BELLA CASITA is a freehold development along IPOH LANE in District 15 (Katong / Joo Chiat), part of the RCR segment of Singapore's private residential market. The project comprises 57 units and is TOP 2013.
This profile draws on 9 recorded transactions from URA REALIS to frame the project's character: who actually lives here, who buys here, and where the pricing sits relative to immediate alternatives. For the broader district context, see the Singapore price-heatmap map.
At roughly 13 years from TOP, BELLA CASITA is in mature-resale territory: a clear track record on capital appreciation, defined renovation and refurbishment cycles, and lease-decay considerations starting to enter the picture (if leasehold).
Within District 15 (Katong / Joo Chiat), the immediate context for BELLA CASITA is shaped by the broader URA Master Plan zoning for the area, ongoing or planned infrastructure (MRT extensions, expressway changes, school relocations), and the supply pipeline of nearby launches. See the URA Master Plan 2019 for the precinct-specific land-use overlay before underwriting medium-term capital appreciation.
We track 9 sales and 126 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the BELLA CASITA dashboard.
- Average sale price: $821,321 across 9 transactions
- Estimated gross rental yield: 4.1%
- District 15 PSF ranking: Above average (top 34%)
- Freehold tenure · RCR · D15 · 57 units
About BELLA CASITA
BELLA CASITA is a freehold condominium, located at IPOH LANE in District 15 (Joo Chiat, Amber Road, Katong) (Rest of Central Region), developed by AGROW DEVELOPMENT PTE. LTD, comprising 57 residential units, completed in 2013.
As a freehold property, BELLA CASITA does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at BELLA CASITA:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| Studio | 3 | $1,764 psf | $816,667 |
| 1 BR | 6 | $1,617 psf | $823,648 |
Sales Market Overview
BELLA CASITA has recorded 9 sale transactions with an average transaction price of $821,321, ranging from $745,000 to $906,888.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 2 | $1,491 psf | $762,500 | — |
| 2022 | 1 | $1,542 psf | $780,000 | ↑ 3.4% |
| 2023 | 3 | $1,764 psf | $816,667 | ↑ 14.4% |
| 2024 | 1 | $1,645 psf | $850,000 | ↓ 6.8% |
| 2025 | 1 | $1,793 psf | $906,888 | ↑ 9.0% |
| 2026 | 1 | $1,739 psf | $880,000 | ↓ 3.0% |
BELLA CASITA ranks in the top 34% of condos in District 15 by average PSF.
Compared to the RCR average of $2,047 psf, BELLA CASITA trades 18.6% below the segment benchmark.
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Rental Market Overview
BELLA CASITA has recorded 126 rental transactions with monthly rents averaging $2,774/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 1 BR | 111 | $2,640/mo | $1,600/mo | $3,600/mo |
| 2 BR | 15 | $3,767/mo | $2,600/mo | $4,700/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 19 | $2,105/mo |
| 2022 | 28 | $2,586/mo |
| 2023 | 22 | $3,191/mo |
| 2024 | 28 | $2,948/mo |
| 2025 | 23 | $2,928/mo |
| 2026 | 6 | $2,846/mo |
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Investment Analysis
Based on average rents and sale prices, BELLA CASITA delivers an estimated gross rental yield of 4.1%. This places it among the higher-yielding condos in Singapore.
