Buying an HDB flat is not just about choosing a property. Your eligibility, grant amount, and purchasing options depend largely on the scheme under which you are buying. Many buyers are familiar with grants such as the Enhanced CPF Housing Grant (EHG), Family Grant, and Proximity Housing Grant (PHG). However, fewer realise that these grants […]
Executive Condominium Project Intelligence
BELLEWATERS
ANCHORVALE CRESCENT
1.5 kmUPPER THOMSON MRT STATION
$1.7MMedian transacted price
37Transactions in latest 12 months
1,001–1,200 sqftMost popular unit size
Market Snapshot
▼ -20.3%
From 12-Month High
Peak: Oct 2025Based on latest 12 months
▲ +8.1%
From 12-Month Low
Low: Feb 2026Based on latest 12 months
▼ -0.9%
Vs District Median PSF
Below District 19 medianBased on latest 12 months
• 0.0%
Vs OCR Median PSF
Above OCR medianBased on latest 12 months
5.7%
12M Turnover Rate
37 sales / 651 units
Latest 12-month sales
37
Up to latest completed Month
Median transacted price
$1.7M
Latest 12 months
Median PSF
$1,542
Latest 12 months
Typical recorded price range
$1.54M – $1.89M
20th to 80th percentile
Latest transacted price
$1.53M
1,055 sqft · 1 Jul 2026
Historical transaction information is presented for market research and does not constitute a valuation or investment recommendation.
Data Source: Urban Redevelopment Authority (URA)•Data up to: July 2026•Last updated: 3 Aug 2026
Market Trends
Average Price & Transaction Trend
Monthly average transacted price and sales volume from the first available record since 2017.
Average PriceTransactions
Available history: Jul 2021 to Jul 2026
Data Source: Urban Redevelopment Authority (URA)•Data up to: July 2026•Last updated: 3 Aug 2026
Transaction Breakdown (Last 12 Months)
Based on completed transactions from Aug 2025 to Jul 2026.
Most popular unit size1,001–1,200 sqft
Median Sold Size1,087 sqft
Unit Size Distribution
Only size ranges with recorded transactions are shown.
Price Distribution
Recorded transactions grouped into price ranges.
Data Source: Urban Redevelopment Authority (URA)•Data up to: July 2026•Last updated: 3 Aug 2026
Recent Transactions by Unit Size
781 – 1000 sqft Average Price Trend
781 – 1000 sqft Transaction Volume
781 – 1000 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-06 | 1 | $1.51M | $1.51M | $1.51M | $1,571 |
| 2026-02 | 2 | $1.41M | $1.41M | $1.42M | $1,525 |
| 2025-11 | 1 | $1.36M | $1.36M | $1.36M | $1,467 |
| 2025-09 | 1 | $1.4M | $1.4M | $1.4M | $1,512 |
| 2025-08 | 1 | $1.48M | $1.48M | $1.48M | $1,545 |
781 – 1000 sqft Recent Transactions
| Date | Type | Level | Area | PSF | Price |
|---|---|---|---|---|---|
| 2026-06 | Executive Condominium | 11 to 15 | 958 sqft | $1,571 | $1.51M |
| 2026-02 | Executive Condominium | 11 to 15 | 926 sqft | $1,529 | $1.42M |
| 2026-02 | Executive Condominium | 06 to 10 | 926 sqft | $1,521 | $1.41M |
| 2025-11 | Executive Condominium | 01 to 05 | 926 sqft | $1,467 | $1.36M |
| 2025-09 | Executive Condominium | 06 to 10 | 926 sqft | $1,512 | $1.4M |
| 2025-08 | Executive Condominium | 11 to 15 | 958 sqft | $1,545 | $1.48M |
1001 – 1200 sqft Average Price Trend
1001 – 1200 sqft Transaction Volume
