit number for a letting. "Most rents" is the middle half of contracts, shown from five up. Gross yield is a year of the median rent over the median resale price of the same unit type (12 months to October 2026, two sales or more), before maintenance fees, property tax, agent fees, vacancy and mortgage interest.
- By stack: resales from 2022 to Oct 2026, medians per stack. A stack is the last two digits of the unit number, so #05-37 and #08-37 are both stack 37. Stacks with one sale are left out, and prices moved over the period, so read a gap between two stacks as a lead to check, not a rule.
- Factor bars: the black mark on each bar is the district median.
- Score: seven weighted factors. Methodology published.
What the score cannot tell you
- RPS scores the project, not a unit. Floor, stack, facing, renovation and the asking price are outside the score. In the 12 months to October 2026, the 41 resale caveats at Bellewaters ranged from $1,372 psf to $1,655 psf: that spread is unit-level variation the score cannot see.
- Historical Performance is a percentile among projects of similar vintage (completed around 2017, within a year or so, widened when the cohort is small). A high score is strong for its age group, not against the whole market.
- The nearest rail stop is Farmway LRT (SW2) (240 m), an LRT, which the MRT Proximity factor does not count; the score reflects the nearest MRT station instead. Distances are straight-line and bus links are not scored.
- Primary School Effect counts the 5 primary schools within 1 km on OneMap's School Query (the school's land boundary to the block's building outline, the measure MOE uses for P1), weighted by recent P1 ballot demand. A school counts when any block is within 1 km, so confirm your own block's postal code before relying on it.
- Scores updated October 2026; transactions to October 2026. Nothing on this page is a valuation or advice on a specific unit.
- Facing decides a unit's morning or afternoon sun, and it varies stack by stack. See the sun path at Bellewaters for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.