Competing Condos in District 15
Side-by-side comparison against the most actively traded condos in District 15 (Joo Chiat, Amber Road, Katong):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| GRAND DUNMAN | 99 yrs lease commencing from 2022 | 1008 | $2,537 psf | 909 |
| EMERALD OF KATONG | 99 yrs lease commencing from 2023 | 846 | $2,640 psf | 844 |
| THE CONTINUUM | Freehold | 816 | $2,790 psf | 754 |
| TEMBUSU GRAND | 99 yrs lease commencing from 2022 | 638 | $2,462 psf | 634 |
| AMBER PARK | Freehold | 592 | $2,544 psf | 392 |
Location Map
Map shows BELLA CASITA (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- BELLA CASITA
- Paya Lebar MRT
- Paya Lebar MRT
- Dakota MRT
- Tanjong Katong MRT
- Eunos MRT
- Haig Girls'
- Kong Hwa School
- Tao Nan School
Nearby MRT Stations
BELLA CASITA is 670m from Paya Lebar MRT (East-West Line), with 6 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Paya Lebar | EW8 | East-West Line | 670m |
| Paya Lebar | CC9 | Circle Line | 670m |
| Dakota | CC8 | Circle Line | 790m |
| Tanjong Katong | TE25 | Thomson-East Coast Line | 850m |
| Eunos | EW7 | East-West Line | 1.3 km |
| Aljunied | EW9 | East-West Line | 1.4 km |
Nearby Schools
There are 14 schools within 2 km of BELLA CASITA, including 12 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Haig Girls' School | Primary | 190m |
| Kong Hwa School | Primary | 610m |
| Tao Nan School | Primary | 650m |
| Tanjong Katong Primary School | Primary | 650m |
| Broadrick Secondary School | Secondary | 710m |
| EtonHouse International School (Broadrick) | International | 710m |
| Tanjong Katong Girls' School | Secondary | 750m |
| Geylang Methodist School (Secondary) | Secondary | 790m |
| Canadian International School (Tanjong Katong) | International | 810m |
| Canossa Catholic Primary School | Primary | 970m |
| Geylang Methodist School (Primary) | Primary | 980m |
| CHIJ (Katong) Primary | Primary | 1.0 km |
Tenure resilience. Freehold tenure removes the lease-decay headwind that affects 99-year leasehold stock from ~year 60 onward. CPF eligibility, loan-tenure caps, and resale buyer pool are all preserved without the time-decay clock. For long holds (15+ years), this matters meaningfully more than headline PSF.
Walking-distance MRT. Paya Lebar is about 0.67km — within the conventional 10-minute walk threshold most tenants accept. The project benefits from the public-transport premium without the price compression that <500m flagship stations command.
Boutique character. With 57 units, BELLA CASITA keeps a low-density character — fewer residents per facility, quieter corridors, more curated common spaces. Suits buyers prioritising unit-interior quality and neighbour proximity over deep facilities breadth.
School-belt proximity. Haig Girls' School sits about 0.19km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Thin transaction history. With only 9 recorded sales, comparable-sales analysis is fragile — a single outlier transaction can skew the apparent price level by 5-10%. Triangulate with nearby district comparables rather than rely on within-project averages alone.
District supply pipeline. Non-prime districts are more sensitive to GLS pipeline additions; check the URA Master Plan 2019 confirmed and provisional land sales schedule for the immediate 5-year window. New launches at 10-20% lower PSF can compress secondary-market resale velocity for 18-24 months around their launch dates.
[
{
"persona": "Young couple, first home",
"fit_color": "green",
"reason": "Long balance lease + likely sub-CCR pricing"
},
{
"persona": "Family with school-age kids",
"fit_color": "green",
"reason": "Nearby schools support MOE registration priority"
},
{
"persona": "CBD commuter",
"fit_color": "green",
"reason": "Walking-distance MRT supports daily commute"
},
{
"persona": "Rental investor (yield-focused)",
"fit_color": "red",
"reason": "Thin transaction history makes underwriting fragile"
},
{
"persona": "Foreign professional (expat)",
"fit_color": "amber",
"reason": "MRT plus mid-size facility suite typically meets expat-tenant criteria"
},
{
"persona": "Long-term hold (10+ yr)",
"fit_color": "green",
"reason": "Tenure supports CPF + buyer-pool through hold"
}
]
Composite assessment: BELLA CASITA hits the three structural levers that anchor long-term Singapore residential value: a prime district position, walkable MRT, and a long balance lease. Premium pricing is the trade-off; buyers paying that premium are buying scarcity rather than yield. 9 transactions in URA REALIS provide the data foundation for this view.
Suggested holding period for most buyer profiles: 8-15 years to absorb full cycle and capture the prime-district capital-appreciation thesis. Cross-reference per-bedroom net yield against district comparables via the compare-tool, model monthly cash-flow with the mortgage calculator, and confirm your effective BSD+ABSD cost using the stamp-duty calculator before finalising. This profile is informational; not a personal investment recommendation.
FAQ
What is the average price for BELLA CASITA?
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Is BELLA CASITA freehold or leasehold?
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What is the tenure of BELLA CASITA?
How does BELLA CASITA compare to other projects in the district?
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Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 9 transactions analysed
- Rental data: 126 lease records analysed
- Gross yield = (avg monthly rent × 12) / avg sale price
Median values used to minimise outlier impact. PSF = price per square foot.
View Live Data for BELLA CASITA
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.