Rent vs D19 +13.5%
Rents above district median
Bellewaters's latest 12-month median rent is $4,200 compared with the D19 median of $3,700 for the same period. Use this district check before narrowing by bedroom and area band.
Bellewaters rent and sale price
D19 / Serangoon Garden, Hougang, Punggol
Address 21 Anchorvale Crescent Bellewaters Singapore 544654
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Quick summary about Bellewaters
Bellewaters is a 99-year leasehold executive condominium in D19 / Serangoon Garden, Hougang, Punggol. The page currently tracks 68 rentals and 334 sales.
- Latest 12M median rent is $4,200 per month from 15 rentals. The bedroom and floor-area tables below show the full loaded history.
- Latest 12M median sale price is $1,740,000, with median sale PSF at $1,558 psf from 39 sales.
- Rent is down 1.2% over the last 3 months. Sale PSF is down 2.1% over the last 3 months.
Bellewaters Market Brief
Compare the project with D19 across rent, sale PSF, tenure and transaction activity.
Compared with D19
Sale PSF vs D19 -6.5%
Sale PSF near district median
Bellewaters's latest 12-month median sale PSF is $1,558 psf versus the D19 median of $1,667 psf for the same period. A premium should be explained by tenure, condition, floor, view or scarcity.
Rent support 2.90%
Rent support near district screen
Gross yield is roughly 2.90% versus a D19 screen of 2.55%. Treat this as a first-pass rent support signal before costs, vacancy and financing.
Rent stability 18.9% spread
Rent has some movement
Recent rents moved enough that bedroom count, area band and latest contracts matter.
Market activity +20.0%
Activity is rising
30 recent transactions versus 25 in the prior 6-month view.
Tenure lens 99-year leasehold
Leasehold comparison needed
99-year leasehold from 2013 matters most on sale price. Compare Bellewaters against nearby projects with similar tenure before treating a PSF gap as cheap or expensive.
Before you decide
Latest 12M median rent $4,200
Is the asking rent fair?
$4,000 to $4,400 is the first fair-rent band to check. Above $4,400 should have a visible reason.
Latest 12M median sale PSF $1,558 psf
Is the purchase price fair?
$1,690,000 to $1,790,000 and $1,510 to $1,600 psf are the first sale checks before adjusting for floor, size, view and condition.
3 bed rent $4,200
Are similar units renting for more?
3 bed and 900 to 1,000 sqft give the closest unit-size checks.
Rent stability 18.9% spread
Is rent stable here?
Rent has some movement. Recent rents moved enough that bedroom count, area band and latest contracts matter.
Transaction volume +20.0%
Is activity rising?
Activity is rising. 30 recent transactions versus 25 in the prior 6-month view.
Bellewaters Project Facts
Project-level details from URA records and local enrichment.
Tenure 99-year leasehold from 2013
Property type Executive Condominium
Sales 334 resale transactions
Total sold value $507.0M
Bellewaters Data Coverage
Use this to judge whether the project has enough rent, sale and recent transaction depth for a confident comparison.
Rentals 68 Dec 2021 to Sept 2026
Sale transactions 334 Jul 2021 to Sept 2026
Rent trend -1.2% Last 3 months
Sale PSF trend -2.1% Last 3 months
Bellewaters Location
Nearest transport, schools and daily conveniences around the project.
Project MRT School Amenities
Nearby
Approximate distance from the project. Walking, driving and transit routes may differ.
Closest MRT
SENGKANG MRT STATION (NE16) 1 km away
PUNGGOL MRT STATION (NE17) 1.35 km away
BUANGKOK MRT STATION 1.77 km away
Schools nearby
OUTRAM SECONDARY SCHOOL 0.19 km away
SPRINGDALE PRIMARY SCHOOL 0.55 km away
NAN CHIAU PRIMARY SCHOOL 0.81 km away
LEARNING LEAP PTE LTD (PUNGGOL GREEN PRIMARY SCHOOL) 0.9 km away
Amenities
PUNGGOL PARK CONNECTOR Park / green link · 1.63 km away
BUANGKOK HAWKER CENTRE Food centre · 1.76 km away
Bellewaters Rent and Sale PSF Trends
Recent rent, sale PSF and contract activity for this project.
Latest median rent $4,200 22 rentals in view
Latest median sale PSF $1,566 psf 72 sales in view
Month Rent contracts Median rent Sale transactions Median sale PSF Median sale
Sept 2026 3 $4,200 5 $1,566 psf $1,740,000
Aug 2026 0 - 6 $1,557 psf $1,948,000
Jul 2026 0 - 3 $1,586 psf $1,690,000
Jun 2026 1 $4,300 4 $1,601 psf $1,750,000
May 2026 1 $3,800 3 $1,487 psf $1,870,000
Apr 2026 2 $4,250 2 $1,599 psf $1,845,044
Mar 2026 1 $4,000 3 $1,548 psf $1,650,000
Feb 2026 3 $4,250 3 $1,529 psf $1,415,000
Jan 2026 1 $4,600 1 $1,496 psf $1,820,182
Dec 2025 1 $4,300 4 $1,567 psf $1,750,000
Nov 2025 1 $4,000 5 $1,480 psf $1,725,000
Oct 2025 1 $4,000 1 $1,321 psf $1,920,000
Projects Similar to Bellewaters
Same district, ranked by similar rent, sale PSF and transaction depth.
