BELLE VUE RESIDENCES is a freehold development along OXLEY WALK in District 9 (Orchard / River Valley), part of the CCR segment of Singapore's private residential market. The project comprises 176 units and is TOP 2010.
This profile draws on 32 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 16 years from TOP, BELLE VUE RESIDENCES 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 9 (Orchard / River Valley), the immediate context for BELLE VUE RESIDENCES 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 32 sales and 304 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the BELLE VUE RESIDENCES dashboard.
- Average sale price: $4,619,956 across 32 transactions
- Estimated gross rental yield: 2.9%
- District 9 PSF ranking: Mid-range (top 66%)
- Freehold tenure · CCR · D9 · 176 units
About BELLE VUE RESIDENCES
BELLE VUE RESIDENCES is a freehold condominium, located at OXLEY WALK in District 9 (Orchard, Cairnhill, River Valley) (Core Central Region), developed by WINQUEST INVESTMENT PTE LTD (WING TAI HOLDINGS LTD), comprising 176 residential units, completed in 2010.
As a freehold property, BELLE VUE RESIDENCES does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at BELLE VUE RESIDENCES:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 4 BR | 6 | $2,206 psf | $3,541,167 |
| 5+ BR | 26 | $1,945 psf | $4,868,908 |
Sales Market Overview
BELLE VUE RESIDENCES has recorded 32 sale transactions with an average transaction price of $4,619,956, ranging from $2,933,000 to $7,950,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 5 | $1,939 psf | $4,092,000 | — |
| 2022 | 8 | $1,950 psf | $4,847,500 | ↑ 0.5% |
| 2023 | 2 | $1,676 psf | $5,950,000 | ↓ 14.0% |
| 2024 | 3 | $1,956 psf | $4,466,667 | ↑ 16.7% |
| 2025 | 11 | $2,082 psf | $4,658,964 | ↑ 6.5% |
| 2026 | 3 | $2,134 psf | $4,016,667 | ↑ 2.5% |
BELLE VUE RESIDENCES ranks in the top 66% of condos in District 9 by average PSF.
Compared to the CCR average of $2,447 psf, BELLE VUE RESIDENCES trades 18.5% below the segment benchmark.
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Rental Market Overview
BELLE VUE RESIDENCES has recorded 304 rental transactions with monthly rents averaging $11,132/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 2 BR | 17 | $8,253/mo | $6,800/mo | $10,500/mo |
| 3 BR | 183 | $10,354/mo | $6,900/mo | $18,000/mo |
| 4 BR | 102 | $12,912/mo | $8,800/mo | $19,000/mo |
| 5+ BR | 2 | $16,000/mo | $15,000/mo | $17,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 58 | $9,457/mo |
| 2022 | 59 | $10,758/mo |
| 2023 | 57 | $12,432/mo |
| 2024 | 67 | $11,453/mo |
| 2025 | 45 | $11,508/mo |
| 2026 | 18 | $11,501/mo |
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Investment Analysis
Based on average rents and sale prices, BELLE VUE RESIDENCES delivers an estimated gross rental yield of 2.9%. This is below the 3% benchmark, suggesting stronger capital appreciation potential.
Competing Condos in District 9
Side-by-side comparison against the most actively traded condos in District 9 (Orchard, Cairnhill, River Valley):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| IRWELL HILL RESIDENCES | 99 yrs lease commencing from 2020 | 540 | $2,728 psf | 580 |
| RIVER GREEN | 99 yrs lease commencing from 2024 | 524 | $3,138 psf | 491 |
| RIVER MODERN | 99 years leasehold | — | $3,239 psf | 421 |
| THE AVENIR | Freehold | 376 | $3,190 psf | 322 |
| KOPAR AT NEWTON | 99 yrs lease commencing from 2019 | 378 | $2,511 psf | 251 |
Location Map
Map shows BELLE VUE RESIDENCES (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- BELLE VUE RESIDENCES
- Fort Canning MRT
- Dhoby Ghaut MRT
- Dhoby Ghaut MRT
- Dhoby Ghaut MRT
- Somerset MRT
- Fairfield Methodist School (Primary)
- Kheng Cheng School
- Singapore Management University
Nearby MRT Stations
BELLE VUE RESIDENCES is 470m from Fort Canning MRT (Downtown Line), with 20 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Fort Canning | DT20 | Downtown Line | 470m |
| Dhoby Ghaut | NS24 | North-South Line | 490m |
| Dhoby Ghaut | NE6 | North-East Line | 490m |
| Dhoby Ghaut | CC1 | Circle Line | 490m |
| Somerset | NS23 | North-South Line | 620m |
| Great World | TE15 | Thomson-East Coast Line | 890m |
| Bencoolen | DT21 | Downtown Line | 900m |
| Bras Basah | CC2 | Circle Line | 970m |
Nearby Schools
There are 13 schools within 2 km of BELLE VUE RESIDENCES, including 4 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Fairfield Methodist School (Primary) | Primary | 420m |
| Kheng Cheng School | Primary | 860m |
| Singapore Management University | Tertiary | 870m |
| ACS (Junior) | Primary | 980m |
| Nanyang Academy of Fine Arts | Tertiary | 1.2 km |
| School of the Arts | Jc | 1.2 km |
| Outram Secondary School | Secondary | 1.5 km |
| LASALLE College of the Arts | Tertiary | 1.6 km |
| St. Anthony's Primary School | Primary | 1.7 km |
| St. Margaret's Primary School | Primary | 1.9 km |
| Gan Eng Seng School | Secondary | 1.9 km |
| St. Margaret's Secondary 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.
Genuine walk-to-MRT access. Fort Canning sits about 0.47km 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.
School-belt proximity. Fairfield Methodist School (Primary) sits about 0.42km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Cycle-sensitivity. Like all Singapore private residential, the project's capital appreciation and rental yields move with broader macro factors — mortgage rate environment, MAS macroprudential stance (TDSR, ABSD), and the supply-pipeline tempo. Build a 5pp rate buffer into your stress test.
[
{
"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: BELLE VUE RESIDENCES 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. 32 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 BELLE VUE RESIDENCES?
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Is BELLE VUE RESIDENCES freehold or leasehold?
How far is the nearest MRT from BELLE VUE RESIDENCES?
What is the tenure of BELLE VUE RESIDENCES?
How does BELLE VUE RESIDENCES 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: 32 transactions analysed
- Rental data: 304 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 BELLE VUE RESIDENCES
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.