Property

Bellewaters

Executive condominium · Anchorvale Crescent · District 19 · Outside Central Region

Is this property right for you?

Key facts

What the public record says. Where the record is silent, this says so.

Where
Anchorvale Crescent, District 19
Region
Outside Central Region
Kind of home
Executive condominium
Tenure
99-year leasehold from 2013About 86 years left
First recorded sale
Sep 2021the record starts here; the estate may be older
Height
At least 20 storeysthe highest floor band sold
Homes recorded
926 to 1,636 sq ft331 sales, 0 of them at launch
70 other projects within 4 km
  • 0.3 km
  • 0.4 km
  • 0.5 km
  • 0.7 km
  • 0.7 km
  • Rivercove Residences1.0 km
  • 1.1 km
  • 1.2 km
  • 1.2 km
  • A Treasure Trove1.3 km
  • 1.3 km
  • 1.3 km
  • 1.4 km
  • 1.4 km
  • 1.4 km
  • Watertown1.5 km
  • 1.6 km
  • 1.6 km
  • 1.7 km
  • 1.8 km
  • High Park Residences1.8 km
  • 1.9 km
  • 2.0 km
  • Sengkang Grand Residences2.0 km
  • 2.0 km
  • Jewel @ Buangkok2.1 km
  • 2.2 km
  • 2.2 km
  • 2.3 km
  • 2.3 km
  • 2.3 km
  • The Topiary2.4 km
  • 2.5 km
  • 2.5 km
  • 2.5 km
  • 2.6 km
  • 2.6 km
  • 2.6 km
  • 2.7 km
  • 2.8 km
  • 2.8 km
  • 2.8 km
  • The Terrace2.9 km
  • 3.0 km
  • 3.0 km
  • 3.0 km
  • 3.1 km
  • 3.2 km
  • 3.2 km
  • Riverfront Residences3.3 km
  • Kingsford Waterbay3.3 km
  • 3.3 km
  • Hundred Palms Residences3.3 km
  • 3.5 km
  • 3.6 km
  • 3.6 km
  • 3.6 km
  • 3.6 km
  • 3.6 km
  • 3.7 km
  • The Florence Residences3.7 km
  • 3.8 km
  • 3.8 km
  • 3.8 km
  • 3.8 km
  • 3.9 km
  • 3.9 km
  • 3.9 km
  • 4.0 km
  • 4.0 km

Straight-line distance between the projects’ recorded locations. Choose a name to see its record; “Compare” draws it on the chart, up to 4 at a time. A project with too few sales in any quarter has no line to draw.

Source: URA, recorded sales to Sep 2026.

What it has sold for

331 recorded sales, Sep 2021 to Sep 2026, beside executive condominiums in district 19.

Bedrooms

The sale record carries no bedroom count. These come from URA rental contracts for homes of each size: 217 of the 331 sales from this project's own contracts, 108 from contracts for that size in the district.

Bellewatersexecutive condominiums in district 19cooling measure
Median price per square foot by quarter: Bellewaters and executive condominiums in district 1905001,0001,5002,000202120222023202420252026absdtdsrotherabsdgfaltvssdotherBellewaters$1,560.17 psfDistrict 19$1,576.22 psf
Median recorded price per square foot each quarter. A quarter with fewer than three sales is not drawn. These are recorded prices, not an estimate of what any home is worth.
The cooling measures on the chart
Dec 2021 absd · major
ABSD raised: citizens 17% on a second property and 25% on a third or subsequent; PRs 25% / 30%; foreigners 30%; entities 35%. TDSR threshold tightened from 60% to 55%. LTV for HDB-granted loans lowered from 90% to 85%.
Sep 2022 tdsr · major
Medium-term interest rate floor for TDSR and MSR raised by 0.5 percentage points to 4% for private-property loans, and a 3% floor introduced for HDB-granted loans. LTV for HDB-granted loans lowered from 85% to 80%. Private-property owners and ex-owners must wait 15 months after disposal before buying a non-subsidised resale HDB flat (seniors aged 55+ moving to a four-room or smaller flat exempt).
Feb 2023 other
Budget 2023 raised the top Buyer's Stamp Duty bands for residential property: 5% on the portion of value above $1.5 million and 6% above $3 million, where 4% applied before. Buyer's Stamp Duty is not an instrument in the measure_type enum, hence "other". Mirrors regime-2023-02-15.yaml so the calendar and the dated regulatory figures agree on this break; a price-based change, so no segment or profile is singled out.
Apr 2023 absd · major
ABSD raised: citizens 20% on a second property and 30% on a third or subsequent; PRs 30% / 35%; foreigners 60%; entities and trusts 65%. Falls almost entirely on investors and foreign buyers, so CCR is the segment most affected.
Jun 2023 gfa
URA gross floor area harmonisation: for developments with plans submitted from this date, strata area excludes air-con ledges, voids and other non-GFA spaces, so listed areas shrink and PSF rises for the same physical unit. A measurement-regime change, not a demand measure (§3.6): it does not move returns, so it is minor here, but every PSF comparison crossing it needs the harmonisation caveat.
Aug 2024 ltv
LTV for HDB-granted loans lowered from 80% to 75%. Enhanced CPF Housing Grant raised for lower-income first-timer families and singles.
Jul 2025 ssd
SSD holding period extended from three years to four and each rate raised by four percentage points (16%, 12%, 8%, 4%). Aimed at sub-sale flipping; no change to ABSD, LTV or TDSR.
Jul 2026 other · major
15-month wait-out period removed for private residential property owners and ex-owners buying a non-subsidised HDB resale flat without an HDB housing loan. The change took effect immediately.