99-year leasehold from 2007 The Minton 5.3 km away 1,122 transactions
- Median rent
- $4,000
- Median sale PSF
- $1,410 psf
- Median rent
- $4,000
- Median sale PSF
- $1,323 psf
- Median rent
- $4,100
- Median sale PSF
- $1,300 psf
- Median rent
- $3,700
- Median sale PSF
- $1,275 psf
- Median rent
- $4,000
- Median sale PSF
- $1,328 psf
- Median rent
- $4,300
- Median sale PSF
- $1,333 psf
Bellewaters Rent by Bedrooms
Monthly rent by recorded bedroom count.
Bedrooms Median rent Average rent Transactions
3 bed $4,200 $4,239 46
4 bed $4,800 $4,891 22
Bellewaters Rent by Size
Monthly rent by recorded URA floor area band.
Area band Median rent Average rent Transactions
900 to 1,000 sqft $4,000 $4,045 20
1,000 to 1,100 sqft $4,125 $4,150 16
1,100 to 1,200 sqft $4,650 $4,719 8
1,200 to 1,300 sqft $4,775 $4,775 18
1,300 to 1,400 sqft $5,050 $5,050 2
1,500 to 1,600 sqft $5,800 $5,375 4
Bellewaters Sale PSF by Floor
Median sale price and PSF by recorded floor band.
Floor band Median sale Median PSF Transactions
01 to 05 $1,440,000 $1,248 psf 117
06 to 10 $1,434,000 $1,293 psf 98
11 to 15 $1,590,888 $1,328 psf 91
16 to 20 $1,695,000 $1,204 psf 28
Bellewaters Latest Transactions
Most recent URA rentals and sales for this project.
Rentals
Sales
How to use this data
Practical guidance for renters, buyers and sellers. This is not a valuation, it is a starting point for comparing real transactions.
Rent negotiation
If you are renting
Bellewaters shows a latest 12-month median monthly rent of $4,200 across 15 rentals. Use that as the first anchor, then check the bedroom and floor-area bands before accepting an asking rent.
Latest 12M median rent $4,200
Rentals in period 15
Rent signal Strong
- If the asking rent is above the median, look for a clear reason such as larger size, newer condition, furnishings or a better stack.
- If it is below the median, check whether the unit is smaller, older, lower floor or has a shorter lease term.
Offer check
If you are buying
Latest 12M sales at Bellewaters show a median price of $1,740,000 and $1,558 psf. Treat those as the first comparable range, then adjust for floor, size, condition and tenure.
Latest 12M median sale $1,740,000
Latest 12M median PSF $1,558 psf
Sale signal Strong
- Compare the unit against the sale by floor table before deciding whether a premium makes sense.
- 99-year leasehold from 2013 should be part of the buying decision, especially when comparing against newer leasehold or nearby freehold projects.
Listing position
If you are selling
For sellers, the cleanest starting point is the project median PSF, then the latest sales and nearby project comps. Bellewaters has 334 sales on this page, so pricing should be checked against actual recent contracts before listing.
Sale signal Strong
Total sold value $507.0M
Latest record Sept 2026
- Use the latest sales table to avoid anchoring to stale prices when the most recent month moved differently.
- If you want to price above recent PSF, the listing needs a visible reason such as renovation, view, layout, floor or scarcity.
Run Bellewaters numbers
Start with the project benchmarks, then adjust the calculator assumptions for the unit you are considering.
Rental yield $4,200/mo Test gross and net yield against typical rent. Buy vs rent $1.7M Compare ownership cost against renting. Mortgage $1.7M Estimate monthly payment from the sale price. Stamp duty $1,558 psf Estimate buyer stamp duty before offer math. Purchase timeline Offer steps Map the option fee, exercise date, stamp duty and completion.
District context
Use D19 to compare Bellewaters against the wider area.
About this data
How to read the rental and sale figures on this page.
Rental figures come from URA private residential rent data. Rent is shown as monthly rent.
Sale figures come from private residential sale data. PSF and total selling value are shown where the needed fields are available.
Rental floor level is not available from this source, so rental analysis is split by bedroom count and floor area band.
Sale floor band is available for many sale transactions, so sale prices can be grouped by recorded floor band.
Bellewaters FAQ
Quick answers for renters, buyers and owners comparing this project.
What is the typical rent at Bellewaters?
Bellewaters has a latest 12-month median monthly rent of $4,200 across 15 rentals in that period.
What is the typical sale price at Bellewaters?
The latest 12-month median sale price for Bellewaters is $1,740,000, based on 39 sales in that period.
What is the median sale PSF at Bellewaters?
The latest 12-month median sale price per square foot for Bellewaters is $1,558 psf. The average for the same period is $1,544 psf.
Is Bellewaters freehold or leasehold?
Bellewaters is listed as 99-year leasehold from 2013. Tenure is tied to the project and is most relevant when reviewing sale transactions.
Where is Bellewaters located?
Bellewaters is located at 21 Anchorvale Crescent Bellewaters Singapore 544654 in D19 / Serangoon Garden, Hougang, Punggol.
How current is the Bellewaters transaction data?
The project page uses the latest records currently loaded on PropertySmartSG. Treat it as research evidence and check the latest transaction rows before using it for pricing.