1001 – 1200 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-07 | 1 | $1.53M | $1.53M | $1.53M | $1,450 |
| 2026-06 | 3 | $1.8M | $1.67M | $1.89M | $1,609 |
| 2026-05 | 4 | $1.77M | $1.57M | $1.88M | $1,578 |
| 2026-04 | 1 | $1.66M | $1.66M | $1.66M | $1,558 |
| 2026-03 | 3 | $1.67M | $1.57M | $1.8M | $1,537 |
| 2025-12 | 3 | $1.73M | $1.69M | $1.8M | $1,576 |
| 2025-11 | 3 | $1.66M | $1.52M | $1.74M | $1,553 |
| 2025-08 | 3 | $1.66M | $1.61M | $1.7M | $1,485 |
1001 – 1200 sqft Recent Transactions
| Date | Type | Level | Area | PSF | Price |
|---|---|---|---|---|---|
| 2026-07 | Executive Condominium | 01 to 05 | 1,055 sqft | $1,450 | $1.53M |
| 2026-06 | Executive Condominium | 06 to 10 | 1,130 sqft | $1,624 | $1.84M |
| 2026-06 | Executive Condominium | 11 to 15 | 1,163 sqft | $1,624 | $1.89M |
| 2026-06 | Executive Condominium | 11 to 15 | 1,055 sqft | $1,578 | $1.67M |
| 2026-05 | Executive Condominium | 11 to 15 | 1,195 sqft | $1,573 | $1.88M |
| 2026-05 | Executive Condominium | 11 to 15 | 1,163 sqft | $1,609 | $1.87M |
| 2026-05 | Executive Condominium | 01 to 05 | 1,055 sqft | $1,487 | $1.57M |
| 2026-05 | Executive Condominium | 06 to 10 | 1,066 sqft | $1,642 | $1.75M |
1201 – 1500 sqft Average Price Trend
1201 – 1500 sqft Transaction Volume
1201 – 1500 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-05 | 1 | $1.97M | $1.97M | $1.97M | $1,474 |
| 2026-04 | 1 | $2.03M | $2.03M | $2.03M | $1,640 |
| 2026-02 | 1 | $2.3M | $2.3M | $2.3M | $1,537 |
| 2026-01 | 1 | $1.82M | $1.82M | $1.82M | $1,496 |
| 2025-11 | 1 | $1.8M | $1.8M | $1.8M | $1,480 |
| 2025-10 | 1 | $1.92M | $1.92M | $1.92M | $1,321 |
| 2025-09 | 1 | $1.69M | $1.69M | $1.69M | $1,388 |
| 2025-08 | 1 | $2.06M | $2.06M | $2.06M | $1,542 |
1201 – 1500 sqft Recent Transactions
| Date | Type | Level | Area | PSF | Price |
|---|---|---|---|---|---|
| 2026-05 | Executive Condominium | 01 to 05 | 1,335 sqft | $1,474 | $1.97M |
| 2026-04 | Executive Condominium | 06 to 10 | 1,238 sqft | $1,640 | $2.03M |
| 2026-02 | Executive Condominium | 06 to 10 | 1,496 sqft | $1,537 | $2.3M |
| 2026-01 | Executive Condominium | 01 to 05 | 1,216 sqft | $1,496 | $1.82M |
| 2025-11 | Executive Condominium | 01 to 05 | 1,216 sqft | $1,480 | $1.8M |
| 2025-10 | Executive Condominium | 16 to 20 | 1,453 sqft | $1,321 | $1.92M |
| 2025-09 | Executive Condominium | 16 to 20 | 1,216 sqft | $1,388 | $1.69M |
| 2025-08 | Executive Condominium | 11 to 15 | 1,335 sqft | $1,542 | $2.06M |
1501 – 2000 sqft Average Price Trend
1501 – 2000 sqft Transaction Volume
1501 – 2000 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2025-12 | 1 | $2.2M | $2.2M | $2.2M | $1,372 |
| 2025-08 | 1 | $2.2M | $2.2M | $2.2M | $1,439 |
1501 – 2000 sqft Recent Transactions
| Date | Type | Level | Area | PSF | Price |
|---|---|---|---|---|---|
| 2025-12 | Executive Condominium | 16 to 20 | 1,604 sqft | $1,372 | $2.2M |
| 2025-08 | Executive Condominium | 11 to 15 | 1,528 sqft | $1,439 | $2.2M |
Data Source: Urban Redevelopment Authority (URA)•Data up to: July 2026•Last updated: 3 Aug 2026
Location Map
Explore the development in detail with interactive maps. Switch between OneMap, Satellite, Land Lot and URA Master Plan to better understand the development and its surroundings.