Source: URA, recorded sales to Sep 2026.

Recent recorded sales

Most recent first. This is the record, not a view on any home.

331 recorded sales · * Bedroom count estimated from similar homes in the district.

  • $1,450,000.003 bed · 925.7 sq ft · floor 6–10 · Sep 2026
    $1,566.39 psf
  • $1,740,000.003 * bed · 1,130.2 sq ft · floor 1–5 · Sep 2026
    $1,539.54 psf
  • $1,968,000.003 bed · 1,237.8 sq ft · floor 1–5 · Aug 2026
    $1,589.86 psf
  • $1,545,000.003 bed · 990.3 sq ft · floor 1–5 · Aug 2026
    $1,560.17 psf
  • $1,438,000.003 bed · 925.7 sq ft · floor 11–15 · Aug 2026
    $1,553.43 psf
  • $2,098,000.004 * bed · 1,453.1 sq ft · floor 16–20 · Aug 2026
    $1,443.78 psf
  • $1,990,000.003 bed · 1,237.8 sq ft · floor 1–5 · Aug 2026
    $1,607.63 psf
  • $1,928,000.003 * bed · 1,388.5 sq ft · floor 16–20 · Aug 2026
    $1,388.51 psf
  • $2,040,000.003 bed · 1,237.8 sq ft · floor 6–10 · Jul 2026
    $1,648.02 psf
  • $1,530,000.003 bed · 1,054.9 sq ft · floor 1–5 · Jul 2026
    $1,450.43 psf

Source: URA, recorded sales to Sep 2026.

How it fits different needs

These scores show how well each home type in this project fits four types of buyer, based on public records. They do not tell you whether the price is right for you or what you can afford.

3-bedroom homes298 recorded sales

Investor

Good fit · High confidence
71/100

Why it scores well

Resale35 resales a year, more than 97% of similar homes+5.6
ValueRecorded prices 2% below 219 comparables within 2 km+4.6
RentalGross yield 2.8%, against 2.8% for similar homes+3.0
Details behind each score
How the score is calculatedEach score starts at 50. Each factor adds or subtracts points based on its score and how important it is for this buyer.50 + 20.7 = 71
  • Resalescore 90/100 · weight 14% · +5.6 pts
    Frequency
    35.0 resales a year over 12 months (p97 nationally)
    97
    Buyer pool
    Not measured
    Quantum
    median resale $1,725,000 (p26 of 3-bedroom homes nationally)
    74
    Competing supply
    Not measured
    Activity
    last resale 1 months ago
    100

    transactions, 2026-10-04

  • Valuescore 73/100 · weight 20% · +4.6 pts

    recorded prices 2% below 219 adjusted comparables of the same property type within 2 km over 12 months (mixed prices; lease adjusted on 219, floor on 219)

    transactions, 2026-10-04 · calibration/floor_premium, 2026-09-07 · calibration/lease_decay, 2026-09-07

  • Rentalscore 65/100 · weight 20% · +3.0 pts
    Yield
    gross yield 2.8% against a peer median of 2.8%
    65
    Demand
    12 contracts over 4 quarters to 2026-06-30, 4 in the latest
    64
    Net yield
    Not measured

    ura_rental, 2026-09-18 · transactions, 2026-10-04

Other reasons in the score

These count too, but move the score less than the reasons above. A reason at 0.0 scored in the middle, so it neither raises nor lowers the score.

