Most Singapore homeowners would have heard the saying that property is a hedge against inflation. It sounds straightforward: when the cost of everything goes up, property prices should go up too. There is some truth to this, but the actual relationship is much more interesting. Inflation can support property values over the long term because […]
Property Project Intelligence
BELLEWATERS
ANCHORVALE CRESCENT
370 mFARMWAY LRT STATION
$1.74MMedian transacted price
41Transactions in latest 12 months
1,001–1,200 sqftMost popular unit size
BELLEWATERS Market Snapshot
▼ -10.7%
From 12-Month High
Peak: Aug 2026Based on latest 12 months
▲ +23.0%
From 12-Month Low
Low: Feb 2026Based on latest 12 months
• 0.0%
Vs District Median PSF
Above District 19 medianBased on latest 12 months
▲ +0.5%
Vs OCR Median PSF
Above OCR medianBased on latest 12 months
6.3%
12M Turnover Rate
41 sales / 651 units
Latest 12-month sales
41
Up to latest imported transaction
Median transacted price
$1.74M
Latest 12 months
Median PSF
$1,560
Latest 12 months
Typical recorded price range
$1.55M – $1.93M
20th to 80th percentile
Latest transacted price
$1.59M
990 sqft · 1 Sep 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: October 2026•Last updated: 12 Oct 2026
BELLEWATERS 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 Sep 2026
Data Source: Urban Redevelopment Authority (URA)•Data up to: October 2026•Last updated: 12 Oct 2026
Transaction Breakdown (Last 12 Months)
Based on completed transactions from Nov 2025 to Oct 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: October 2026•Last updated: 12 Oct 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) |
|---|---|---|---|---|---|
| 2026-09 | 2 | $1.52M | $1.45M | $1.59M | $1,586 |
| 2026-08 | 2 | $1.49M | $1.44M | $1.55M | $1,557 |
| 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 |
781 – 1000 sqft Recent Transactions
| Date | Type | Level | Area | PSF | Price |
|---|---|---|---|---|---|
| 2026-09 | EC | 11 to 15 | 990 sqft | $1,606 | $1.59M |
| 2026-09 | EC | 06 to 10 | 926 sqft | $1,566 | $1.45M |
| 2026-08 | EC | 01 to 05 | 990 sqft | $1,560 | $1.55M |
| 2026-08 | EC | 11 to 15 | 926 sqft | $1,553 | $1.44M |
| 2026-06 | EC | 11 to 15 | 958 sqft | $1,571 | $1.51M |
| 2026-02 | EC | 11 to 15 | 926 sqft | $1,529 | $1.42M |
| 2026-02 | EC | 06 to 10 | 926 sqft | $1,521 | $1.41M |
| 2025-11 | EC | 01 to 05 | 926 sqft | $1,467 | $1.36M |
1001 – 1200 sqft Average Price Trend
1001 – 1200 sqft Transaction Volume
1001 – 1200 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-09 | 2 | $1.81M | $1.74M | $1.87M | $1,598 |
| 2026-07 | 2 | $1.61M | $1.53M | $1.69M | $1,518 |
| 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 |
1001 – 1200 sqft Recent Transactions
| Date | Type | Level | Area | PSF | Price |
|---|---|---|---|---|---|
| 2026-09 | EC | 06 to 10 | 1,130 sqft | $1,655 | $1.87M |
| 2026-09 | EC | 01 to 05 | 1,130 sqft | $1,540 | $1.74M |
| 2026-07 | EC | 01 to 05 | 1,055 sqft | $1,450 | $1.53M |
| 2026-07 | EC | 06 to 10 | 1,066 sqft | $1,586 | $1.69M |
