Bellewoods is a 561-unit Executive Condominium (EC) developed by Qingjian Realty (Woodlands) Pte Ltd, nestled along Woodlands Avenue 5 in District 25. Launched in 2014 at an average of $795 per square foot (psf), Bellewoods collected its Temporary Occupation Permit (TOP) in 2017 and has since matured into one of the most sought-after resale ECs in Singapore's northern corridor. By early 2026, resale transactions were consistently clearing the $1,255–$1,385 psf band — a capital appreciation of roughly 67% from the launch average — underscoring the enduring demand for well-located, mid-scale housing in Woodlands. As a fully privatised EC after its 10-year mark in 2027, Bellewoods is approaching the milestone that historically unlocks the widest buyer pool, including foreigners and investors holding permanent residency, making the current window a particularly interesting juncture to evaluate the development. This review draws on URA transaction data, URA's Masterplan pronouncements for Woodlands Regional Centre, and on-the-ground resident feedback to give prospective buyers a complete, unvarnished picture of what living at — or investing in — Bellewoods actually means in 2026.
Snapshot as of 2026-05 — figures above reflect publicly available URA/HDB data at the time of this editorial review (as of 2026-05).
Woodlands has undergone a quiet but substantial transformation over the past decade, and the macro tailwinds behind Bellewoods are hard to ignore. Under URA's long-range planning framework, Woodlands Regional Centre is designated as Singapore's only regional centre in the north, earmarked to grow into a major employment hub with government agencies, business parks, and healthcare facilities progressively decanting northward. The Thomson–East Coast Line (TEL) opened its Woodlands and Woodlands North stations in 2020, layering a second MRT line on top of the existing North–South Line (NSL) interchange at Woodlands — giving Bellewoods residents two train lines within 10 minutes by foot or a short bus ride, with direct, no-change access to the Central Business District via Orchard and Marina Bay.
The transformational wildcard, however, is the Johor Bahru–Singapore Rapid Transit System (RTS) Link. Targeting operations from January 2027, the 4 km cross-Strait rail link will connect Woodlands North MRT to Bukit Chagar station in Johor Bahru in approximately five minutes — replacing the hours-long queue at the Causeway checkpoint for daily commuters. The RTS Link is widely expected to revalue residential assets within the Woodlands catchment, as businesses and workers exploit the effectively enlarged labour and consumer market on both sides of the Johor Strait. Bellewoods, sitting only three stops from Woodlands North on the NSL, is directly inside this appreciation corridor. Combined with Prime Minister Lawrence Wong's framing of Woodlands as Singapore's Northern Gateway in his 2025 National Day Rally address, the macroeconomic case for this location is the strongest it has been since the development was first launched. Prospective buyers should weigh these structural drivers alongside the inherent EC ownership rules and the remaining 86-year lease when forming their view.
We track 213 sales and 59 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the BELLEWOODS dashboard.
- Average sale price: $1,331,059 across 213 transactions
- Estimated gross rental yield: 3.6%
- District 25 PSF ranking: Above average (top 27%)
- 99 yrs lease commencing from 2013 · OCR · D25 · 561 units
About BELLEWOODS
BELLEWOODS is a 99 yrs lease commencing from 2013 condominium, located at WOODLANDS AVENUE 5 in District 25 (Kranji, Woodgrove) (Outside Central Region), developed by QINGJIAN REALTY (WOODLANDS) PTE LTD, comprising 561 residential units, completed in 2017.
With approximately 86 years remaining on its 99-year lease, the property qualifies for full bank financing and CPF usage.
