Resale Project Scorecard
Bellewoods
D25 · Admiralty, Woodlands · 99-year leasehold · completed 2017 · 561 units
Grade S, 7.59 out of 10, the 2nd highest score among 14 resale condos in District 25.
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
- 24
- To Woodlands South MRT
- 810 m
Artist's impression: Qingjian Realty (Woodlands) Pte. Ltd.
Bellewoods Score
- S
- Grade
- Score out of 10
- 7.59
- Highest score among 14 resale condos in District 25
- 2nd
Top-tier project across nearly every dimension. Standout strengths: capital appreciation, project size. Key weaknesses: schools, future transformation.
Project's Historical Performance25%10/10
Avg Ann. of +5.73% places this condo in the top 8% of its 2017-era cohort — exceptional capital appreciation relative to peers of the same vintage.
The district median is 5.5/10.
Primary School Effect20%4/10
3 primary schools within 1km (nearest: Woodlands Ring Primary School at 0.29km). Moderate school access.
The district median is 4/10.
- Woodlands Ring Primary School
- Greenwood Primary School
- Woodlands 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
561 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover.
The district median is 8/10.
MRT Proximity13%6/10
810 m from Woodlands South MRT (TE3) — moderate MRT proximity; walkable but not doorstep.
The district median is 7/10.
Rental Yield10%9/10
Rental yield of 4.90% — exceptional income return.
The district median is 7/10.
Tenure10%8/10
99YR tenure — about 86 years remaining — no near-term decay concern.
The district median is 7.5/10.
Future Transformation6%3/10
Limited future-catalyst exposure — nearest is Woodlands Regional Centre / Northern Gateway at 1.73km, far enough that the impact on this project is modest.
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 Bellewoods scores 7.59
Bellewoods scores 7.59 out of 10 on the TRIBE Resale Project Scorecard, Grade S, ranking 173rd of 2,350 resale condos scored in Singapore and 2nd of 14 in District 25 (Admiralty, Woodlands). Its strongest factors are Project's Historical Performance (10/10) and Project Size (10/10); its weakest is Future Transformation (3/10).
| Factor | This condoBellewoods | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 10/10 | 5.5/10 | +1.13 | 92% of district |
| Primary School Effect20% | 4/10 | 4/10 | ±0.00 | 8% of district |
| Project Size16% | 10/10 | 8/10 | +0.32 | 69% of district |
| MRT Proximity13% | 6/10 | 7/10 | −0.13 | 8% of district |
| Rental Yield10% | 9/10 | 7/10 | +0.20 | 92% of district |
| Tenure10% | 8/10 | 7.5/10 | +0.05 | 54% of district |
| Future Transformation6% | 3/10 | 4/10 | −0.06 | 8% of district |
Medians are across the 14 scored resale projects in District 25 (Admiralty, Woodlands). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between Bellewoods and a median-profile project (6.06). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.
Bellewoods Prices
By unit type at Bellewoods
| Unit type | Size | Sold for | Median PSF | Sales |
|---|---|---|---|---|
| 2-bedroom786 sq ft | 786 sq ft | $1.09M | $1,388 psf | 2 |
| 3-bedroom1,066 sq ft | 1,066 sq ft | $1.20M to $1.78M | $1,333 psf | 18 |
| 4-bedroom1,189 sq ft | 1,189 sq ft | $1.56M to $1.70M | $1,354 psf | 4 |