| 2026-06 | EC | 11 to 15 | 1,055 sqft | $1,578 | $1.67M |
| 2026-06 | EC | 06 to 10 | 1,130 sqft | $1,624 | $1.84M |
| 2026-06 | EC | 11 to 15 | 1,163 sqft | $1,624 | $1.89M |
| 2026-05 | EC | 11 to 15 | 1,195 sqft | $1,573 | $1.88M |
1201 – 1500 sqft Average Price Trend
1201 – 1500 sqft Transaction Volume
1201 – 1500 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-09 | 1 | $1.75M | $1.75M | $1.75M | $1,439 |
| 2026-08 | 4 | $2M | $1.93M | $2.1M | $1,508 |
| 2026-07 | 1 | $2.04M | $2.04M | $2.04M | $1,648 |
| 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 |
1201 – 1500 sqft Recent Transactions
| Date | Type | Level | Area | PSF | Price |
|---|---|---|---|---|---|
| 2026-09 | EC | 16 to 20 | 1,216 sqft | $1,439 | $1.75M |
| 2026-08 | EC | 01 to 05 | 1,238 sqft | $1,590 | $1.97M |
| 2026-08 | EC | 16 to 20 | 1,389 sqft | $1,388 | $1.93M |
| 2026-08 | EC | 16 to 20 | 1,453 sqft | $1,444 | $2.1M |
| 2026-08 | EC | 01 to 05 | 1,238 sqft | $1,608 | $1.99M |
| 2026-07 | EC | 06 to 10 | 1,238 sqft | $1,648 | $2.04M |
| 2026-05 | EC | 01 to 05 | 1,335 sqft | $1,474 | $1.97M |
| 2026-04 | EC | 06 to 10 | 1,238 sqft | $1,640 | $2.03M |
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 |
1501 – 2000 sqft Recent Transactions
| Date | Type | Level | Area | PSF | Price |
|---|---|---|---|---|---|
| 2025-12 | EC | 16 to 20 | 1,604 sqft | $1,372 | $2.2M |
Data Source: Urban Redevelopment Authority (URA)•Data up to: October 2026•Last updated: 12 Oct 2026
BELLEWATERS Location & Nearby Amenities
Explore BELLEWATERS and nearby amenities. Distances shown are straight-line estimates from the property.
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
BELLEWATERS Nearby Amenities
Closest amenities from BELLEWATERS. Distances are straight-line estimates.
MRT / LRT
- FARMWAY LRT STATION370 mSW2Sengkang LRT
- CHENG LIM LRT STATION490 mSW1Sengkang LRT
- SOO TECK LRT STATION900 mPW7Punggol LRT
Bus Interchanges
- Sengkang Bus Interchange1.0 kmSengkang Sq
- Compassvale Bus Interchange1.2 kmCompassvale Rd
- Punggol Bus Interchange1.3 kmPunggol Pl
- Buangkok Bus Interchange1.8 kmSengkang Ctrl
Shopping Malls
- Anchorvale Village470 m339 Anchorvale Road, Singapore 540339
- Compass One960 mSengkang Square
- Waterway Point1.4 kmPunggol Central
- Rivervale Mall1.7 kmRivervale Crescent
Primary Schools
- SPRINGDALE PRIMARY SCHOOL570 mANCHORVALE LINK
- PUNGGOL GREEN PRIMARY SCHOOL840 mPUNGGOL WALK
- NAN CHIAU PRIMARY SCHOOL860 mANCHORVALE LINK
- COMPASSVALE PRIMARY SCHOOL960 mCOMPASSVALE STREET
- ANCHOR GREEN PRIMARY SCHOOL1.1 kmANCHORVALE DRIVE
Secondary Schools
- OUTRAM SECONDARY SCHOOL230 mANCHORVALE CRESCENT
- YUSOF ISHAK SECONDARY SCHOOL960 mSUMANG WALK
- COMPASSVALE SECONDARY SCHOOL1.0 kmCOMPASSVALE CRESCENT
- NAN CHIAU HIGH SCHOOL1.2 kmANCHORVALE LINK
Post-Secondary
- ITE COLLEGE CENTRAL4.6 kmANG MO KIO DRIVE
MOE Kindergartens
- MOE KINDERGARTEN @ SPRINGDALE570 mANCHORVALE LINK
- MOE KINDERGARTEN @ PUNGGOL GREEN840 mPUNGGOL WALK
- MOE KINDERGARTEN @ ANCHOR GREEN1.1 kmANCHORVALE DRIVE
