Bellerive
Overview & Key Facts
Bellerive is a small freehold boutique condominium tucked into 9 Keng Chin Road in District 10 — a leafy, low-density enclave sandwiched between Stevens MRT and the Singapore Botanic Gardens. Developed by Sing Holdings (Bellerive) Pte Ltd and completed in 2012, the development comprises just 51 units — a scale that puts it firmly in boutique territory and differentiates it from the mega-developments that dominate recent CCR headlines.
The project’s appeal rests on three pillars: freehold tenure in a prime district, a quiet residential address that avoids the arterial-road noise of neighbouring Bukit Timah Road, and genuine walking access to Orchard, Stevens MRT, and the UNESCO-listed Botanic Gardens. For buyers who prioritise a low-density, private-feel environment with strong positional value, Bellerive offers something that is genuinely difficult to replicate among new launches — most of which are either much larger or much further from the Orchard belt.
Pricing tells its own story. Transactions over the past twelve months have averaged around S$2,261 psf with a median sale price of S$2,960,000 — considerably below new-launch comparables like Leedon Green (~S$2,784 psf) and Skye at Holland (~S$2,945 psf). That spread reflects Bellerive’s age and smaller unit count rather than any fundamental flaw in the address — arguably creating a value opportunity for buyers willing to trade new-build polish for freehold CCR land.
Location & Connectivity
Bellerive’s location is one of its quietly strong cards. Stevens MRT is roughly 600 metres away — a genuine 7–8 minute walk — placing the development on both the Downtown Line and the Thomson-East Coast Line once you factor in the interchange. Newton MRT (North-South + Downtown Lines) is about 920 metres out, giving residents practical access to three separate MRT lines within a ten-minute walking radius. For a boutique freehold in the Orchard fringe, that is an unusually strong transport footprint.
For drivers, the picture is even better. Orchard Road is a five-minute drive, the CBD around twelve minutes off-peak, and the PIE and CTE are both within easy reach. Residents who want to bypass the MRT entirely have a realistic option — though in-building parking ratios on boutique freeholds of this era are typically one-to-one rather than generous, so multi-car households should verify allocations before committing.
The immediate surroundings are dominated by low-rise GCB clusters and institutional land — Tan Tock Seng Hospital sits nearby, the Botanic Gardens are a short walk or cycle away, and the Orchard shopping belt can be reached on foot in under 15 minutes via Stevens Road. Cold Storage at Cluny Court, Balmoral Plaza, and the wet markets around Newton are all within a short drive or bus ride. Daily errands are well-covered, though there is no in-compound retail (unsurprising given the 51-unit footprint).
Schools & Education
2 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Anglo-Chinese School (Primary) | primary | Within 1 km |
| Singapore Chinese Girls' School (Primary) | primary | Within 1 km |
| ISS International School (Preston) | international | Within 1 km |
| ISS International School (Paterson) | international | Within 1 km |
| St. Anthony's Primary School | primary | ~1.0 km |
| St. Joseph's Institution | secondary | ~1.0 km |
| Nanyang Girls' High School | secondary | ~1.2 km |
| Nanyang Primary School | primary | ~1.2 km |
Facilities
With only 51 units across a compact site, Bellerive sits firmly in the boutique-condo tier for facilities. The development offers the core essentials — a swimming pool, gym, BBQ pavilion, and basement carpark — but buyers should calibrate expectations: this is not a “facilities condo” in the sense of a Minton or a Treasure at Tampines. What Bellerive trades away in amenity breadth, it recovers in exclusivity and maintenance-fee efficiency.
The upside of the small footprint is significant: pool and gym access is effectively on-demand, there is no scramble for BBQ bookings, and the maintenance fee — while higher per-unit than a mega-development due to fixed overhead spreading across just 51 units — remains manageable relative to the unit’s underlying value. Landscaping is tighter than a resort-style condo but well-maintained, and the low unit count means corridors and lift lobbies rarely feel busy.
For residents who value facility variety, the practical answer in this micro-location is to treat the Botanic Gardens, the Orchard ActiveSG gyms, and nearby country clubs as the extended amenity set. Bellerive works best for buyers who conceptualise “facilities” as including what is within walking distance, not just what is within the gate.
Unit Sizes & Layout
Bellerive’s 51 units span a range from 2-bedroom layouts up to 4-bedroom configurations, with most stacks oriented to maximise privacy against the surrounding low-rise context. Unit types documented on PropertyGuru run from 2-Bed/2-Bath through 4-Bed/4-Bath, which is a wide mix for such a small development — suggesting the developer deliberately targeted a varied buyer pool rather than optimising purely for investor-friendly small units.
Layouts from this 2011–2012 era generally offer practical efficiency without the aggressive compression seen in newer launches: square-ish living rooms, dedicated dining areas, and yard/utility spaces in the larger 3- and 4-bedroom stacks. Ceiling heights and balcony depths are typical of the period — solid rather than exceptional — and fixtures reflect the original mid-to-upper specification. Most units changing hands today have been at least partially renovated.
The gross yield reads as 2.19% on current rental medians — soft in absolute terms but in line with freehold CCR expectations, where buyers are paying for capital preservation and land value rather than cash flow. For own-stay buyers this is largely irrelevant; for pure investors, the yield math means Bellerive only makes sense if the thesis is long-horizon land appreciation.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 4 | $2,068 | $2,117,500 |
| 4 BR | 6 | $2,063 | $3,273,333 |
| 5 BR | 1 | $1,426 | $3,900,000 |
Pricing & Market Position
Based on 11 recorded transactions, sale prices range from $1,820,000 to $3,900,000, averaging $2,910,000 (~$2,261 psf).