Unit Mix Distribution
Transaction data breakdown by bedroom type at BELLEWOODS:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 53 | $1,193 psf | $1,048,239 |
| 3 BR | 139 | $1,179 psf | $1,381,567 |
| 4 BR | 21 | $1,103 psf | $1,710,524 |
Sales Market Overview
BELLEWOODS has recorded 213 sale transactions with an average transaction price of $1,331,059, ranging from $765,000 to $2,000,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 6 | $933 psf | $1,006,667 | — |
| 2022 | 92 | $1,104 psf | $1,231,484 | ↑ 18.2% |
| 2023 | 43 | $1,177 psf | $1,431,509 | ↑ 6.7% |
| 2024 | 37 | $1,238 psf | $1,370,495 | ↑ 5.2% |
| 2025 | 25 | $1,336 psf | $1,499,276 | ↑ 8.0% |
| 2026 | 10 | $1,334 psf | $1,443,389 | ↓ 0.2% |
BELLEWOODS ranks in the top 27% of condos in District 25 by average PSF.
Compared to the OCR average of $1,550 psf, BELLEWOODS trades 24.2% below the segment benchmark.
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Rental Market Overview
BELLEWOODS has recorded 59 rental transactions with monthly rents averaging $4,042/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 2 BR | 12 | $3,438/mo | $2,700/mo | $3,800/mo |
| 3 BR | 32 | $4,005/mo | $3,100/mo | $5,000/mo |
| 4 BR | 15 | $4,607/mo | $4,150/mo | $5,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 1 | $3,200/mo |
| 2022 | 7 | $3,314/mo |
| 2023 | 10 | $4,465/mo |
| 2024 | 19 | $4,084/mo |
| 2025 | 20 | $4,058/mo |
| 2026 | 2 | $4,350/mo |
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Investment Analysis
Based on average rents and sale prices, BELLEWOODS delivers an estimated gross rental yield of 3.6%. This is above the Singapore-wide benchmark of approximately 3%.
Competing Condos in District 25
Side-by-side comparison against the most actively traded condos in District 25 (Kranji, Woodgrove):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| NORWOOD GRAND | 99 yrs lease commencing from 2023 | 348 | $2,079 psf | 309 |
| PARC ROSEWOOD | 99 yrs lease commencing from 2011 | 689 | $1,207 psf | 268 |
| FORESTVILLE | 99 yrs lease commencing from 2012 | 653 | $1,036 psf | 254 |
| TWIN FOUNTAINS | 99 yrs lease commencing from 2012 | 418 | $1,099 psf | 162 |
| NORTHOAKS | 99 yrs lease commencing from 1997 | 720 | $815 psf | 144 |
Location Map
Map shows BELLEWOODS (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- BELLEWOODS
- Admiralty MRT
- Woodlands South MRT
- Northland Primary School
- Admiralty Primary School
- Singapore Sports School
Nearby MRT Stations
BELLEWOODS is 890m from Admiralty MRT (North-South Line), with 2 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Admiralty | NS10 | North-South Line | 890m |
| Woodlands South | TE3 | Thomson-East Coast Line | 1.0 km |
Nearby Schools
There are 14 schools within 2 km of BELLEWOODS, including 2 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Northland Primary School | Primary | 230m |
| Admiralty Primary School | Primary | 820m |
| Singapore Sports School | Jc | 1.0 km |
| Christ Church Secondary School | Secondary | 1.2 km |
| Innova Primary School | Primary | 1.3 km |
| Endeavour Primary School | Primary | 1.3 km |
| Beacon Primary School | Primary | 1.3 km |
| Ahmad Ibrahim Primary School | Primary | 1.4 km |
| Ahmad Ibrahim Secondary School | Secondary | 1.4 km |
| Evergreen Secondary School | Secondary | 1.6 km |
| Qihua Primary School | Primary | 1.6 km |
| Fuchun Primary School | Primary | 1.8 km |
Bellewoods' most compelling strength is its position at the intersection of dual MRT connectivity and an imminent cross-border transit catalyst. The development sits within comfortable reach of both Woodlands MRT (NSL + TEL interchange) and, via the TEL, Woodlands North MRT — the future Singapore terminus of the RTS Link. Few resale ECs in Singapore can claim proximity to an interchange that will, within 12 months, become a gateway to an international rail network. This is a structural, non-replicable locational advantage.
