Bellewaters
Bellewaters is an executive condominium in District 19 (Hougang / Punggol / Sengkang), in the Outside Central Region. In the 12 months to August 2026, the median price was S$1,553 psf from 39 sales.
At a glance
- District
- District 19 (Hougang / Punggol / Sengkang)
- Region
- Outside Central Region
- Type
- Executive Condominium
- Tenure
- 99-year lease from 2013, about 86 years left
- Completed
- 2017, about 9 years old
What the prices say
The median home in Bellewaters sold for S$1,740,000: the middle of 39 sales in the 12 months to August 2026.
That is the same as the middle condo project in District 19 (Hougang / Punggol / Sengkang) (S$1,550 psf, across 132 projects). By price per square foot it ranks 46th of the 74 projects in the district that have a price to show, where 1st is the highest.
Year by year, the median was S$1,023 psf in 2021 (13 sales) and S$1,560 psf in 2026 so far (27 sales), up about 52%. The highest year in the record was 2025 at S$1,480 psf.
Lower floors sold for less here: floors 16 to 20 at S$1,372 psf against S$1,468 psf on floors 1 to 5, about 7% less per square foot (24 months).
By unit size (24 months): 900 to 1,199 sq ft at S$1,501 psf and 1,200 to 1,499 sq ft at S$1,448 psf. Smaller homes cost more per square foot than larger ones.
Against similar projects in the district
This project and the three others in District 19 (Hougang / Punggol / Sengkang) whose median over the last 12 months is closest to Bellewaters' S$1,553 psf. They are chosen by price per square foot, not by distance, so they may not be neighbours.
Their middle figure is S$1,551 psf, the same as Bellewaters.
| Project | Median price per sq ft | Sales |
|---|---|---|
| Bellewaters | S$1,553 psf | 39 |
| The Quinn | S$1,551 psf | 9 |
| The Terrace | S$1,551 psf | 39 |
| River Isles | S$1,548 psf | 25 |
What sells here
39 homes sold in the last 12 months, down from 52 in the 12 months before.
The most common size was 900 to 1,199 sq ft, with 61 of the 91 sales in the last 24 months, well over half.
None of the 91 sales in the last 24 months were first sales of new units: all 91 were resales.
The first new sale in our records was in December 2014.
Rents and yield
Rental contracts that began in the 12 months to August 2026 had a median rent of S$4,125 a month (12 contracts). The district's median across every contract was S$3,600, so rents here ran noticeably above it: about 15% higher.
Over the 24 months the median rent was S$4,250 (35 contracts), about the same as the latest 12 months, within 3%.
By bedrooms: 3 bedrooms S$4,000 (9). The figure in brackets is the number of contracts.
Setting rent against price for 900 to 1,199 sq ft homes (11 rentals and 26 resale or sub-sale transactions) gives a gross yield estimate of 2.9%: a median rent of S$4,000 a month against a median price of S$1,662,544. It is before maintenance, vacancy, tax and loan costs, and it uses middle values, so a particular home can differ.
Age and lease
49 other projects in District 19 (Hougang / Punggol / Sengkang) were completed within 5 years of Bellewaters and have a price. Their middle price was S$1,616 psf, so Bellewaters sold a little below projects of a similar age: about 4% lower.
The title is a leasehold, so the years remaining shrink each year. The leases and tenure entry in the glossary explains what that means for a buyer.
Leases and tenure in the glossary
What this page cannot tell you
A median is the middle of many different homes in Bellewaters. It does not describe one unit: its condition, facing, view, renovation, floor or stack can each move a price well away from the middle, and none of them is in the records behind this page.
The figures are recorded transactions, so they describe what has sold and not what is on the market now. They are not a valuation, and they say nothing about future prices.
Questions this page answers
What is the median price per square foot in Bellewaters?
S$1,553 psf in the 12 months to August 2026, from 39 sales. For the median home that is S$1,740,000.
How many homes sold in Bellewaters?
39 in the last 12 months and 91 in the last 24 months, across all sale types.
What do homes in Bellewaters rent for?
