BELLAVILLE is a freehold development along SIAK KEW AVENUE in District 13 (Macpherson / Potong Pasir), part of the RCR segment of Singapore's private residential market. The project comprises 10 units and is TOP 2011.
This profile draws on 2 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 15 years from TOP, BELLAVILLE 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 BELLAVILLE 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 2 sales and 0 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the BELLAVILLE dashboard.
- Average sale price: $3,463,444 across 2 transactions
- District 13 PSF ranking: Value tier (top 90%)
- Freehold tenure · RCR · D13 · 10 units
About BELLAVILLE
BELLAVILLE is a freehold condominium, located at SIAK KEW AVENUE in District 13 (Macpherson, Braddell) (Rest of Central Region), developed by FONG TAT HOLDING CO PTE LTD, comprising 10 residential units, completed in 2011.
As a freehold property, BELLAVILLE does not face lease decay concerns.
Sales Market Overview
BELLAVILLE has recorded 2 sale transactions with an average transaction price of $3,463,444, ranging from $3,088,888 to $3,838,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 1 | $700 psf | $3,088,888 | — |
| 2025 | 1 | $870 psf | $3,838,000 | ↑ 24.3% |
BELLAVILLE ranks in the top 90% of condos in District 13 by average PSF.
Compared to the RCR average of $2,047 psf, BELLAVILLE trades 61.7% below the segment benchmark.
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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 BELLAVILLE (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- BELLAVILLE
- Potong Pasir MRT
- Woodleigh MRT
- Geylang Bahru MRT
- Mattar MRT
- Red Swastika School
- Assumption Pathway School
- Stamford Primary School
Nearby MRT Stations
BELLAVILLE is 340m from Potong Pasir MRT (North-East Line), with 4 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Potong Pasir | NE10 | North-East Line | 340m |
| Woodleigh | NE11 | North-East Line | 960m |
| Geylang Bahru | DT24 | Downtown Line | 990m |
| Mattar | DT25 | Downtown Line | 1.3 km |
Nearby Schools
There are 10 schools within 2 km of BELLAVILLE.
| School | Type | Distance |
|---|---|---|
| Red Swastika School | Primary | 1.2 km |
| Assumption Pathway School | Secondary | 1.2 km |
| Stamford Primary School | Primary | 1.2 km |
| Bendemeer Secondary School | Secondary | 1.3 km |
| Bendemeer Primary School | Primary | 1.4 km |
| Bartley Secondary School | Secondary | 1.4 km |
| Macpherson Primary School | Primary | 1.7 km |
| Hong Wen School | Primary | 1.8 km |
| Paya Lebar Methodist Girls' School | Secondary | 1.9 km |
| Balestier Hill Primary School | Primary | 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.
Genuine walk-to-MRT access. Potong Pasir sits about 0.34km away — true walking distance, not the elastic 800m claim that some listings stretch. For tenants and commuter-owners, this anchors rental demand and supports a steady capital-value floor across cycles.
Boutique character. With 10 units, BELLAVILLE 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. Red Swastika School sits about 1.18km 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 2 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: BELLAVILLE 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. 2 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 BELLAVILLE?
What is the rental yield for BELLAVILLE?
Is BELLAVILLE freehold or leasehold?
How far is the nearest MRT from BELLAVILLE?
What is the tenure of BELLAVILLE?
How does BELLAVILLE compare to other projects in the district?
What stamp duty applies for a foreign buyer of BELLAVILLE?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 2 transactions 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 BELLAVILLE
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.