The school catchment is exceptionally deep. Within 2 km radius buyers can access Woodlands Ring Primary, Greenwood Primary, Innova Primary, Woodgrove Primary, and Admiralty Primary — a total of around ten primary schools. Secondary options including Woodlands Ring Secondary and Christ Church Secondary are close by, alongside Innova Junior College and Republic Polytechnic for post-secondary pathways. For families prioritising Phase 2A and Phase 2B school registration advantages, the density of options here is a genuine differentiator.
The facilities package punches well above the typical resale EC norm: a 50-metre freeform swimming pool, Jacuzzi and Hydro Spa, full clubhouse, indoor gym, tennis court, BBQ pavilions, wading and splash pools for young children, and a garden trail. Qingjian Realty has a reputation for landscaping quality, and residents consistently cite the lush greenery and spacious ground coverage as a reason to stay. The development sits at the edge of Woodlands Waterfront Park's wider green network, providing recreational depth beyond the estate boundary.
On the value proposition, resale prices at $1,255–$1,385 psf remain materially below comparable private condominiums in more central OCR districts such as Jurong or Tampines, while offering broadly equivalent facilities and an arguably superior macroeconomic narrative given the Woodlands Regional Centre and RTS Link momentum. For buyers who qualify under the EC resale eligibility rules (Singapore Citizens or PRs within the 5–10 year window; all buyers after full privatisation in 2027), this price gap relative to private-condo peers represents a discernible entry premium. Use the ROI calculator to model projected returns under various exit timelines, or the Affordability calculator to stress-test your income and loan ceiling before committing.
Bellewoods is not without risks, and buyers should enter with clear eyes on four fronts.
Lease decay. Granted on a 99-year leasehold from 2013, Bellewoods had consumed approximately 13 years of its lease by mid-2026, leaving around 86 years on the tenure. While 86 years remains adequate for most owner-occupier and medium-term investment horizons, buyers using CPF should be cognisant that HDB's Valuation Limit and CPF usage rules tighten as the remaining lease approaches 60 years. For buyers projecting a hold of 20+ years, running the Lease Decay calculator is strongly recommended to model the precise CPF drawdown constraints at exit. Buyers financing with bank loans should also confirm that their bank's tenor policy accommodates the lease profile, particularly for borrowers aged 50 and above.
EC ownership rules. Until full privatisation (expected around 2027), Bellewoods resale units can only be purchased by Singapore Citizens and Singapore Permanent Residents. Foreign buyers are locked out until the 10-year privatisation date passes. This temporarily compresses the buyer pool and may moderate price velocity in the near term — though it simultaneously creates a buying window for PRs and citizens before the wider-market re-rating that typically accompanies full privatisation.
Northern OCR perception premium. District 25 carries an OCR (Outside Central Region) label and remains a psychologically distant posting for buyers tethered to jobs or lifestyle anchors in the south. While the RTS Link and TEL are eroding this perception, the narrative shift takes time to be fully priced in. Buyers seeking liquidity within a short 3–5 year horizon may find the pool of willing buyers narrower than in more liquid OCR markets such as Tampines or Punggol.
RTS Link execution risk. The January 2027 operations target for the RTS Link has been subject to periodic revision. Any material delay would push back the catalytic repricing of Woodlands assets. Buyers who have priced in RTS Link uplift as a near-term driver should maintain a margin of safety in their entry pricing assumptions.
[
{
"persona": "HDB upgrader family (SC couple, combined income $12k–$16k)",
"fit_color": "green",
"reason": "The quintessential Bellewoods buyer: two incomes comfortably within CPF housing grant and TDSR limits, school-age children benefiting from the dense primary school catchment, and a meaningful step up in space and facilities over an HDB flat. The resale EC route sidesteps new-EC income ceiling constraints. Use the <a href=\"/calculator/tdsr\">TDSR calculator</a> to confirm loan quantum before viewing."