Master Plan 2025 (approved amendments incorporated)
Please click on the zoning type for a description of the use
Railway
Planning Area Boundary
Plot Ratio Boundary
Underground Road / Structure
Maximum Permissible Plot Ratio
Maximum Permissible White Quantum
Minimum Business (B) Plot Ratio
Conservation Area
Nature Reserve
National Park
Monument
Nearby Amenities
Closest amenities from BELLEWATERS. Distances are straight-line estimates.
MRT / LRT
- UPPER THOMSON MRT STATION1.5 kmJALAN KELI
- BRIGHT HILL MRT STATION1.8 kmSIN MING AVENUE
- MARYMOUNT MRT STATION2.2 kmMARYMOUNT ROAD
Primary Schools
- AI TONG SCHOOL1.7 kmBRIGHT HILL DRIVE
Secondary Schools
- PEIRCE SECONDARY SCHOOL2.0 kmSIN MING WALK
- MAYFLOWER SECONDARY SCHOOL2.5 kmANG MO KIO STREET 21
Post-Secondary
- EUNOIA JUNIOR COLLEGE2.6 kmSIN MING PLACE
- RAFFLES INSTITUTION2.7 kmRAFFLES INSTITUTION LANE
- NATIONAL JUNIOR COLLEGE3.0 kmHILLCREST ROAD
Hawker Centres
- Shunfu Road Blk 320 (Shunfu Mart)1.9 kmShunfu Road
- Sembawang Hills Food Centre (Jalan Leban Food Centre)2.5 kmUpper Thomson Road
- Ang Mo Kio Ave 1 Blk 226D (Kebun Baru Market and Food Centre)2.7 kmAng Mo Kio Ave 1
Hospitals
- MOUNT ALVERNIA HOSPITAL2.3 kmTHOMSON ROAD
- CRAWFURD HOSPITAL2.9 kmADAM ROAD
Parks
- WINDSOR NATURE PARK550 m
- JUPITER PLAYGROUND910 m
- VENUS GREEN1.1 km
Libraries
- Bishan Library3.2 kmBishan Place
- Ang Mo Kio Library3.8 kmAng Mo Kio Avenue 6
Community Clubs
- Thomson CC (U/C)1.8 kmUpper Thomson Road
- Marymount CC2.6 kmSin Ming Avenue
Sport Facilities
- ActiveSG Gym@Ang Mo Kio Community Centre2.8 kmAng Mo Kio Avenue 1
- ActiveSG Gym@Toa Payoh3.2 kmLorong 1 Toa Payoh
- ActiveSG Gym@Toa Payoh West Community Centre3.3 kmLorong 2 Toa Payoh
Market Position & Nearby Transactions
How BELLEWATERS compares with District 19 projects and transactions recorded within 1 km over the latest 12 months.
Project Median PSF$1,54237 project sales
District 19 Median PSF$1,556Median across district projects with recorded sales
Difference vs District-0.9%Below district median
Transactions Within 1 km59Recorded in the latest 12 months
Position Within District 19
BELLEWATERS is more affordable than 52% of District 19 projects with recorded sales.
Lower PSFDistrict medianHigher PSF
103of 214 District 19 projects with recorded sales
District reference range$1,103 – $2,169 psf
Comparable Condos Within 1 km
Up to 20 nearest eligible condominium and EC projects. PSF (M) means median PSF for the latest 12 months.