Location17 min walk to Sengkang MRT Station (NE16)+1.2
Amenities8 of 13 measured amenities within a 10-min walk+1.4
SchoolsSpringdale Primary School, 12 min walk; 3 primary schools within 1 km+0.9
Unit3 bedrooms, median 1,130 sq ft+0.2
Lease99-year lease from 2013, about 86 years left+1.5
Future supplyNo new condo or EC homes planned within 2 km; no new rail station+2.3

Young family

Good fit · High confidence
71/100

Why it scores well

SchoolsSpringdale Primary School, 12 min walk; 3 primary schools within 1 km+6.0
Unit3 bedrooms, median 1,130 sq ft+3.5
Amenities8 of 13 measured amenities within a 10-min walk+3.1
Details behind each score
How the score is calculatedEach score starts at 50. Each factor adds or subtracts points based on its score and how important it is for this buyer.50 + 20.9 = 71
  • Schoolsscore 80/100 · weight 20% · +6.0 pts
    Primary nearest
    12 min walk to SPRINGDALE PRIMARY SCHOOL
    70
    Primary count
    3 primary within 1 km, 15 primary within 2 km
    100
    Primary transport
    Not measured
    Secondary nearest
    10 min walk to OUTRAM SECONDARY SCHOOL
    80
    Secondary count
    1 secondary within 1 km, 8 secondary within 2 km
    70
    Secondary transport
    Not measured

    moe_schools, 2026-09-18 · onemap, 2026-09-20

  • Unitscore 68/100 · weight 20% · +3.5 pts
    Bedrooms
    3 bedrooms (project basis, runner-up band 18%)
    Size
    median 1,130 sq ft over 298 sales
    Bathrooms
    Not measured
    Efficiency
    Not measured
    Layout
    Not measured

    transactions, 2026-10-04 · ura_rental, 2026-09-18

  • Amenitiesscore 67/100 · weight 18% · +3.1 pts
    Supermarket
    supermarket: 4 within 20 min, nearest U STARS SUPERMARKET PTE. LTD. 6 min (straight-line equivalent)
    95
    Wet market
    wet market: 0 within 20 min, nearest Kovan Market & Food Centre 77 min (straight-line equivalent)
    0
    Hawker centre
    hawker centre: 1 within 20 min, nearest Anchorvale Village Hawker Centre 7 min
    70
    Food court
    Not measured
    Coffeeshop
    Not measured
    Pharmacy
    pharmacy: 4 within 20 min, nearest Sengkang General Hospital Outpatient Pharmacy 14 min
    65
    Gp
    gp: 5 within 20 min, nearest Medivene Clinic & Surgery 9 min
    100
    Childcare
    childcare: 36 within 20 min, nearest MY WORLD PRESCHOOL LTD 2 min (straight-line equivalent)
    100
    Playground
    Not measured
    Park
    park: 1 within 20 min, nearest SENGKANG RIVERSIDE PK 12 min
    40
    Sports facility
    sports facility: 1 within 20 min, nearest Sengkang Sport Centre 10 min
    40
    Library
    library: 1 within 20 min, nearest Sengkang Library 18 min
    20
    Mall
    Not measured
    Restaurants
    restaurants: 154 within 20 min, nearest FOOD PARADISE ENTERPRISE PTE. LTD. 6 min (straight-line equivalent)
    100
    Banking
    Not measured
    Convenience store
    Not measured
    Community centre
    community centre: 3 within 20 min, nearest Anchorvale CC 7 min
    100
    Polyclinic
    polyclinic: 1 within 20 min, nearest SENGKANG POLYCLINIC 15 min (straight-line equivalent)
    20
    Hospital
    hospital: 2 within 20 min, nearest SENGKANG COMMUNITY HOSPITAL 9 min
    90
    Medical centre
    Not measured

    onemap, 2026-09-20

Other reasons in the score

These count too, but move the score less than the reasons above. A reason at 0.0 scored in the middle, so it neither raises nor lowers the score.