Past transactions at Bellewoods
24 resales, Nov 2025 to Oct 2026 · median $1,337 psf · $1,085,000 to $1,780,000 · all 24 sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 15 Sep 2026 | 104 Woodlands Avenue 5 | 11 | #11-10103BR · Blk 104 | 3BR | 1,098 | $1,333 | $1,463,000 | Resale |
| 30 Jul 2026 | 106 Woodlands Avenue 5 | 8 | #08-13132BR · Blk 106 | 2BR | 786 | $1,395 | $1,096,500 | Resale |
| 23 Jul 2026 | 100 Woodlands Avenue 5 | 7 | #07-03033BR · Blk 100 | 3BR | 1,066 | $1,323 | $1,410,000 | Resale |
| 17 Jul 2026 | 106 Woodlands Avenue 5 | 4 | #04-14143BR · Blk 106 | 3BR | 1,249 | $1,410 | $1,760,000 | Resale |
| 30 Jun 2026 | 110 Woodlands Avenue 5 | 4 | #04-21213BR · Blk 110 | 3BR | 937 | $1,324 | $1,240,000 | Resale |
| 29 Jun 2026 | 108 Woodlands Avenue 5 | 7 | #07-18183BR · Blk 108 | 3BR | 1,066 | $1,361 | $1,450,000 | Resale |
| 29 Jun 2026 | 112 Woodlands Avenue 5 | 3 | #03-26263BR · Blk 112 | 3BR | 1,066 | $1,333 | $1,420,000 | Resale |
| 26 May 2026 | 104 Woodlands Avenue 5 | 3 | #03-10103BR · Blk 104 | 3BR | 1,066 | $1,314 | $1,400,000 | Resale |
| 26 May 2026 | 122 Woodlands Avenue 5 | 3 | #03-48483BR · Blk 122 | 3BR | 937 | $1,340 | $1,255,000 | Resale |
| 8 May 2026 | 114 Woodlands Avenue 5 | 2 | #02-29293BR · Blk 114 | 3BR | 937 | $1,281 | $1,200,000 | Resale |
Show as a table
| Period | Sales | Median PSF | D25 |
|---|---|---|---|
| Nov 2025 | — | — | $1,205 psf |
| Dec 2025 | 4 | $1,379 psf | $1,266 psf |
| Jan 2026 | 2 | $1,321 psf | $1,164 psf |
| Feb 2026 | 1 | — | $1,155 psf |
| Mar 2026 | 2 | $1,324 psf | $1,292 psf |
| Apr 2026 | 5 | $1,333 psf | $1,169 psf |
| May 2026 | 3 | $1,314 psf | $1,207 psf |
| Jun 2026 | 3 | $1,333 psf | $1,326 psf |
| Jul 2026 | 3 | $1,395 psf | $1,259 psf |
| Aug 2026 | — | — | $1,023 psf |
| Sep 2026 | 1 | — | $1,234 psf |
| Oct 2026 | — | — | — |
A month is plotted from two sales up; the district line from ten.
Sellers here made a median +5.9% a year, ranked 2 of 13 in D25 and 26 of 715 condos. See the most profitable condos in D25 →
URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →
Bellewoods Rent
- Median rent a month
- $4,150 to $4,500
- Gross yield
- 3.3% to 3.5%
- Rental contracts
- 17
| Unit type | Median rent | Most rents | Gross yield | LetsContracts |
|---|---|---|---|---|
| 3-bedroom | $4,150 | $4,030 to $4,280 | 3.5% | 10 |
| 4-bedroom | $4,500 | $4,500 to $4,600 | 3.3% | 7 |
Rental contracts at Bellewoods
18 contracts, Sep 2025 to Aug 2026 · median $4,300 a month · $3,400 to $4,900
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Aug 2026 | 3BR | 900 to 1,000 sq ft | $4,000 |
| Aug 2026 | 3BR | 1,300 to 1,400 sq ft | $4,200 |
| Jun 2026 | 3BR | 1,000 to 1,100 sq ft | $4,000 |
| Jun 2026 | 3BR | 900 to 1,000 sq ft | $4,100 |
| Jun 2026 | 3BR | 900 to 1,000 sq ft | $4,200 |
| Jun 2026 | 4BR | 1,100 to 1,200 sq ft | $4,500 |
| May 2026 | 4BR | 1,300 to 1,400 sq ft | $4,600 |
| May 2026 | 4BR | 1,200 to 1,300 sq ft | $4,900 |
| Apr 2026 | 3BR | 1,000 to 1,100 sq ft | $4,000 |
| Apr 2026 | 3BR | 900 to 1,000 sq ft | $4,100 |
URA rental contracts. The table above is the 12 months to August 2026. Yield is gross. URA publishes no unit number for a letting.
