Bellaville
Overview & Key Facts
Bellaville is about as rare as Singapore real estate gets: a freehold, 10-unit strata landed development tucked into a quiet cul-de-sac off Siak Kew Avenue in District 13. Developed by Fong Tat Holding Co Pte Ltd and completed in 2011, the development comprises six clustered bungalows and four semi-detached homes — all with five bedrooms, private pools, and individual car parks. At 3,089 to 4,424 sqft per unit, these are residences scaled to a standard that simply does not exist in any new-launch condominium in Singapore today.
The address places residents in the Macpherson–Potong Pasir precinct, a pocket of District 13 that has maintained a distinctly unhurried character compared to its neighbours. Potong Pasir MRT on the North-East Line is 340 metres away — a genuine four-minute flat walk — making this one of the most MRT-accessible strata landed addresses in Singapore. Yet Siak Kew Avenue itself is a short, low-traffic cul-de-sac. The combination of excellent transit access and immediate residential quietude is unusual and valuable.
The zero rental transaction record in the URA database is telling: Bellaville’s ten families are owners, not tenants. That near-total owner-occupancy tends to translate into better upkeep, stronger community cohesion, and lower unit turnover — attributes that may not appear on a data dashboard but are felt immediately when you visit the development. Two resale transactions on record since TOP — at S$3.46M average and a median of S$3.84M — reflect both the illiquidity and the desirability of this type of asset.
Location & Connectivity
Siak Kew Avenue branches off Woodsville Close and dead-ends at a gentle curve flanked by mature trees. It is, in the truest Singapore sense, a private road that does not go anywhere — the hallmark of a residential enclave rather than a through route. Traffic is limited to residents and their visitors. This is an unusually peaceful setting given Bellaville’s proximity to the Potong Pasir MRT station, which is 340 metres north along Woodsville Road — about a four-minute walk for most adults.
Potong Pasir is one of Singapore’s most distinctive residential villages. For 27 years from the 1984 General Election, it was held by the opposition Singapore People’s Party under Chiam See Tong — a fact that shaped both the physical character of the estate (HDB upgrading proceeded more slowly than in PAP wards) and its social identity as a neighbourhood that values community over spectacle. The iconic sloped-roof HDB mansionettes, nicknamed “Slides in the Sky,” are found nowhere else in Singapore. Independent eateries, neighbourhood provision shops, and a low-rise skyline persist in a way that has been erased from most other parts of the island.
For everyday needs, the Potong Pasir Community Club and FairPrice supermarket are within a five-minute walk. The NEX megamall at Serangoon — one of the best-stocked suburban malls in Singapore, with a FairPrice Xtra, cineplex, food court, and Serangoon Public Library — is one MRT stop away (10 minutes door-to-door). For drivers, Orchard Road is roughly 12 minutes via the CTE; Paya Lebar is eight minutes; the CBD is around 18 minutes in light traffic.
Schools & Education
| 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 |
Facilities
Bellaville is not a condominium with shared amenity floors. Each of the 10 units is an individual strata landed home with its own private pool, private patio, BBQ area, and two covered carpark lots per unit. The notion of “shared facilities” barely applies: there is no clubhouse, no gym, no function room. What residents have instead is something arguably more valuable — complete privacy in a private pool home, at a price point that is a fraction of what a true landed private property on freehold land would cost in this district.
Unit finishings are understood to include Hansa bathroom fittings, Bosch kitchen appliances, and French doors that connect indoor living areas to the patio and pool deck seamlessly. Rain showers, large windows for natural light, and generous ceiling heights are characteristic of the development. For families who entertain at home rather than in shared clubhouse spaces, Bellaville’s design philosophy — every social occasion happens within your own four walls — is precisely the point.
“Privacy, a private pool, and four minutes to the MRT — that combination simply does not exist anywhere else in District 13 at this price point.”
— Property agent commentary on Bellaville, as cited across multiple listing platforms
Pricing & Market Position
Based on 2 recorded transactions, sale prices range from $3,088,888 to $3,838,000, averaging $3,463,444 (~$870 psf).
Price Appreciation
From 2021 to 2025, the average PSF has appreciated by 24.3% (from $700 to $870 psf).
Neighbourhood Comparison
The most frequently cited comparisons for Bellaville buyers are Woodleigh Residences (S$2,227 psf, 99-year leasehold, high-rise, direct mall connection) and Park Colonial (S$2,142 psf, 99-year leasehold). Against either, Bellaville’s S$870 psf looks compelling on a pure arithmetic basis — but the comparison is structurally misleading. Woodleigh Residences and Park Colonial are urban apartments; Bellaville is a private pool home on a quiet cul-de-sac. They serve fundamentally different lifestyle needs. The Tre Ver at S$1,919 psf (leasehold, riverfront) and Bartley Ridge at S$1,703 psf (leasehold) sit closer in the amenity-versus-space trade-off but remain high-rise, leasehold, and considerably more expensive per square foot.