ValueRecorded prices 2% below 219 comparables within 2 km+2.8
Location17 min walk to Sengkang MRT Station (NE16)+1.5
Lease99-year lease from 2013, about 86 years left+1.5
Resale35 resales a year, more than 97% of similar homes+2.0
Future supplyNo new condo or EC homes planned within 2 km; no new rail station+0.6

Large family

Moderate fit · High confidence
62/100
  • Requirement warning: 3-bedroom homes are below this persona's minimum of 4 bedrooms.

Why it scores well

SchoolsSpringdale Primary School, 12 min walk; 3 primary schools within 1 km+4.3
Amenities8 of 13 measured amenities within a 10-min walk+2.6
ValueRecorded prices 2% below 219 comparables within 2 km+2.3

What holds it back

Unit3 bedrooms, median 1,130 sq ft; a weaker fit for this buyer-3.9
Details behind each score
How the score is calculatedEach score starts at 50. Each factor adds or subtracts points based on its score and how important it is for this buyer.50 + 11.5 = 62
  • Schoolsscore 79/100 · weight 15% · +4.3 pts
    Primary nearest
    12 min walk to SPRINGDALE PRIMARY SCHOOL
    70
    Primary count
    3 primary within 1 km, 15 primary within 2 km
    100
    Primary transport
    Not measured
    Secondary nearest
    10 min walk to OUTRAM SECONDARY SCHOOL
    80
    Secondary count
    1 secondary within 1 km, 8 secondary within 2 km
    70
    Secondary transport
    Not measured

    moe_schools, 2026-09-18 · onemap, 2026-09-20

  • Amenitiesscore 67/100 · weight 15% · +2.6 pts
    Supermarket
    supermarket: 4 within 20 min, nearest U STARS SUPERMARKET PTE. LTD. 6 min (straight-line equivalent)
    95
    Wet market
    wet market: 0 within 20 min, nearest Kovan Market & Food Centre 77 min (straight-line equivalent)
    0
    Hawker centre
    hawker centre: 1 within 20 min, nearest Anchorvale Village Hawker Centre 7 min
    70
    Food court
    Not measured
    Coffeeshop
    Not measured
    Pharmacy
    pharmacy: 4 within 20 min, nearest Sengkang General Hospital Outpatient Pharmacy 14 min
    65
    Gp
    gp: 5 within 20 min, nearest Medivene Clinic & Surgery 9 min
    100
    Childcare
    childcare: 36 within 20 min, nearest MY WORLD PRESCHOOL LTD 2 min (straight-line equivalent)
    100
    Playground
    Not measured
    Park
    park: 1 within 20 min, nearest SENGKANG RIVERSIDE PK 12 min
    40
    Sports facility
    sports facility: 1 within 20 min, nearest Sengkang Sport Centre 10 min
    40
    Library
    library: 1 within 20 min, nearest Sengkang Library 18 min
    20
    Mall
    Not measured
    Restaurants
    restaurants: 154 within 20 min, nearest FOOD PARADISE ENTERPRISE PTE. LTD. 6 min (straight-line equivalent)
    100
    Banking
    Not measured
    Convenience store
    Not measured
    Community centre
    community centre: 3 within 20 min, nearest Anchorvale CC 7 min
    100
    Polyclinic
    polyclinic: 1 within 20 min, nearest SENGKANG POLYCLINIC 15 min (straight-line equivalent)
    20
    Hospital
    hospital: 2 within 20 min, nearest SENGKANG COMMUNITY HOSPITAL 9 min
    90
    Medical centre
    Not measured

    onemap, 2026-09-20

  • Valuescore 73/100 · weight 10% · +2.3 pts

    recorded prices 2% below 219 adjusted comparables of the same property type within 2 km over 12 months (mixed prices; lease adjusted on 219, floor on 219)

    transactions, 2026-10-04 · calibration/floor_premium, 2026-09-07 · calibration/lease_decay, 2026-09-07

  • Unitscore 35/100 · weight 25% · -3.9 pts
    Bedrooms
    3 bedrooms (project basis, runner-up band 18%)
    Size
    median 1,130 sq ft over 298 sales
    Bathrooms
    Not measured
    Efficiency
    Not measured
    Layout
    Not measured

    transactions, 2026-10-04 · ura_rental, 2026-09-18

Other reasons in the score

These count too, but move the score less than the reasons above. A reason at 0.0 scored in the middle, so it neither raises nor lowers the score.