| Project | Distance | TOP / Age | Units | 12M Sales | PSF (M) |
|---|---|---|---|---|---|
| 3 ORCHARD BY THE PARK | 0 m | 20179 yrs old | 77 | 0 | — |
| ADELPHI PARK ESTATE | 0 m | — | — | 5 | $1,934 |
| ADORA GREEN | 0 m | 201214 yrs old | — | 0 | — |
| ALWYN PARK | 0 m | 199234 yrs old | 38 | 1 | $2,600 |
| AROOZOO CENTRE | 0 m | — | — | 0 | — |
| ASTON GREEN | 0 m | — | 12 | 0 | — |
| AUSTRAL VIEW | 0 m | — | — | 0 | — |
| BAN GUAN PARK | 0 m | — | — | 9 | $2,716 |
| BARKER VILLE | 0 m | — | 8 | 0 | — |
| BEDOKVILLE | 0 m | — | — | 4 | $1,474 |
| BELLAVILLE | 0 m | — | 10 | 0 | — |
| BELLEWOODS | 0 m | — | 561 | 26 | $1,348 |
| BELVIA | 0 m | 201412 yrs old | — | 0 | — |
| BETA GROVE | 0 m | — | — | 1 | $1,247 |
| BIRCHWOOD MANSIONS | 0 m | 199036 yrs old | 24 | 0 | — |
| BLAIR PLAIN CONSERVATION AREA | 0 m | — | — | 4 | $3,356 |
| BOAT QUAY CONSERVATION AREA | 0 m | — | — | 0 | — |
| BOON TECK VIEW | 0 m | — | — | 0 | — |
| BRADDELL HEIGHTS ESTATE | 0 m | — | — | 9 | $1,879 |
| BRADDELL REGALIA | 0 m | — | — | 0 | — |
Nearby Transactions by Unit Size
Transactions from eligible condominium and EC projects within 1 km during the latest 12 months.
500–780 sqft Nearby Average Price Trend
500–780 sqft Nearby Transaction Volume
500–780 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-06 | 1 | $4.12M | $4.12M | $4.12M | $5,539 |
500–780 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| BLAIR PLAIN CONSERVATION AREA | Terrace House | — | 1 | $4.12M | $5,539 |
781–1,000 sqft Nearby Average Price Trend
781–1,000 sqft Nearby Transaction Volume
781–1,000 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-06 | 1 | $1.24M | $1.24M | $1.24M | $1,324 |
| 2026-05 | 2 | $1.23M | $1.2M | $1.26M | $1,311 |
| 2026-02 | 1 | $1.29M | $1.29M | $1.29M | $1,375 |
| 2026-01 | 1 | $1.23M | $1.23M | $1.23M | $1,308 |
| 2025-12 | 1 | $1.09M | $1.09M | $1.09M | $1,381 |
| 2025-09 | 1 | $1.26M | $1.26M | $1.26M | $1,345 |
781–1,000 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| BELLEWOODS | EC | 561 | 7 | $1.22M | $1,336 |
1,001–1,200 sqft Nearby Average Price Trend
1,001–1,200 sqft Nearby Transaction Volume
1,001–1,200 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-06 | 2 | $1.44M | $1.42M | $1.45M | $1,347 |
| 2026-05 | 1 | $1.4M | $1.4M | $1.4M | $1,314 |
| 2026-04 | 4 | $1.45M | $1.39M | $1.56M | $1,330 |
| 2026-03 | 2 | $1.49M | $1.42M | $1.56M | $1,324 |
| 2026-01 | 1 | $1.42M | $1.42M | $1.42M | $1,333 |
| 2025-09 | 2 | $1.48M | $1.38M | $1.58M | $1,331 |
1,001–1,200 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| BELLEWOODS | EC | 561 | 12 | $1.45M | $1,331 |
1,201–1,500 sqft Nearby Average Price Trend
1,201–1,500 sqft Nearby Transaction Volume
1,201–1,500 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-07 | 1 | $1.76M | $1.76M | $1.76M | $1,410 |
| 2026-04 | 1 | $1.74M | $1.74M | $1.74M | $1,354 |
| 2025-12 | 3 | $1.72M | $1.69M | $1.78M | $1,372 |
| 2025-10 | 2 | $2.93M | $1.86M | $4M | $2,250 |
| 2025-09 | 1 | $1.66M | $1.66M | $1.66M | $1,351 |
1,201–1,500 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| BELLEWOODS | EC | 561 | 7 | $1.74M | $1,373 |
| BLAIR PLAIN CONSERVATION AREA | Terrace House | — | 1 | $4M | $3,118 |
1,501–2,000 sqft Nearby Average Price Trend
1,501–2,000 sqft Nearby Transaction Volume
1,501–2,000 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-04 | 1 | $4.2M | $4.2M | $4.2M | $2,600 |
| 2026-03 | 1 | $6M | $6M | $6M | $3,594 |
| 2025-10 | 1 | $2.08M | $2.08M | $2.08M | $1,247 |
1,501–2,000 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| ALWYN PARK | Terrace House | 38 | 1 | $4.2M | $2,600 |