Bellewoods By stack
- Highest, stack 24
- $1,323 psf
- Lowest, stack 42
- $1,010 psf
- Stacks with 2+ resales
- 46
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 01 | $1,198 psf | 1,152 sq ft | Levels 1 to 11 | 5 |
| 03 | $1,115 psf | 1,066 sq ft | Levels 2 to 7 | 5 |
| 04 | $1,120 psf | 786 sq ft | Levels 1 to 11 | 5 |
| 05 | $1,175 psf | 1,227 sq ft | Levels 2 to 11 | 5 |
| 06 | $1,065 psf | 1,512 sq ft | Levels 9 to 12 | 2 |
| 07 | $1,087 psf | 1,066 sq ft | Levels 2 to 11 | 4 |
| 08 | $1,098 psf | 1,168 sq ft | Levels 5 to 12 | 4 |
| 09 | $1,185 psf | 937 sq ft | Levels 3 to 12 | 4 |
Show the other 38 stacks
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 10 | $1,192 psf | 1,066 sq ft | Levels 2 to 11 | 5 |
| 12 | $1,281 psf | 937 sq ft | Levels 3 to 9 | 5 |
| 13 | $1,138 psf | 786 sq ft | Levels 1 to 10 | 10 |
| 14 | $1,274 psf | 1,249 sq ft | Levels 4 to 10 | 4 |
| 15 | $1,237 psf | 1,066 sq ft | Levels 4 to 10 | 4 |
| 16 | $1,263 psf | 1,227 sq ft | Levels 2 to 10 | 4 |
| 17 | $1,297 psf | 937 sq ft | Levels 5 to 10 | 4 |
| 18 | $1,139 psf | 1,082 sq ft | Levels 1 to 12 | 6 |
| 19 | $1,126 psf | 1,066 sq ft | Levels 6 to 9 | 3 |
| 20 | $1,279 psf | 1,152 sq ft | Levels 6 to 8 | 2 |
| 21 | $1,290 psf | 937 sq ft | Levels 1 to 11 | 5 |
| 22 | $1,129 psf | 1,249 sq ft | Levels 1 to 12 | 5 |
| 23 | $1,129 psf | 1,249 sq ft | Levels 1 to 12 | 7 |
| 24 | $1,323 psf | 1,227 sq ft | Levels 4 to 11 | 6 |
| 25 | $1,153 psf | 937 sq ft | Levels 1 to 11 | 5 |
| 26 | $1,196 psf | 1,066 sq ft | Levels 1 to 11 | 6 |
| 27 | $1,201 psf | 1,066 sq ft | Levels 2 to 9 | 3 |
| 28 | $1,247 psf | 786 sq ft | Levels 1 to 10 | 5 |
| 29 | $1,175 psf | 937 sq ft | Levels 1 to 11 | 5 |
| 30 | $1,155 psf | 1,362 sq ft | Levels 5 to 9 | 2 |
| 31 | $1,178 psf | 1,539 sq ft | Levels 1 to 10 | 6 |
| 32 | $1,088 psf | 1,227 sq ft | Levels 3 to 4 | 2 |
| 33 | $1,237 psf | 1,152 sq ft | Levels 2 to 11 | 7 |
| 34 | $1,128 psf | 1,529 sq ft | Levels 5 to 12 | 4 |
| 35 | $1,160 psf | 1,346 sq ft | Levels 3 to 8 | 4 |
| 36 | $1,178 psf | 1,227 sq ft | Levels 3 to 4 | 2 |
| 37 | $1,202 psf | 1,227 sq ft | Levels 1 to 12 | 5 |
| 38 | $1,128 psf | 1,249 sq ft | Levels 3 to 10 | 5 |
| 39 | $1,188 psf | 1,249 sq ft | Levels 1 to 10 | 4 |
| 40 | $1,166 psf | 1,152 sq ft | Levels 3 to 11 | 5 |
| 41 | $1,110 psf | 937 sq ft | Levels 2 to 11 | 9 |
| 42 | $1,010 psf | 1,206 sq ft | Levels 1 to 11 | 2 |
| 43 | $1,168 psf | 1,066 sq ft | Levels 1 to 9 | 4 |
| 44 | $1,174 psf | 1,227 sq ft | Levels 5 to 9 | 4 |
| 45 | $1,126 psf | 1,227 sq ft | Levels 3 to 10 | 5 |
| 46 | $1,128 psf | 1,555 sq ft | Levels 1 to 11 | 4 |
| 47 | $1,266 psf | 1,066 sq ft | Levels 4 to 10 | 6 |
| 48 | $1,308 psf | 937 sq ft | Levels 1 to 8 | 7 |
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 →
Bellewoods Floor plans
26 layouts from the developer. Tap a plan to open it.
Compare two layouts side by side →Which stacks have each layout, in 3D →
2-Bedroom2 plans · 786 to 1,066 sq ft
3-Bedroom12 plans · 936 to 1,582 sq ft
4-Bedroom9 plans · 1,152 to 1,679 sq ft
5-Bedroom3 plans · 1,528 to 1,679 sq ft
Floor plans: Qingjian Realty (Woodlands) Pte. Ltd., Bellewoods e-brochure. Developer's plans, approximate and subject to change.
Bellewoods Site plan
Every block in 3D, with the sun on each home →
Site plan: Qingjian Realty (Woodlands) Pte. Ltd. Developer's illustration, not to scale and subject to change.
Bellewoods Notes
How these numbers are worked out
- Grade S places Bellewoods 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: $1,337 psf at Bellewoods against $1,234 psf across District 25, 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 $1,320 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.
- 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 (2 here) 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 24 resale caveats at Bellewoods ranged from $1,281 psf to $1,410 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 MRT is Woodlands South MRT (TE3), 810 m in a straight line. The walking route is usually longer, and bus links are not scored.
- Primary School Effect counts the 3 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 Bellewoods for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.