Location17 min walk to Sengkang MRT Station (NE16)+1.2
Lease99-year lease from 2013, about 86 years left+1.5
Resale35 resales a year, more than 97% of similar homes+2.0
Future supplyNo new condo or EC homes planned within 2 km; no new rail station+1.5

Downsizer

Good fit · High confidence
70/100

Why it scores well

Unit3 bedrooms, median 1,130 sq ft+4.6
Amenities8 of 13 measured amenities within a 10-min walk+3.5
ValueRecorded prices 2% below 219 comparables within 2 km+3.5
Details behind each score
How the score is calculatedEach score starts at 50. Each factor adds or subtracts points based on its score and how important it is for this buyer.50 + 19.5 = 70
  • Unitscore 80/100 · weight 15% · +4.6 pts
    Bedrooms
    3 bedrooms (project basis, runner-up band 18%)
    Size
    median 1,130 sq ft over 298 sales
    Bathrooms
    Not measured
    Efficiency
    Not measured
    Layout
    Not measured

    transactions, 2026-10-04 · ura_rental, 2026-09-18

  • Amenitiesscore 67/100 · weight 20% · +3.5 pts
    Supermarket
    supermarket: 4 within 20 min, nearest U STARS SUPERMARKET PTE. LTD. 6 min (straight-line equivalent)
    95
    Wet market
    wet market: 0 within 20 min, nearest Kovan Market & Food Centre 77 min (straight-line equivalent)
    0
    Hawker centre
    hawker centre: 1 within 20 min, nearest Anchorvale Village Hawker Centre 7 min
    70
    Food court
    Not measured
    Coffeeshop
    Not measured
    Pharmacy
    pharmacy: 4 within 20 min, nearest Sengkang General Hospital Outpatient Pharmacy 14 min
    65
    Gp
    gp: 5 within 20 min, nearest Medivene Clinic & Surgery 9 min
    100
    Childcare
    childcare: 36 within 20 min, nearest MY WORLD PRESCHOOL LTD 2 min (straight-line equivalent)
    100
    Playground
    Not measured
    Park
    park: 1 within 20 min, nearest SENGKANG RIVERSIDE PK 12 min
    40
    Sports facility
    sports facility: 1 within 20 min, nearest Sengkang Sport Centre 10 min
    40
    Library
    library: 1 within 20 min, nearest Sengkang Library 18 min
    20
    Mall
    Not measured
    Restaurants
    restaurants: 154 within 20 min, nearest FOOD PARADISE ENTERPRISE PTE. LTD. 6 min (straight-line equivalent)
    100
    Banking
    Not measured
    Convenience store
    Not measured
    Community centre
    community centre: 3 within 20 min, nearest Anchorvale CC 7 min
    100
    Polyclinic
    polyclinic: 1 within 20 min, nearest SENGKANG POLYCLINIC 15 min (straight-line equivalent)
    20
    Hospital
    hospital: 2 within 20 min, nearest SENGKANG COMMUNITY HOSPITAL 9 min
    90
    Medical centre
    Not measured

    onemap, 2026-09-20

  • Valuescore 73/100 · weight 15% · +3.5 pts

    recorded prices 2% below 219 adjusted comparables of the same property type within 2 km over 12 months (mixed prices; lease adjusted on 219, floor on 219)

    transactions, 2026-10-04 · calibration/floor_premium, 2026-09-07 · calibration/lease_decay, 2026-09-07

Other reasons in the score

These count too, but move the score less than the reasons above. A reason at 0.0 scored in the middle, so it neither raises nor lowers the score.

Location17 min walk to Sengkang MRT Station (NE16)+2.0
SchoolsSpringdale Primary School, 12 min walk; 3 primary schools within 1 km+0.9
Lease99-year lease from 2013, about 86 years left+1.5
Resale35 resales a year, more than 97% of similar homes+2.8
Future supplyNo new condo or EC homes planned within 2 km; no new rail station+0.8

4-bedroom homesbedroom count estimated from district rental bands27 recorded sales

Investor

Unavailable
  • Rental evidence is below the minimum for this home kind (3 contracts, 5 needed).

There isn't enough data to calculate an Investor score for 4-bedroom homes.

Rental potential:
Only 3 rental records are available. At least 5 are needed.

Why: The Investor score uses this project's own rental records. When there aren't enough records, we don't calculate the score.