| BETA GROVE | Apt | — | 1 | $2.08M | $1,247 |
| BLAIR PLAIN CONSERVATION AREA | Terrace House | — | 1 | $6M | $3,594 |
2,001–3,000 sqft Nearby Average Price Trend
2,001–3,000 sqft Nearby Transaction Volume
2,001–3,000 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-07 | 1 | $8.2M | $8.2M | $8.2M | $2,735 |
| 2026-06 | 1 | $8.3M | $8.3M | $8.3M | $3,513 |
| 2025-09 | 1 | $5.9M | $5.9M | $5.9M | $2,896 |
2,001–3,000 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| BAN GUAN PARK | Semi-detached House | — | 2 | $8.25M | $3,124 |
| BLAIR PLAIN CONSERVATION AREA | Terrace House | — | 1 | $5.9M | $2,896 |
>3,000 sqft Nearby Average Price Trend
>3,000 sqft Nearby Transaction Volume
>3,000 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-07 | 1 | $7.5M | $7.5M | $7.5M | $1,150 |
| 2026-06 | 2 | $9.48M | $8.5M | $10.45M | $1,944 |
| 2026-05 | 1 | $8.18M | $8.18M | $8.18M | $1,849 |
| 2026-04 | 2 | $14.8M | $9.6M | $20M | $2,898 |
| 2026-03 | 2 | $9.13M | $8.08M | $10.18M | $2,060 |
| 2026-02 | 1 | $5M | $5M | $5M | $1,450 |
| 2026-01 | 2 | $10.8M | $10.1M | $11.5M | $2,034 |
| 2025-12 | 5 | $6.89M | $3.9M | $10.5M | $1,631 |
| 2025-11 | 2 | $8.1M | $6.5M | $9.7M | $2,188 |
| 2025-10 | 3 | $11.66M | $7.6M | $14.7M | $2,101 |
| 2025-09 | 3 | $9.57M | $6.29M | $14.25M | $2,224 |
| 2025-08 | 1 | $10.25M | $10.25M | $10.25M | $2,716 |
>3,000 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| BRADDELL HEIGHTS ESTATE | Detached House | — | 9 | $9.45M | $1,818 |
| BAN GUAN PARK | Semi-detached House | — | 7 | $11.88M | $2,623 |
| ADELPHI PARK ESTATE | Detached House | — | 5 | $8.2M | $1,960 |
| BEDOKVILLE | Semi-detached House | — | 4 | $6.14M | $1,504 |
Market Interpretation
BELLEWATERS recorded 37 transactions during the latest 12 months, providing a more useful recent basis for comparison.
Its median PSF is broadly in line with the District 19 project median.
Within 1 km, 20 nearby condominiums were identified; 8 recorded at least one sale during the same period. These projects provide additional context where the subject development has limited recent activity.
This is a rules-based interpretation of recorded transactions and nearby project data, not a formal valuation.Project Details
Developer
Qingjian Realty (Anchorvale) Pte Ltd
Property type
Executive Condominium
District
District 19 - Hougang / Punggol / Sengkang
Market segment
Outside Central Region
Tenure
99 yrs lease commencing from 2013
Total units
651
About BELLEWATERS
BELLEWATERS is a executive condominium in Singapore District 19 with 99 yrs lease commencing from 2013. It recorded 37 transactions during the latest 12-month period in the database, with a median transacted price of $1.7M and a median of $1,542 psf. The most frequently transacted size range is 1,001–1,200 sqft, representing 56.8% of transactions with recorded floor area. UPPER THOMSON MRT STATION is approximately 1.5 km away by straight-line distance.
Get Property AdviceDisclaimer: The information, charts and statistics on this page are derived from publicly available Urban Redevelopment Authority (URA) transaction records and are provided for general informational purposes only. While every reasonable effort is made to keep the information accurate and up to date, all data, calculations, trends and market insights are estimates and should not be relied upon as the sole basis for financial, investment, legal, valuation or property decisions. Users should independently verify the information and seek professional advice where appropriate.
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