RPS · Resale Project Scorecard
Bellewaters — Grade S
RPS score 8.82/10 · D19 · Hougang, Punggol, Sengkang · 651 units · scored across 7 weighted factors — methodology published.
99YR · Qingjian Realty · TOP 2017
Top-tier project across nearly every dimension. Standout strengths: schools, capital appreciation.
Factor breakdown
- Project's Historical Performance25% weight
- 10/10
- Primary School Effect20% weight
- 10/10
- Project Size16% weight
- 10/10
- MRT Proximity13% weight
- 6/10
- Rental Yield10% weight
- 8/10
- Tenure10% weight
- 8/10
- Future Transformation6% weight
- 6/10
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.
5 primary schools within 1km (nearest: SPRINGDALE PRIMARY SCHOOL at 0.49km). Exceptional school catchment — strong appeal for families with young children.
651 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover.
0.28km from Farmway Lrt Stn (SW2) — moderate MRT proximity; walkable but not doorstep.
Rental yield of 4.37% — strong income return.
99YR tenure — about 86 years remaining — no near-term decay concern.
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.
Primary schools within 1km: Springdale Primary School, NAN Chiau Primary School, Punggol Green Primary School, Compassvale Primary School, Anchor Green Primary School.
The verdict· Scores updated September 2026
Bellewaters scores 8.82 out of 10 on the TRIBE Resale Project Scorecard, Grade S, ranking 11th of 2,357 resale condos scored in Singapore and 4th 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). Top-tier project across nearly every dimension. Standout strengths: schools, capital appreciation.
See all 180 scored condos in District 19 (Hougang, Punggol, Sengkang) →
RPS · Resale Project Scorecard
Recent resale transactions at Bellewaters
12 months to September 2026 (Oct 2025 – Sep 2026): 37 resale transactions, median $1,558 psf, median price $1.75M. Median PSF is up 6.2% on the previous 12 months (Oct 2024 – Sep 2025, $1,467 psf).
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 10 | $1,514 psf | $1.73M |
| Jan–Mar 2026 | 7 | $1,529 psf | $1.65M |
| Apr–Jun 2026 | 11 | $1,578 psf | $1.83M |
| Jul–Sep 2026 | 9 | $1,560 psf | $1.93M |
| 12-month total | 37 | $1,558 psf | $1.75M |
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.
Bellewaters: frequently asked questions
Answers generated from the scorecard data — RPS rank 11th of 2,357, scores updated September 2026.
- Is Bellewaters a good buy in 2026?
- Bellewaters scores 8.82/10 on the TRIBE Resale Project Scorecard (Grade S), which places it 11th of 2,357 Singapore resale condos and 4th of 180 in District 19 (Hougang, Punggol, Sengkang). Top-tier project across nearly every dimension. Standout strengths: schools, capital appreciation. 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 Bellewaters?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 37 resale transactions at Bellewaters, at a median of $1,558 psf and a median price of $1.75M (range $1,321 psf to $1,648 psf). The median PSF is up 6.2% on the previous 12 months (Oct 2024 – Sep 2025, $1,467 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Bellewaters from the nearest MRT station?
- The nearest rail stop to Bellewaters is Farmway LRT (SW2), about 280m away. RPS scores MRT Proximity on true MRT stations only (LRT stops are excluded from the factor), and Bellewaters scores 6/10 on it.
- How does Bellewaters compare with Treasure Crest?
- Treasure Crest is the project scored next to Bellewaters on the District 19 ranking: 9.04 (Grade S) against Bellewaters's 8.82 (Grade S). Treasure Crest scores higher on Rental Yield (8 vs 10).
- Which primary schools are within 1km of Bellewaters?
- 5 primary schools are within 1km of Bellewaters: Springdale Primary School, NAN Chiau Primary School, Punggol Green Primary School, Compassvale Primary School, Anchor Green Primary School. 5 primary schools within 1km (nearest: SPRINGDALE PRIMARY SCHOOL at 0.49km). Exceptional school catchment — strong appeal for families with young children. Bellewaters 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 Bellewaters, and how big is the project?
- Bellewaters is 99-year leasehold, completed in 2017, has 651 units, developed by Qingjian Realty. 99YR tenure — about 86 years remaining — no near-term decay concern. 651 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover. Tenure carries 10% of the RPS score and Project Size 16%.
Also discussed in: These Are Our Top 5 Condos in Sengkang
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The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
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