Young family

Good fit · Medium confidence
70/100

Why it scores well

SchoolsSpringdale Primary School, 12 min walk; 3 primary schools within 1 km+6.0
Amenities8 of 13 measured amenities within a 10-min walk+3.1
ValueRecorded prices 3% below 53 comparables within 2 km+3.1
Details behind each score
How the score is calculatedEach score starts at 50. Each factor adds or subtracts points based on its score and how important it is for this buyer.50 + 20.4 = 70
  • Schoolsscore 80/100 · weight 20% · +6.0 pts
    Primary nearest
    12 min walk to SPRINGDALE PRIMARY SCHOOL
    70
    Primary count
    3 primary within 1 km, 15 primary within 2 km
    100
    Primary transport
    Not measured
    Secondary nearest
    10 min walk to OUTRAM SECONDARY SCHOOL
    80
    Secondary count
    1 secondary within 1 km, 8 secondary within 2 km
    70
    Secondary transport
    Not measured

    moe_schools, 2026-09-18 · onemap, 2026-09-20

  • Amenitiesscore 67/100 · weight 18% · +3.1 pts
    Supermarket
    supermarket: 4 within 20 min, nearest U STARS SUPERMARKET PTE. LTD. 6 min (straight-line equivalent)
    95
    Wet market
    wet market: 0 within 20 min, nearest Kovan Market & Food Centre 77 min (straight-line equivalent)
    0
    Hawker centre
    hawker centre: 1 within 20 min, nearest Anchorvale Village Hawker Centre 7 min
    70
    Food court
    Not measured
    Coffeeshop
    Not measured
    Pharmacy
    pharmacy: 4 within 20 min, nearest Sengkang General Hospital Outpatient Pharmacy 14 min
    65
    Gp
    gp: 5 within 20 min, nearest Medivene Clinic & Surgery 9 min
    100
    Childcare
    childcare: 36 within 20 min, nearest MY WORLD PRESCHOOL LTD 2 min (straight-line equivalent)
    100
    Playground
    Not measured
    Park
    park: 1 within 20 min, nearest SENGKANG RIVERSIDE PK 12 min
    40
    Sports facility
    sports facility: 1 within 20 min, nearest Sengkang Sport Centre 10 min
    40
    Library
    library: 1 within 20 min, nearest Sengkang Library 18 min
    20
    Mall
    Not measured
    Restaurants
    restaurants: 154 within 20 min, nearest FOOD PARADISE ENTERPRISE PTE. LTD. 6 min (straight-line equivalent)
    100
    Banking
    Not measured
    Convenience store
    Not measured
    Community centre
    community centre: 3 within 20 min, nearest Anchorvale CC 7 min
    100
    Polyclinic
    polyclinic: 1 within 20 min, nearest SENGKANG POLYCLINIC 15 min (straight-line equivalent)
    20
    Hospital
    hospital: 2 within 20 min, nearest SENGKANG COMMUNITY HOSPITAL 9 min
    90
    Medical centre
    Not measured

    onemap, 2026-09-20

  • Valuescore 76/100 · weight 12% · +3.1 pts

    recorded prices 3% below 53 adjusted comparables of the same property type within 2 km over 24 months (mixed prices; lease adjusted on 53, floor on 53)

    transactions, 2026-10-04 · calibration/floor_premium, 2026-09-07 · calibration/lease_decay, 2026-09-07

Other reasons in the score

These count too, but move the score less than the reasons above. A reason at 0.0 scored in the middle, so it neither raises nor lowers the score.

Location17 min walk to Sengkang MRT Station (NE16)+1.5
Unit4 bedrooms, median 1,496 sq ft+2.9
Lease99-year lease from 2013, about 86 years left+1.5
Resale4 resales a year, more than 85% of similar homes+1.8
Future supplyNo new condo or EC homes planned within 2 km; no new rail station+0.6

Large family

Moderate fit · Medium confidence
68/100

Why it scores well

SchoolsSpringdale Primary School, 12 min walk; 3 primary schools within 1 km+4.3
Unit4 bedrooms, median 1,496 sq ft+2.9
Amenities8 of 13 measured amenities within a 10-min walk+2.6
Details behind each score
How the score is calculatedEach score starts at 50. Each factor adds or subtracts points based on its score and how important it is for this buyer.50 + 18.4 = 68
  • Schoolsscore 79/100 · weight 15% · +4.3 pts
    Primary nearest
    12 min walk to SPRINGDALE PRIMARY SCHOOL
    70
    Primary count
    3 primary within 1 km, 15 primary within 2 km
    100
    Primary transport
    Not measured
    Secondary nearest
    10 min walk to OUTRAM SECONDARY SCHOOL
    80
    Secondary count
    1 secondary within 1 km, 8 secondary within 2 km
    70
    Secondary transport
    Not measured