- MOE KINDERGARTEN @ VALOUR1.2 kmPUNGGOL CENTRAL
Childcare Centres
- MY WORLD PRESCHOOL LTD190 mANCHORVALE CRESCENT
- MY WORLD PRESCHOOL LTD260 mSUMANG LANE
- Skool4Kidz Preschool360 mANCHORVALE CRESCENT
- PCF SPARKLETOTS PRESCHOOL @ PUNGGOL WEST BLK 222 (CC)360 mSUMANG LANE
Infant Care Centres
- PCF Sparkletots Preschool @ Sengkang West Blk 351 (EY)890 mANCHORVALE ROAD
- My First Skool1.3 kmSUMANG WALK
- PCF SPARKLETOTS PRESCHOOL @ SENGKANG WEST BLK 303A (EY)1.4 kmANCHORVALE LINK
- PCF Sparkletots Preschool @ Jalan Kayu Blk 469B (EY)1.6 kmSENGKANG WEST WAY
Kindergartens
- PCF Sparkletots Preschool @ Sengkang North Blk 292B (KN)970 mCOMPASSVALE STREET
- Sengkang Methodist Preschool1.0 kmANCHORVALE ROAD
- PCF Sparkletots Preschool @ Punggol West Blk 271A (KN)1.1 kmPUNGGOL WALK
- Cedan Kindergarten1.7 kmPUNGGOL FIELD
Hawker Centres
- Anchorvale Village Hawker Centre470 mAnchorvale Road
- Fernvale Hawker Centre & Market1.8 kmSengkang West Avenue
- One Punggol Hawker Centre1.8 kmPunggol Drive
Supermarkets
- Sheng Siong220 mAnchorvale Crescent
- Norman240 mSumang Lane
- Sheng Siong240 mSumang Lane
- FairPrice440 m
Wet Markets
- Sengkang New Market2.0 km
- Punggol New Market2.5 kmPunggol Field
Hospitals
- SENGKANG COMMUNITY HOSPITAL430 mANCHORVALE STREET
- SENGKANG GENERAL HOSPITAL640 mSENGKANG EAST WAY
Polyclinics
- Sengkang Polyclinic860 mSengkang Square
- Punggol Polyclinic2.5 kmPunggol Drive
Parks
- SENGKANG RIVERSIDE PK790 m
- ST ANNE'S WOOD PG1.7 km
- HDB - COMPASSVALE LN (BLK 205B)1.8 km
Libraries
- Sengkang Library990 mSengkang Square
- Punggol Library1.9 kmPunggol Drive
Community Clubs
- Anchorvale CC600 mAnchorvale Road
- Punggol West CC710 mPunggol Field
Sport Facilities
- Sengkang Sport Centre780 mAnchorvale Road
- SAFRA CLUBHOUSE (PUNGGOL)2.0 kmSENTUL CRES
- ActiveSG Gym@Fernvale Square2.2 kmSengkang West Avenue
Featured Listings
Properties currently available through Homy, with priority given to listings in BELLEWATERS.
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For Sale 1 / 16 Condo D27
Skies Miltonia, New 3-Storey Penthouses for Sale
$2,600,000
MILTONIA CLOSE99 YearsBuilt 2016
- 3 Bed
- 4 Bath
- 2,562 ft²
- $1,015 psf
For Sale 1 / 21 Condo D6
EDEN RESIDENCES CAPITOL – Luxury 3 Bedroom Developer sale
$11,980,000
STAMFORD ROAD99 YearsBuilt 2015
- 3 Bed
- 5 Bath
- 3,003 ft²
- $3,989 psf
For Sale 1 / 29 Condo D1
V on Shenton Luxury Penthouse for Sale
$18,800,000
SHENTON WAY99 Years
- 4 Bed
- 7 Bath
- 6,200 ft²
- $3,032 psf
For Sale 1 / 9 Landed D28
Belgravia Ace, Brand New Freehold Semi-D for Sale
$5,300,000
BELGRAVIA DRIVEFreeholdBuilt 2028
- 5 Bed
- 4 Bath
- 4,370 ft²
- $1,213 psf
BELLEWATERS 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$1,56041 project sales
District 19 Median PSF$1,560Median across district projects with recorded sales
Difference vs District0.0%In line with district
Transactions Within 1 km62Recorded in the latest 12 months
Position Within District 19
BELLEWATERS is more affordable than 50% of District 19 projects with recorded sales.
