Bellewaters
Bellewaters is a 99-year lease (86 yrs left) executive condo development in District 19 (Serangoon Gardens / Hougang / Punggol). It has 324 recorded private transactions. Latest sale: $1,530,000 (Jul 2026, 98 sqm, floors 01-05). Median $1,284/sqft. Prices up 30.5% over the period. 86 years lease remaining.
Where Bellewaters ranks in District 19
All 143 projects ›Median psf over time
Estimate a unit at Bellewaters
Based on URA transactions for this development. Pick a floor band and unit size.
Projection blends market growth with Bala's Table lease decay. Past growth does not guarantee future performance. Not financial advice.
Lease decay
99-year leasehold. Under Bala's Table (SLA's leasehold relativity model), value decays faster as the lease shortens — currently about 0.19% a year.
Price by floor
| Floor band | Median psf | Transactions |
|---|---|---|
| 01-05 | $1,244 | 113 |
| 06-10 | $1,293 | 96 |
| 11-15 | $1,327 | 90 |
| 16-20 | $1,200 | 25 |
Recent transactions
| Date | Floor | Type | Area | Price | psf |
|---|---|---|---|---|---|
| Jul 2026 | 01-05 | Resale | 98 sqm | $1,530,000 | $1,450 |
| Jul 2026 | 06-10 | Resale | 115 sqm | $2,040,000 | $1,648 |
| Jul 2026 | 06-10 | Resale | 99 sqm | $1,690,000 | $1,586 |
| Jun 2026 | 06-10 | Resale | 105 sqm | $1,835,000 | $1,624 |
| Jun 2026 | 11-15 | Resale | 89 sqm | $1,505,000 | $1,571 |
| Jun 2026 | 11-15 | Resale | 98 sqm | $1,665,000 | $1,578 |
| Jun 2026 | 11-15 | Resale | 108 sqm | $1,888,000 | $1,624 |
| May 2026 | 06-10 | Resale | 99 sqm | $1,750,000 | $1,642 |
| May 2026 | 11-15 | Resale | 111 sqm | $1,880,000 | $1,573 |
| May 2026 | 11-15 | Resale | 108 sqm | $1,870,000 | $1,609 |
| May 2026 | 01-05 | Resale | 124 sqm | $1,968,000 | $1,474 |
| May 2026 | 01-05 | Resale | 98 sqm | $1,568,888 | $1,487 |
| Apr 2026 | 01-05 | Resale | 99 sqm | $1,660,088 | $1,558 |
| Apr 2026 | 06-10 | Resale | 115 sqm | $2,030,000 | $1,640 |
| Mar 2026 | 11-15 | Resale | 105 sqm | $1,800,000 | $1,593 |
| Mar 2026 | 01-05 | Resale | 99 sqm | $1,565,000 | $1,469 |
| Mar 2026 | 01-05 | Resale | 99 sqm | $1,650,000 | $1,548 |
| Feb 2026 | 06-10 | Resale | 86 sqm | $1,408,000 | $1,521 |
| Feb 2026 | 11-15 | Resale | 86 sqm | $1,415,000 | $1,529 |
| Feb 2026 | 06-10 | Resale | 139 sqm | $2,300,000 | $1,537 |
| Jan 2026 | 01-05 | Resale | 113 sqm | $1,820,182 | $1,496 |
| Dec 2025 | 06-10 | Resale | 99 sqm | $1,700,000 | $1,595 |
| Dec 2025 | 16-20 | Resale | 149 sqm | $2,200,000 | $1,372 |
| Dec 2025 | 06-10 | Resale | 99 sqm | $1,690,000 | $1,586 |
| Dec 2025 | 06-10 | Resale | 108 sqm | $1,800,000 | $1,548 |
Bellewaters is inside the 1 km Primary 1 priority zone for 3 primary schools. When a school is oversubscribed, MOE ballots by home–school distance, and homes within 1 km are drawn first.
- This home
- School within 1 km
- School 1–2 km
- 1km ring, top priority
- 2km ring, next tier
Straight-line distances, the basis MOE uses for Home–School Distance priority. Tap a school to open it. Map © OneMap, SLA.
Private condos and apartments closest to Bellewaters, with their median resale psf. Useful for comparing what Bellewaters costs per square foot against nearby developments.
About Bellewaters
Bellewaters in District 19 (Serangoon Gardens / Hougang / Punggol) has been a strong performer, with median psf up roughly 30.5% over the period (about 5.7% a year). Its $1,284 psf median sits about 10% below the District 19 median, cheaper than about 75% of projects there. It has a busy transaction history, with 324 sales between 2021-09 and 2026-07, ranging from $950,000 to $2,300,000. The most recent transaction was a 98 sqm unit (floors 01-05) at $1,530,000 in Jul 2026, and the median is $1,284 psf. On Bala's Table (the SLA leasehold valuation model), the relativity ratio at 86 years remaining is 0.9481, an annual lease decay of about 0.19%. All transaction data is sourced from the Urban Redevelopment Authority (URA) and updated regularly.
How much does a unit at Bellewaters cost?
The most recent transaction at Bellewaters was $1,530,000 for a 98 sqm unit in 2026-07. The median price is $1,284 per square foot across 324 transactions, ranging from $950,000 to $2,300,000. Data sourced from URA.
Is Bellewaters freehold or leasehold?
Bellewaters is on a 99-year lease commencing in 2013, with approximately 86 years remaining. Under Bala's Table, the annual lease decay at this point is about 0.19%.
What is the price per square foot (psf) at Bellewaters?
The median price at Bellewaters is $1,284 psf, with transactions ranging from $943 to $1,648 psf. This is based on 324 URA-recorded transactions in District 19.
Have prices at Bellewaters gone up or down?
Prices at Bellewaters have increased by approximately 30.5% over the data period (around 5.7% a year). The median price is currently $1,284 psf, with the most recent sale at $1,530,000 in 2026-07.