},
{
"persona": "Singapore PR investor (no existing property)",
"fit_color": "green",
"reason": "PRs can purchase Bellewoods resale units during the 5–10 year window (and after full privatisation in 2027) without ABSD on a first residential property. The upcoming RTS Link and Woodlands Regional Centre employment growth present a credible rental income and capital appreciation thesis. Gross rental yields in D25 have been in the 3.5–4.5% range for comparable ECs, meaningful relative to OCR private condos at similar psf. Model the numbers with the <a href=\"/calculator/roi\">ROI calculator</a>."
},
{
"persona": "Dual-income couple working in Woodlands or JB (cross-border commuters)",
"fit_color": "green",
"reason": "The RTS Link fundamentally changes the calculus for Singapore residents working partially or fully in Johor Bahru. A five-minute rail crossing with integrated immigration processing removes the Causeway bottleneck. Bellewoods' position three stops from Woodlands North MRT on the NSL makes it a natural base for the growing cohort of cross-border professionals."
},
{
"persona": "Retiree or empty-nester downsizer",
"fit_color": "amber",
"reason": "The large facilities and green setting are appealing for an active retirement. However, lease decay considerations become more acute for older buyers using CPF, and limited F&B and retail variety immediately around Woodlands Avenue 5 (the nearest malls are a short drive away at Causeway Point or Vista Point) may not suit those seeking a walkable urban lifestyle. Best suited for those comfortable with car-dependent living."
},
{
"persona": "Short-term speculative flipper (2–3 year horizon)",
"fit_color": "red",
"reason": "The EC resale buyer pool remains restricted to SC/PR until full privatisation, which limits short-term price velocity. Sellers' stamp duty (SSD) no longer applies at this stage, but the constrained buyer universe and the cost of entry at $1,300+ psf compress the realistic gain in a sub-3-year window. The RTS Link uplift story plays out over 3–7 years, not quarters."
},
{
"persona": "Foreigner (non-PR) seeking immediate purchase",
"fit_color": "red",
"reason": "Not eligible until the 10-year privatisation date is crossed (approximately 2027). Foreigners should revisit Bellewoods post-privatisation or explore fully privatised District 25 condos in the interim. Check the <a href=\"/calculator/stamp-duty\">Stamp Duty calculator</a> for ABSD exposure on your citizenship status."
}
]
Bellewoods occupies a genuinely rare position in Singapore's resale EC landscape: a well-built, well-maintained development in a macro location that is, for the first time in a decade, becoming a genuine investment catalyst rather than merely a lifestyle concession. The convergence of the TEL, the approaching RTS Link, and URA's Woodlands Regional Centre designation creates a structural tailwind that most comparable OCR ECs lack. At $1,255–$1,385 psf, Bellewoods still trades at a meaningful discount to equivalent-quality private condominiums in more established OCR clusters, while offering a facilities package and green environment that residents consistently rate highly.
The investment case is strongest for SC/PR buyers planning a 5–10 year hold, families who genuinely value the schooling depth and northern location, and cross-border professionals whose daily economics will be transformed by the RTS Link. The near-term full-privatisation milestone (expected around 2027) is a natural liquidity catalyst that prudent buyers should factor into their timing calculus. Run the Mortgage calculator, Cash Flow calculator, and ROI calculator in sequence to build a rigorous holding-cost and exit model before committing. You can also compare Bellewoods against other D25 options on the comparison tool, or explore district-level price trends on the Price Heatmap.
FAQ
What is the average price for BELLEWOODS?
What is the rental yield for BELLEWOODS?
Is BELLEWOODS freehold or leasehold?
Who is eligible to buy Bellewoods EC on the resale market in 2026?