The median rent for contracts that began in the 12 months to August 2026 was S$4,125 a month, from 12 contracts.
What is the rental yield in Bellewaters?
Between 2.9% and 2.9% gross, depending on unit size. It is an estimate before costs, made from the median recorded rent and the median resale or sub-sale price for each size range.
How much lease is left in Bellewaters?
It is a 99-year lease from 2013, which leaves about 86 years at 2026.
Figures from URA data, 12 months to August 2026. Rents to August 2026. General information, not financial advice.
The figures
Sale prices
| Period | Median price per sq ft | Median price | Sales |
|---|---|---|---|
| Last 12 months | S$1,553 psf | S$1,740,000 | 39 |
| Last 24 months | S$1,481 psf | S$1,688,000 | 91 |
| Last 5 years | S$1,289 psf | S$1,489,000 | 330 |
Source: URA data. Data as of August 2026.
Price by year
| Year | Median price per sq ft | Sales |
|---|---|---|
| 2021 | S$1,023 psf | 13 |
| 2022 | S$1,195 psf | 144 |
| 2023 | S$1,314 psf | 62 |
| 2024 | S$1,372 psf | 43 |
| 2025 | S$1,480 psf | 48 |
| 2026 (to August) | S$1,560 psf | 27 |
Each year is the median over the sales recorded in it. Source: URA data. Data as of August 2026.
Price by floor range
| Floor range | Median price per sq ft | Sales |
|---|---|---|
| Floors 1 to 5 | S$1,468 psf | 30 |
| Floors 6 to 10 | S$1,512 psf | 25 |
| Floors 11 to 15 | S$1,527 psf | 29 |
| Floors 16 to 20 | S$1,372 psf | 7 |
Price by unit size
| Size | Median price per sq ft | Sales |
|---|---|---|
| 900 to 1,199 sq ft | S$1,501 psf | 61 |
| 1,200 to 1,499 sq ft | S$1,448 psf | 27 |
The floor is the storey recorded in each sale. Source: URA data. Sales in the 24 months to August 2026. Data as of August 2026.
Rent against price for Bellewaters, by size
Rents
| Period | Median rent | Contracts |
|---|---|---|
| Last 12 months | S$4,125 a month | 12 |
| Last 24 months | S$4,250 a month | 35 |
| Bedrooms | Median rent, 12 months | Contracts | Median rent, 24 months |
|---|---|---|---|
| 1 bedroom | Under 5 contracts | 0 | Under 5 contracts |
| 2 bedrooms | Under 5 contracts | 0 | Under 5 contracts |
| 3 bedrooms | S$4,000 a month | 9 | S$4,000 a month |
| 4 or more bedrooms | Under 5 contracts | 3 | S$4,475 a month |
Source: URA data, rental contracts. Rents are the median of the contracts that began in the period. Data as of August 2026.
Where to look next
- Work out the stamp duty on a purchase at these prices (Free, no sign-in)
- How buyer stamp duty works
- Loan limits: how much a bank can lend
- The cooling measures, including additional stamp duty
- Other condos in District 19 (Hougang / Punggol / Sengkang)
- Rents for every district, by size
- Rent against price for Bellewaters, by size
- Leases and tenure in the glossary
What could a unit here sell for?
Condo Atlas can give an indicative value for a unit in Bellewaters, with a likely range and the recent sales behind it. Sign in is free.
Open Bellewaters in Condo AtlasOther condos in District 19 (Hougang / Punggol / Sengkang)
- Bliss@kovan
- Boathouse Residences
- Botanique at Bartley
- Breezy Mansions
- Brighton View
- Calisay
- Cambio Suites
- Cardiff Court
- Cardiff Residence
- Casa Cambio
- Casa Espania
- Casa Riviera
About the data
Figures are medians of transactions recorded by URA, over the periods shown, and a figure appears only when at least 5 records sit behind it. Sale figures: data as of August 2026. Rent figures: data as of August 2026. Swee Homes is not affiliated with URA or Condo Atlas. General information, not financial advice.