BELLA VISTA is a freehold development along SOMMERVILLE ROAD in District 13 (Macpherson / Potong Pasir), part of the OCR segment of Singapore's private residential market. The project comprises 16 units and is TOP 2009.
This profile draws on 5 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 17 years from TOP, BELLA VISTA 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 13 (Macpherson / Potong Pasir), the immediate context for BELLA VISTA 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 5 sales and 12 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the BELLA VISTA dashboard.
- Average sale price: $1,401,600 across 5 transactions
- Estimated gross rental yield: 2.8%
- District 13 PSF ranking: Mid-range (top 62%)
- Freehold tenure · OCR · D13 · 16 units
About BELLA VISTA
BELLA VISTA is a freehold condominium, located at SOMMERVILLE ROAD in District 13 (Macpherson, Braddell) (Outside Central Region), developed by ECCO DEVELOPMENT PTE LTD, comprising 16 residential units, completed in 2009.
As a freehold property, BELLA VISTA does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at BELLA VISTA:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 2 | $1,399 psf | $828,000 |
| 2 BR | 1 | $1,431 psf | $1,140,000 |
| 3 BR | 1 | $1,505 psf | $1,992,000 |
| 4 BR | 1 | $1,348 psf | $2,220,000 |
Sales Market Overview
BELLA VISTA has recorded 5 sale transactions with an average transaction price of $1,401,600, ranging from $803,000 to $2,220,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2022 | 1 | $1,356 psf | $803,000 | — |
| 2023 | 1 | $1,431 psf | $1,140,000 | ↑ 5.5% |
| 2024 | 3 | $1,431 psf | $1,688,333 | ↓ 0.0% |
BELLA VISTA ranks in the top 62% of condos in District 13 by average PSF.
Compared to the OCR average of $1,550 psf, BELLA VISTA trades 8.6% below the segment benchmark.
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Rental Market Overview
BELLA VISTA has recorded 12 rental transactions with monthly rents averaging $3,213/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 1 BR | 4 | $2,075/mo | $1,800/mo | $2,500/mo |
| 2 BR | 6 | $3,533/mo | $3,200/mo | $3,800/mo |
| 3 BR | 2 | $4,525/mo | $4,300/mo | $4,750/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 2 | $1,900/mo |
| 2022 | 3 | $2,833/mo |
| 2023 | 2 | $3,625/mo |
| 2024 | 2 | $3,600/mo |
| 2025 | 2 | $4,050/mo |
| 2026 | 1 | $3,700/mo |
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Investment Analysis
Based on average rents and sale prices, BELLA VISTA delivers an estimated gross rental yield of 2.8%. This is below the 3% benchmark, suggesting stronger capital appreciation potential.
Competing Condos in District 13
Side-by-side comparison against the most actively traded condos in District 13 (Macpherson, Braddell):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| THE WOODLEIGH RESIDENCES | 99 yrs lease commencing from 2017 | 667 | $2,229 psf | 394 |
| THE TRE VER | 99 yrs lease commencing from 2018 | 729 | $1,919 psf | 289 |
| BARTLEY RIDGE | 99 yrs lease commencing from 2012 | 868 | $1,708 psf | 270 |
| PARK COLONIAL | 99 yrs lease commencing from 2017 | 805 | $2,145 psf | 244 |
| THE POIZ RESIDENCES | 99 yrs lease commencing from 2014 | 731 | $1,867 psf | 218 |
Location Map
Map shows BELLA VISTA (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- BELLA VISTA
- Woodleigh MRT
- Serangoon MRT
- Serangoon MRT
- Lorong Chuan MRT
- Bartley MRT
- Bartley Secondary School
- Stamford Primary School
- Assumption Pathway School
Nearby MRT Stations
BELLA VISTA is 570m from Woodleigh MRT (North-East Line), with 6 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Woodleigh | NE11 | North-East Line | 570m |
| Serangoon | NE12 | North-East Line | 690m |
| Serangoon | CC13 | Circle Line | 690m |
| Lorong Chuan | CC14 | Circle Line | 1.1 km |
| Bartley | CC12 | Circle Line | 1.1 km |
| Potong Pasir | NE10 | North-East Line | 1.4 km |
Nearby Schools
There are 12 schools within 2 km of BELLA VISTA, including 1 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Bartley Secondary School | Secondary | 830m |
| Stamford Primary School | Primary | 1.3 km |
| Assumption Pathway School | Secondary | 1.3 km |
| Red Swastika School | Primary | 1.4 km |
| Cedar Girls' Secondary School | Secondary | 1.4 km |
| Cedar Primary School | Primary | 1.4 km |
| Serangoon Secondary School | Secondary | 1.7 km |
| Zhonghua Secondary School | Secondary | 1.7 km |
| De La Salle School | Primary | 1.8 km |
| Zhonghua Primary School | Primary | 1.8 km |
| Maris Stella High School (Primary) | Primary | 1.9 km |
| Maris Stella High School | Secondary | 1.9 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. Woodleigh is about 0.57km — 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 16 units, BELLA VISTA 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. Bartley Secondary School sits about 0.83km 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 5 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 VISTA combines walking-distance MRT with long-tenure leasehold (or freehold) — a solid structural foundation. The district position dictates whether capital appreciation outpaces or tracks the broader market. 5 transactions in URA REALIS provide the data foundation for this view.
Suggested holding period for most buyer profiles: 6-10 years to ride out one full macro cycle. 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 VISTA?
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Is BELLA VISTA freehold or leasehold?
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What is the tenure of BELLA VISTA?
How does BELLA VISTA 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: 5 transactions analysed
- Rental data: 12 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 VISTA
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.