Within the strata landed category, comparable cluster housing in Districts 13, 14, and 19 — such as developments around Serangoon Gardens and MacPherson — typically trade at S$900–S$1,200 psf for leasehold assets, making Bellaville’s freehold tenure at S$870 psf an arguably undervalued proposition within its own asset class. The illiquidity premium (sparse transactions, no formal market pricing) works both ways: buyers benefit from low competition for units; sellers occasionally wait longer than they would prefer.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| BELLAVILLE | Freehold | 2011 | 10 | $870 |
| THE WOODLEIGH RESIDENCES | 99 yrs lease commencing from 2017 | 2021 | 667 | $2,229 |
| THE TRE VER | 99 yrs lease commencing from 2018 | 2021 | 729 | $1,919 |
| BARTLEY RIDGE | 99 yrs lease commencing from 2012 | 2018 | 868 | $1,708 |
| PARK COLONIAL | 99 yrs lease commencing from 2017 | 2021 | 805 | $2,145 |
| THE POIZ RESIDENCES | 99 yrs lease commencing from 2014 | 2019 | 731 | $1,867 |
ShiokNest Scores
Our proprietary scoring system evaluates BELLAVILLE across multiple dimensions.
What Residents Say
“We’ve been here since 2013 and I genuinely cannot imagine living anywhere else in Singapore. The MRT is four minutes on foot, Potong Pasir has the best nasi lemak on the island, and our children have grown up with a swimming pool in the backyard. It does not feel like a condo and it does not feel like a kampong — it feels like exactly what it is.”
— Long-term resident, Bellaville (via property agent correspondence)
“Siak Kew Avenue is quieter than any GCB road I have visited. There are only ten of us, everyone knows everyone, and the street gets zero through-traffic. For a freehold pool home this accessible to the city, the pricing has always seemed modest to me.”
— Owner-resident commentary cited on listing platforms
“The neighbourhood has changed a lot since Bidadari developed. More cafes, better footpaths, younger families moving in nearby. Potong Pasir still has its character — the old terrace HDB blocks, the provision shops, the morning market — but it feels like a neighbourhood on the right side of change now.”
— Resident observation, Potong Pasir precinct
Strengths & Weaknesses
- Freehold tenure — perpetual ownership with no lease decay
- Private pool and patio in every unit — no shared facilities compromise
- Potong Pasir MRT (NE Line) just 340 m away — genuine 4-minute walk
- Genuinely spacious: 3,089–4,424 sqft per unit with 5 bedrooms
- Ultra-boutique 10 units — near-total owner occupancy, cohesive community
- Quiet cul-de-sac with zero through-traffic on Siak Kew Avenue
- PSF rising steadily from $700 to $870 — positive price trajectory
- High-quality finishes: Hansa, Bosch, French doors, rain showers
- Two covered carpark lots per unit included
- Bidadari catchment schools and NEX megamall one MRT stop away
- Only 10 units — very thin resale market, infrequent price discovery
- Zero rental records — effectively unlettable, pure own-stay asset
- Investment score 36/100 — yield and liquidity metrics are weak
- En-bloc potential 45/100 — collective sale requires unanimous buy-in from 10 owners
- No shared gym, clubhouse, or communal facilities beyond individual pools
- ShiokNest score 51/100 — data-driven composite reflects illiquidity reality
- Limited comparables make bank valuation and financing more nuanced
- Strata titled (not individual land title) — en-bloc rules apply if collective sale is pursued
Verdict
Bellaville occupies a niche that almost no other Singapore development fills: a freehold, sub-S$4M pool home within 400 metres of an MRT station. Buyers who arrive at this address are typically not comparing it to high-rise condominiums — they are comparing it to S$6M+ freehold semi-detached homes in the same neighbourhood, or to cluster housing developments in Serangoon and Pasir Ris that sit further from transit. On both comparisons, Bellaville is competitive.
The ShiokNest investment score of 36/100 reflects the structural reality of the asset class rather than any flaw in the development. Ultra-boutique strata landed homes are illiquid by nature: with ten units and near-zero turnover, price discovery is infrequent, rental demand is effectively non-existent (no URA rental caveats on record), and gross yield is incalculable in the conventional sense. Buyers who anchor on yield or short-term capital appreciation metrics will find the numbers unsatisfying. Buyers who anchor on quality of life, freehold tenure, and the intangible value of owning a pool home in one of Singapore’s most characterful neighbourhoods will find very little to criticise.
Potong Pasir itself is undergoing a quiet renaissance. Bidadari New Town immediately to the north is a maturing, well-designed HDB estate bringing new residents and retail energy to the corridor. The completion of Woodleigh Mall has added suburban amenity. And Potong Pasir’s own HDB terrace character — its low-rise skylines, independent hawkers, and unhurried pace — is increasingly valued as most of Singapore’s urban fabric is homogenised upward. Bellaville sits at the intersection of that heritage neighbourhood and genuinely modern transit convenience.