Bellewoods TOP'd in 2017. By 2026 it is in its 9th year, meaning it is past the 5-year Minimum Occupation Period (MOP) but has not yet crossed the 10-year full privatisation threshold. During this window (years 6–10 from TOP), resale units can be purchased by Singapore Citizens (SCs) and Singapore Permanent Residents (PRs) only — foreigners are not yet eligible. Once the development crosses its 10-year mark (approximately 2027), it becomes fully privatised and can be sold to any buyer including foreigners, which historically broadens demand and supports prices. There are no income ceiling restrictions for resale EC purchases.
What are current resale prices at Bellewoods and how have they appreciated?
Based on URA transaction data collated through early 2026, Bellewoods resale units have transacted in the range of approximately $1,255 to $1,385 psf, with an average around $1,326 psf. This compares to a launch average of approximately $795 psf when the development was first offered in 2014, representing capital appreciation of roughly 67% over approximately 12 years. Absolute prices for typical 3-bedroom units (approximately 1,000–1,200 sq ft) have generally been in the $1.3–$1.6 million range. Use the ROI calculator to model your potential gain based on purchase price, holding period, and exit assumptions.
How close is Bellewoods to Woodlands MRT and the RTS Link?
Bellewoods is located along Woodlands Avenue 5, putting it within approximately 8–12 minutes by foot to bus stops that connect to Woodlands MRT interchange, which serves both the North–South Line (NSL) and Thomson–East Coast Line (TEL). Woodlands North MRT — the future Singapore terminus of the Johor Bahru–Singapore RTS Link — is one TEL stop north of Woodlands station. The RTS Link is targeting operations from January 2027 and will connect Woodlands North to Bukit Chagar, JB in approximately five minutes, fundamentally transforming cross-border commuting for residents in this corridor.
Can CPF be used to purchase Bellewoods, and are there any lease-related restrictions?
Yes, CPF Ordinary Account (OA) savings can be used to fund Bellewoods. However, buyers should be aware of CPF's age-adjusted usage rules: if the remaining lease of the property at the time of purchase does not cover the youngest buyer to age 95, the CPF amount that can be withdrawn is pro-rated. As of mid-2026, Bellewoods has approximately 86 years remaining on its 99-year lease from 2013. For most buyers below the age of 55, this comfortably exceeds the 95-year coverage threshold with years to spare. However, for buyers aged 45 and above, it is worth running a precise calculation. The Lease Decay calculator models CPF drawdown constraints at different buyer ages and exit timelines.
What schools are within the 1 km and 2 km Primary 1 registration radius?
Bellewoods sits in a well-served primary school catchment. Within 2 km, families can access a cluster including Woodlands Ring Primary School, Greenwood Primary School, Innova Primary School, Woodgrove Primary School, and Admiralty Primary School, among others — approximately ten primary schools in total. For families targeting Phase 2A (alumni connections) or Phase 2B (volunteer/membership) registration priority at specific schools, verifying your unit's exact address against MOE's distance tool during the Phase 2C (distance) ballot is recommended, as individual blocks within the development may fall in slightly different distance bands. Secondary schooling options include Woodlands Ring Secondary, Evergreen Secondary, and Christ Church Secondary.
How does Bellewoods compare to other resale ECs in District 25?
Bellewoods is the sixth EC in D25, following Forestville, Twin Fountains, Parc Rosewood, La Casa, and Casablanca, among others. Within D25, Bellewoods is generally regarded as one of the newer and better-specified developments given its 2017 TOP, offering more modern fixtures, a larger pool, and a more comprehensive facilities deck than some older counterparts. Its Qingjian Realty pedigree — a developer known for quality builds and innovative layouts — also tends to support resale confidence. Compared to Forestville and Twin Fountains (both nearby and slightly older), Bellewoods typically commands a modest psf premium of $50–$100 psf, reflecting its newer vintage and superior facilities. Use the Comparison tool and the District 25 analytics page to benchmark against current transaction data.
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 213 transactions analysed
- Rental data: 59 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 BELLEWOODS
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.