    moe_schools, 2026-09-18 · onemap, 2026-09-20

  • Unitscore 62/100 · weight 25% · +2.9 pts
    Bedrooms
    4 bedrooms (district basis, runner-up band 0%)
    Size
    median 1,496 sq ft over 27 sales
    Bathrooms
    Not measured
    Efficiency
    Not measured
    Layout
    Not measured

    transactions, 2026-10-04 · ura_rental, 2026-09-18

  • Amenitiesscore 67/100 · weight 15% · +2.6 pts
    Supermarket
    supermarket: 4 within 20 min, nearest U STARS SUPERMARKET PTE. LTD. 6 min (straight-line equivalent)
    95
    Wet market
    wet market: 0 within 20 min, nearest Kovan Market & Food Centre 77 min (straight-line equivalent)
    0
    Hawker centre
    hawker centre: 1 within 20 min, nearest Anchorvale Village Hawker Centre 7 min
    70
    Food court
    Not measured
    Coffeeshop
    Not measured
    Pharmacy
    pharmacy: 4 within 20 min, nearest Sengkang General Hospital Outpatient Pharmacy 14 min
    65
    Gp
    gp: 5 within 20 min, nearest Medivene Clinic & Surgery 9 min
    100
    Childcare
    childcare: 36 within 20 min, nearest MY WORLD PRESCHOOL LTD 2 min (straight-line equivalent)
    100
    Playground
    Not measured
    Park
    park: 1 within 20 min, nearest SENGKANG RIVERSIDE PK 12 min
    40
    Sports facility
    sports facility: 1 within 20 min, nearest Sengkang Sport Centre 10 min
    40
    Library
    library: 1 within 20 min, nearest Sengkang Library 18 min
    20
    Mall
    Not measured
    Restaurants
    restaurants: 154 within 20 min, nearest FOOD PARADISE ENTERPRISE PTE. LTD. 6 min (straight-line equivalent)
    100
    Banking
    Not measured
    Convenience store
    Not measured
    Community centre
    community centre: 3 within 20 min, nearest Anchorvale CC 7 min
    100
    Polyclinic
    polyclinic: 1 within 20 min, nearest SENGKANG POLYCLINIC 15 min (straight-line equivalent)
    20
    Hospital
    hospital: 2 within 20 min, nearest SENGKANG COMMUNITY HOSPITAL 9 min
    90
    Medical centre
    Not measured

    onemap, 2026-09-20

Other reasons in the score

These count too, but move the score less than the reasons above. A reason at 0.0 scored in the middle, so it neither raises nor lowers the score.

ValueRecorded prices 3% below 53 comparables within 2 km+2.6
Location17 min walk to Sengkang MRT Station (NE16)+1.2
Lease99-year lease from 2013, about 86 years left+1.5
Resale4 resales a year, more than 85% of similar homes+1.8
Future supplyNo new condo or EC homes planned within 2 km; no new rail station+1.5

Downsizer

Moderate fit · Medium confidence
65/100

Why it scores well

ValueRecorded prices 3% below 53 comparables within 2 km+3.9
Amenities8 of 13 measured amenities within a 10-min walk+3.5
Resale4 resales a year, more than 85% of similar homes+2.5
Details behind each score
How the score is calculatedEach score starts at 50. Each factor adds or subtracts points based on its score and how important it is for this buyer.50 + 15.1 = 65
  • Valuescore 76/100 · weight 15% · +3.9 pts

    recorded prices 3% below 53 adjusted comparables of the same property type within 2 km over 24 months (mixed prices; lease adjusted on 53, floor on 53)

    transactions, 2026-10-04 · calibration/floor_premium, 2026-09-07 · calibration/lease_decay, 2026-09-07