Rents range from $3,500 to $9,000 per month across 54 rental transactions. Current rental yield sits at approximately 2.2%.
Price Appreciation
From 2021 to 2025, the average PSF has appreciated by 26.8% (from $1,783 to $2,261 psf).
Neighbourhood Comparison
Within District 10, Bellerive sits in a distinct sub-segment from the new launches dominating current marketing. Leedon Green (freehold, 638 units, ~S$2,784 psf) offers modern facilities and a larger community but at a ~23% psf premium. Skye at Holland (99-year from 2024, 666 units, ~S$2,945 psf) trades tenure for newness at a ~30% premium. D’Leedon (~S$1,855 psf) is cheaper but 99-year leasehold with a 2010 start date, meaning the lease-decay clock is already ticking.
The cleanest like-for-like comparison is probably Hyll on Holland — also freehold, also boutique-to-mid-scale — at around S$2,648 psf. Bellerive sits roughly 15% below that, which reflects its older build and smaller scale but also highlights the capital-efficient entry point into freehold D10. For buyers whose thesis is “own freehold Orchard-fringe land at the lowest rational entry price,” Bellerive deserves a serious look alongside the more heavily marketed new launches.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| BELLERIVE | Freehold | 2012 | 51 | $2,261 |
| SKYE AT HOLLAND | 99 yrs lease commencing from 2024 | 2025 | 666 | $2,946 |
| LEEDON GREEN | Freehold | 2021 | 638 | $2,785 |
| D'LEEDON | 99 yrs lease commencing from 2010 | 2014 | 1,703 | $1,858 |
| HYLL ON HOLLAND | Freehold | 2021 | 319 | $2,648 |
| FOURTH AVENUE RESIDENCES | 99 yrs lease commencing from 2018 | 2021 | 476 | $2,465 |
ShiokNest Scores
Our proprietary scoring system evaluates BELLERIVE across multiple dimensions.
What Residents Say
Public resident commentary on Bellerive is sparse — a natural consequence of the 51-unit size and the relatively private profile of owners in this part of District 10. PropertyGuru aggregates a 7.2/10 score from user reviews, which places it in solid-but-not-exceptional territory — broadly in line with other boutique freeholds of similar vintage.
“Freehold in this pocket of D10 is increasingly rare. The walk to Stevens MRT is real, Botanic Gardens at the doorstep, and you don’t get the density of the big Holland Road projects. Facilities are basic — if that matters to you, look elsewhere.”
— Owner sentiment summarised from PropertyGuru reviews
The consistent pattern across review platforms and agent commentary is that Bellerive residents skew toward professionals, expatriate families with Botanic Gardens–area school ties (notably ISS International School and Anglo-Chinese Primary), and long-hold owner-occupiers rather than short-term investors. That demographic stability is itself a positive signal — turnover is predictable and management meetings tend to be well-attended, which keeps the small MCST running smoothly.
Strengths & Weaknesses
- Freehold tenure in prime District 10 Orchard fringe
- 7-8 minute walk to Stevens MRT (DTL + TEL interchange)
- Three MRT lines within 10-minute walk (Stevens, Newton)
- Walking access to Singapore Botanic Gardens (UNESCO site)
- Top-tier primary schools within 1 km (ACS Primary, SCGS)
- Boutique 51-unit scale — low density, high privacy
- Priced ~20-30% below nearby new freehold launches
- Quiet low-rise GCB-adjacent context — minimal view obstruction risk
- Stable owner-occupier demographic, low turnover churn
- Easy CBD access (~12 min) via PIE/CTE
- Minimal facilities — pool, gym, BBQ only (no tennis, clubhouse, function rooms)
- Thin resale liquidity — only 51 units, ~11 sales/year
- Gross yield 2.19% — soft in absolute terms
- Building now 14 years old (2012 TOP) — renovation budget needed
- Per-unit maintenance fees higher due to fixed overhead spread across few units
- No in-compound retail or childcare
- Limited comparable transaction data for pricing benchmarks
- Investment score 46/100 reflects yield + liquidity constraints
Verdict
Bellerive is a textbook example of what a boutique freehold in the Orchard fringe should be: quiet, well-located, low-density, and priced at a discount to shiny new launches while sitting on permanent tenure. For a buyer with a 15+ year horizon who values the land itself more than the building on top of it, the value proposition is coherent. You are paying roughly S$2,261 psf for freehold District 10 within walking distance of three MRT lines and the Botanic Gardens — a combination that new launches in the same catchment simply cannot offer without a 25–30% premium.
The trade-offs are equally clear. Facilities are minimal, resale liquidity is thin given the 51-unit count, and the building itself is now 14 years old — meaning buyers should budget for interior renovation and expect ongoing sinking-fund contributions for facade and mechanical upkeep. The investment score of 46/100 in our internal model reflects this tension: strong positional fundamentals offset by soft yield and limited transaction data.
The question is always compared to what? Against Leedon Green or Skye at Holland, Bellerive trades new-build amenity and developer warranty for freehold tenure and a 20–25% price discount. Against D’Leedon, it trades mega-development liquidity for privacy and tenure. Against an older freehold like Gallop Gables, it offers a fresher 2012 build. Each comparison favours Bellerive on a different axis — the buyer just needs to be honest about which axis matters most for their use case.