BELLEWOODS
UrbanLens Analysis
At $1,295 PSF, BELLEWOODS prices 18% above the District 25 median. Compare that to NORWOOD GRAND at $2,078 PSF -- a 38% premium that buyers need to justify. The 12-minute walk to Admiralty MRT (961m) is workable, though not the kind of proximity that commands a premium on its own.
The 14.6% gain in two years signals steady demand -- solid, not speculative. 55 transactions over two years gives deep liquidity and reliable pricing signals. For context, NORTHWAVE has gained 10.5% over the same period.
With ~86 years on a 99-year lease, financing and CPF remain fully unconstrained. Lease decay is a non-issue at this stage. Rental data is too thin to calculate a reliable yield. Treat this as a capital-appreciation play and verify rental demand independently.
At 561 units, this is a mega-development. Maintenance economies and extensive amenities are the upside; oversupply during downturns is the risk.
Nearby Comparables
| Development | Median PSF | Yield | 2Y Change |
|---|---|---|---|
| NORWOOD GRAND | $2,078 | — | 0.0% |
| NORTHWAVE | $1,262 | — | +10.5% |
| PARC ROSEWOOD | $1,394 | 4.7% | +7.9% |
| FORESTVILLE | $1,186 | — | +8.3% |
| TWIN FOUNTAINS | $1,299 | — | +13.6% |
PSF Trend
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