RPS · Resale Project Scorecard
Bellewoods — Grade S
RPS score 7.39/10 · D25 · Admiralty, Woodlands · 561 units · scored across 7 weighted factors — methodology published.
99YR · Qingjian Realty · TOP 2017
Top-tier project across nearly every dimension. Standout strengths: capital appreciation, project size. Key weaknesses: schools, future transformation.
Factor breakdown
- Project's Historical Performance25% weight
- 10/10
- Primary School Effect20% weight
- 3/10
- Project Size16% weight
- 10/10
- MRT Proximity13% weight
- 6/10
- Rental Yield10% weight
- 9/10
- Tenure10% weight
- 8/10
- Future Transformation6% weight
- 3/10
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.
2 primary schools within 1km (nearest: WOODLANDS RING PRIMARY SCHOOL at 0.42km). Moderate school access.
561 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover.
0.87km from Admiralty Mrt Stn (NS10) — moderate MRT proximity; walkable but not doorstep.
Rental yield of 4.90% — exceptional income return.
99YR tenure — about 86 years remaining — no near-term decay concern.
Limited future-catalyst exposure — nearest is Woodlands Regional Centre / Northern Gateway at 1.73km, far enough that the impact on this project is modest.
Primary schools within 1km: Woodlands RING Primary School, Greenwood Primary School.
The verdict· Scores updated September 2026
Bellewoods scores 7.39 out of 10 on the TRIBE Resale Project Scorecard, Grade S, ranking 205th of 2,357 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). Top-tier project across nearly every dimension. Standout strengths: capital appreciation, project size. Key weaknesses: schools, future transformation.
See all 14 scored condos in District 25 (Admiralty, Woodlands) →
RPS · Resale Project Scorecard
Recent resale transactions at Bellewoods
12 months to September 2026 (Oct 2025 – Sep 2026): 24 resale transactions, median $1,345 psf, median price $1.42M. Median PSF is up 2.4% on the previous 12 months (Oct 2024 – Sep 2025, $1,313 psf).
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 5 | $1,381 psf | $1.70M |
| Jan–Mar 2026 | 5 | $1,333 psf | $1.42M |
| Apr–Jun 2026 | 11 | $1,333 psf | $1.42M |
| Jul–Sep 2026 | 3 | $1,395 psf | $1.41M |
| 12-month total | 24 | $1,345 psf | $1.42M |
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.
Bellewoods: frequently asked questions
Answers generated from the scorecard data — RPS rank 205th of 2,357, scores updated September 2026.
- Is Bellewoods a good buy in 2026?
- Bellewoods scores 7.39/10 on the TRIBE Resale Project Scorecard (Grade S), which places it 205th of 2,357 Singapore resale condos and 2nd of 14 in District 25 (Admiralty, Woodlands). Top-tier project across nearly every dimension. Standout strengths: capital appreciation, project size. Key weaknesses: schools, 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 Bellewoods?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 24 resale transactions at Bellewoods, at a median of $1,345 psf and a median price of $1.42M (range $1,281 psf to $1,410 psf). The median PSF is up 2.4% on the previous 12 months (Oct 2024 – Sep 2025, $1,313 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Bellewoods from the nearest MRT station?
- Bellewoods is about 870m from Admiralty MRT (NS10), scoring 6/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does Bellewoods compare with Northwave Ec?
- Northwave Ec is the project scored next to Bellewoods on the District 25 ranking: 7.58 (Grade S) against Bellewoods's 7.39 (Grade S). Bellewoods scores higher on Project Size (10 vs 8) and MRT Proximity (6 vs 4); Northwave Ec scores higher on Primary School Effect (3 vs 8) and Rental Yield (9 vs 10).
- Which primary schools are within 1km of Bellewoods?
- 2 primary schools are within 1km of Bellewoods: Woodlands RING Primary School, Greenwood Primary School. 2 primary schools within 1km (nearest: WOODLANDS RING PRIMARY SCHOOL at 0.42km). Moderate school access. Bellewoods scores 3/10 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 Bellewoods, and how big is the project?
- Bellewoods is 99-year leasehold, completed in 2017, has 561 units, developed by Qingjian Realty. 99YR tenure — about 86 years remaining — no near-term decay concern. 561 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%.
Scored either side of Bellewoods in Admiralty, Woodlands
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
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