Lower PSFDistrict medianHigher PSF
104of 207 District 19 projects with recorded sales
District reference range$1,118 – $2,181 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) |
|---|---|---|---|---|---|
| TREASURE CREST | 203 m | — | — | 19 | $1,579 |
| OLA | 324 m | 20242 yrs old | 548 | 3 | $1,643 |
| THE VALES | 421 m | 20179 yrs old | 517 | 40 | $1,623 |
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 | 2 | $1.23M | $1.21M | $1.25M | $1,610 |
| 2026-04 | 2 | $1.24M | $1.23M | $1.24M | $1,616 |
| 2026-02 | 2 | $1.21M | $1.17M | $1.25M | $1,586 |
| 2025-12 | 1 | $1.25M | $1.25M | $1.25M | $1,629 |
| 2025-11 | 3 | $1.23M | $1.22M | $1.23M | $1,620 |
500–780 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| THE VALES | EC | 517 | 10 | $1.23M | $1,611 |
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) |
|---|---|---|---|---|---|
| 2026-09 | 5 | $1.53M | $1.49M | $1.57M | $1,644 |
| 2026-08 | 1 | $1.4M | $1.4M | $1.4M | $1,548 |
| 2026-05 | 1 | $1.37M | $1.37M | $1.37M | $1,512 |
| 2026-04 | 4 | $1.51M | $1.29M | $1.63M | $1,610 |
| 2026-03 | 3 | $1.44M | $1.39M | $1.53M | $1,574 |
| 2026-02 | 1 | $1.39M | $1.39M | $1.39M | $1,540 |
| 2025-12 | 2 | $1.43M | $1.4M | $1.45M | $1,567 |
| 2025-11 | 3 | $1.48M | $1.43M | $1.52M | $1,610 |
| 2025-10 | 1 | $1.4M | $1.4M | $1.4M | $1,547 |
781–1,000 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| THE VALES | EC | 517 | 15 | $1.43M | $1,570 |
| TREASURE CREST | EC | — | 4 | $1.56M | $1,633 |
| OLA | EC | 548 | 2 | $1.57M | $1,702 |
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) |
|---|---|---|---|---|---|
| 2026-09 | 3 | $1.83M | $1.77M | $1.87M | $1,648 |
| 2026-08 | 1 | $1.8M | $1.8M | $1.8M | $1,563 |
| 2026-07 | 3 | $1.77M | $1.77M | $1.78M | $1,710 |
| 2026-06 | 2 | $1.75M | $1.64M | $1.87M | $1,604 |
| 2026-05 | 3 | $1.75M | $1.74M | $1.75M | $1,574 |
| 2026-04 | 3 | $1.79M | $1.76M | $1.81M | $1,672 |
| 2026-03 | 1 | $1.72M | $1.72M | $1.72M | $1,593 |
| 2025-12 | 5 | $1.7M | $1.64M | $1.75M | $1,583 |
| 2025-11 | 3 | $1.66M | $1.62M | $1.7M | $1,545 |
1,001–1,200 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| TREASURE CREST | EC | — | 14 | $1.74M | $1,557 |
| THE VALES | EC | 517 | 10 | $1.75M | $1,692 |
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) |
|---|---|---|---|---|---|
| 2026-09 | 1 | $2.28M | $2.28M | $2.28M | $1,695 |
| 2026-07 | 1 | $2.25M | $2.25M | $2.25M | $1,620 |
| 2026-05 | 1 | $2.23M | $2.23M | $2.23M | $1,752 |
| 2026-01 | 1 | $2.38M | $2.38M | $2.38M | $1,688 |
| 2025-11 | 1 | $2.27M | $2.27M | $2.27M | $1,610 |
| 2025-10 | 3 | $2.17M | $2.02M | $2.25M | $1,639 |
1,201–1,500 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| THE VALES | EC | 517 | 4 | $2.22M | $1,660 |
| TREASURE CREST | EC | — | 3 | $2.25M | $1,675 |
| OLA | EC | 548 | 1 | $2.25M | $1,620 |
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) |
|---|---|---|---|---|---|
| 2026-09 | 1 | $2.55M | $2.55M | $2.55M | $1,528 |
| 2026-07 | 1 | $2.48M | $2.48M | $2.48M | $1,557 |
| 2025-12 | 1 | $2.28M | $2.28M | $2.28M | $1,367 |
1,501–2,000 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| THE VALES | EC | 517 | 3 | $2.44M | $1,484 |
Market Interpretation
BELLEWATERS recorded 41 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, 3 nearby condominiums were identified; 3 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.BELLEWATERS 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 41 transactions during the latest 12-month period in the database, with a median transacted price of $1.74M and a median of $1,560 psf. The most frequently transacted size range is 1,001–1,200 sqft, representing 51.2% of transactions with recorded floor area. FARMWAY LRT STATION is approximately 370 m away by straight-line distance. 4 primary schools are located within a 1 km straight-line radius.
Get Property AdviceDisclaimer: The information, charts, statistics, distances and other data shown on this page are derived from publicly available sources, including Urban Redevelopment Authority (URA) transaction records, and are provided for general informational purposes only. While reasonable efforts are made to keep the information accurate and up to date, the data may contain errors, omissions, delays or inaccuracies. All figures, calculations, trends, market insights and distance measurements are estimates only and should not be relied upon for contractual, legal, financial, investment, valuation, planning or other official purposes. Distance information is approximate and should not be used for actual access, eligibility, proximity, planning or assessment purposes. Users should independently verify all information with the relevant authorities, official records or other appropriate sources before making any decision or entering into any agreement.
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