  • Amenitiesscore 67/100 · weight 20% · +3.5 pts
    Supermarket
    supermarket: 4 within 20 min, nearest U STARS SUPERMARKET PTE. LTD. 6 min (straight-line equivalent)
    95
    Wet market
    wet market: 0 within 20 min, nearest Kovan Market & Food Centre 77 min (straight-line equivalent)
    0
    Hawker centre
    hawker centre: 1 within 20 min, nearest Anchorvale Village Hawker Centre 7 min
    70
    Food court
    Not measured
    Coffeeshop
    Not measured
    Pharmacy
    pharmacy: 4 within 20 min, nearest Sengkang General Hospital Outpatient Pharmacy 14 min
    65
    Gp
    gp: 5 within 20 min, nearest Medivene Clinic & Surgery 9 min
    100
    Childcare
    childcare: 36 within 20 min, nearest MY WORLD PRESCHOOL LTD 2 min (straight-line equivalent)
    100
    Playground
    Not measured
    Park
    park: 1 within 20 min, nearest SENGKANG RIVERSIDE PK 12 min
    40
    Sports facility
    sports facility: 1 within 20 min, nearest Sengkang Sport Centre 10 min
    40
    Library
    library: 1 within 20 min, nearest Sengkang Library 18 min
    20
    Mall
    Not measured
    Restaurants
    restaurants: 154 within 20 min, nearest FOOD PARADISE ENTERPRISE PTE. LTD. 6 min (straight-line equivalent)
    100
    Banking
    Not measured
    Convenience store
    Not measured
    Community centre
    community centre: 3 within 20 min, nearest Anchorvale CC 7 min
    100
    Polyclinic
    polyclinic: 1 within 20 min, nearest SENGKANG POLYCLINIC 15 min (straight-line equivalent)
    20
    Hospital
    hospital: 2 within 20 min, nearest SENGKANG COMMUNITY HOSPITAL 9 min
    90
    Medical centre
    Not measured

    onemap, 2026-09-20

  • Resalescore 86/100 · weight 7% · +2.5 pts
    Frequency
    3.5 resales a year over 24 months (p86 nationally)
    86
    Buyer pool
    Not measured
    Quantum
    median resale $2,100,000 (p22 of 4-bedroom homes nationally)
    78
    Competing supply
    Not measured
    Activity
    last resale 2 months ago
    100

    transactions, 2026-10-04

Other reasons in the score

These count too, but move the score less than the reasons above. A reason at 0.0 scored in the middle, so it neither raises nor lowers the score.

Location17 min walk to Sengkang MRT Station (NE16)+2.0
SchoolsSpringdale Primary School, 12 min walk; 3 primary schools within 1 km+0.9
Unit4 bedrooms, median 1,496 sq ft+0.0
Lease99-year lease from 2013, about 86 years left+1.5
Future supplyNo new condo or EC homes planned within 2 km; no new rail station+0.8

Source: Reva’s fit scores, built in Oct 2026 from public records.

What is coming nearby

What new housing supply could mean for your buying decision.

No condo, apartment or EC homes are announced within 2 km (checked against the 2H2026 programme of 2026-09-20, the pipeline as at 2026Q2, the Master Plan of 2026-09-20); the potential supply on the record is not counted.

Land that could become homes later (not announced, not counted)

Potential supply is land that could become homes: Reserve List sites the government sells only on application, estates launched for collective sale, and residential-zoned land with no development on the record. Nothing here is announced, and none of it is counted above.

DistanceZoned forLand areaPlot ratioArea
1,012 m awayResidential31,195.1 m²3Punggol
1,149 m awayResidential17,736.1 m²3Sengkang
1,351 m awayResidential29,319.9 m²3.9Sengkang
1,810 m awayResidential54,295.9 m²not statedSengkang

From the Master Plan. The record and OpenStreetMap (© OpenStreetMap contributors) show nothing built on these plots. No home count is estimated. The plot ratio is the floor area allowed for each square metre of land: the higher it is, the taller the buildings can be.

Homes due for completion across the Outside Central Region

The authority’s count of private homes still to be completed in the Outside Central Region (OCR), by the year they are expected to be completed, as at 2026Q2. It covers the whole region, so it shows the market this project sells into, not what is being built next to it.

ExpectedUnder constructionPlannedTotal
2H20262,15202,152
20273,40583,413
20283,314823,396
20292,7689783,746
20302,6102,7475,357
>203004,1914,191
Expected:
the half-year or year the homes are expected to be completed.
Under construction:
homes being built now.
Planned:
homes with planning approval where building has not started; their dates can move.
Total:
both together.

What to consider: a year with many completions means more new homes looking for buyers and tenants at the same time across the region. If you plan to sell or rent out around one of those years, expect more homes competing with yours.

Only projects of at least 200 non-landed or 15 landed units are in the authority's list of uncompleted projects.

Is this property right for you?

BellewatersIs it right for you?