Bellewaters

Overview & Key Facts

Bellewaters is a 651-unit executive condominium at Anchorvale Crescent in Sengkang, developed by Qingjian Realty and designed by ADDP Architects. Completed in 2017 and having passed its Minimum Occupation Period (MOP) in 2022, Bellewaters is now fully privatised and available to all buyers — including Singapore PRs and foreigners — at prices that remain remarkably competitive against newer EC and private condo launches in the northeast corridor.

At an average of $1,485 psf with a median rent of $4,300, Bellewaters delivers a healthy 3.56% gross yield and a profitability score of 84/100 — reflecting the consistent capital appreciation from $1,189 to $1,518 psf over recent quarters. The development’s ten residential blocks (seven 16-storey and three 17-storey towers) are arranged around a central landscaped courtyard, and Qingjian’s signature CoSpace layout system gives owners the flexibility to reconfigure internal walls as their household needs evolve.

Sengkang’s transformation from a sleepy estate to a self-sufficient new town has been one of Singapore’s urban planning success stories, and Bellewaters sits at the heart of it. With Farmway LRT just 340 m away, Sengkang MRT 1.00 km distant, and a cluster of hawker centres, clinics, and supermarkets accessible via a convenient side gate, this is a development that has aged well and continues to reward early buyers handsomely.

Location & Connectivity

Bellewaters occupies a generous plot on Anchorvale Crescent, nestled within Sengkang’s mature residential heartland in District 19. Farmway LRT station is just 340 m from the development — roughly a four-minute walk — while Cheng Lim LRT sits 430 m in the opposite direction, giving residents two feeder options into the Sengkang LRT loop. Sengkang MRT station (North-East Line), the main interchange connecting to the CBD via Dhoby Ghaut in approximately 30 minutes, is 1.00 km away — a 12–15 minute walk or one LRT stop.

Daily amenities are well within reach. The development’s side gate opens directly onto Anchorvale Village, a neighbourhood centre with a Sheng Siong supermarket, coffee shops, medical clinics, and a hawker centre that residents regularly praise for its variety and affordability. Compass One shopping mall at Sengkang MRT offers a broader retail and dining selection, and Sengkang General Hospital — the northeast’s anchor healthcare facility — is within a 1 km radius.

For families, Compassvale Secondary is 800 m away, and Sengkang Green Primary sits at 910 m. Nan Chiau Primary and Compassvale Primary are also within 1 km. The proximity to Sengkang Riverside Park — a 20-hectare green lung with cycling trails, fishing ponds, and a fruit orchard — gives nature-loving residents a weekend escape without leaving the neighbourhood.

Schools & Education

2 primary schools within the 1 km Priority Phase balloting radius.

Facilities

Bellewaters’ facilities are spread across a well-landscaped central courtyard that prioritises greenery and water features. The 50 m freeform pool is the centrepiece, complemented by a family pool, wading pool, splash pool, jacuzzi, and hydro spa — enough aquatic variety to satisfy every age group. Active residents have a tennis court, fitness alcove with outdoor equipment, and an indoor gymnasium within the clubhouse building. The BBQ area, play fountain, and children’s playground round out the family-oriented amenity set, while garden trails wind through the landscaped grounds, which take on a particularly attractive character at night when accent lighting transforms the pool and garden areas.

“The pool area is surprisingly pretty, especially at night with all the ambient lighting. For an EC, the facilities are very well thought out. Our kids practically live in the splash pool on weekends. The only thing I’d want is a proper function room for larger gatherings — the existing one is on the small side for a development of this size.”

— Owner-occupier, five-bedroom CoSpace unit, since TOP

With 651 units, the facilities can feel busy during peak weekend hours, particularly the main pool and BBQ stations. The overall maintenance standard has been well-regarded, though residents in blocks closer to the TPE expressway note that common-area furniture on north-facing ground-level zones accumulates dust more quickly from road particulates.

Unit Sizes & Layout

Bellewaters is exclusively a family-oriented development — there are no one- or two-bedroom units. The mix starts at three-bedroom (926–1,109 sq ft), progresses through four-bedroom (1,152–1,259 sq ft), and tops out at five-bedroom (1,410–1,507 sq ft). Qingjian’s proprietary CoSpace system is the standout layout feature: it offers reconfigurable partitions that allow owners to add or remove walls, creating home offices, enlarged living areas, or additional bedrooms as life stages change. The CoSpace concept comprises three pillars — Efficiency (space maximisation), Flexibility (adaptable room configurations), and Interactivity (open-plan living options).

Finishes are consistent with EC-grade quality: porcelain tiles in common areas, timber-strip flooring in bedrooms, and functional kitchen appliances. Units that have not been renovated since the 2017 TOP may show some wear in high-traffic areas. Ceiling heights are a standard 2.8 m, and the larger units benefit from dual-key potential that enhances rental flexibility post-MOP.

Pricing & Market Position

Across 324 recorded transactions (all-time), sale prices range from $950,000 to $2,300,000, averaging $1,508,523.

Over the last 12 months, transactions averaged $1,525 psf.

Rents range from $3,500 to $5,800 per month across 65 rental transactions. Current rental yield sits at approximately 3.5%.

Rental Yield by Bedroom Type

Blended yield hides the spread between unit sizes — smaller units at BELLEWATERS typically rent harder per dollar of purchase price. The final column shows monthly rent per $100,000 invested, so unit sizes compare on equal capital:

Price Appreciation

From 2021 to 2026, the average PSF has appreciated by 49.9% (from $1,036 to $1,554 psf).

Neighbourhood Comparison

In the northeast corridor, Bellewaters ($1,485 psf) sits at the value end against Riverfront Residences ($1,583 psf) at Hougang, Florence Residences ($1,741 psf) near Kovan MRT, and Affinity at Serangoon ($1,697 psf). Riverfront Residences is the closest competitor by price and offers Hougang MRT proximity, but it is a larger 1,472-unit development where facilities contention is more acute. Florence Residences commands a premium for its direct Kovan MRT access (250 m) and proximity to popular Serangoon Gardens dining. Affinity at Serangoon offers a Serangoon North address with future Cross Island Line connectivity.

Among post-MOP ECs specifically, Bellewaters competes with nearby projects like The Vales ($1,390 psf) and Treasure Crest — both Sengkang neighbours. Bellewaters’ CoSpace layouts, larger average unit sizes, and the convenient side-gate access to Anchorvale Village give it a practical edge for families, though The Vales is slightly cheaper and may appeal to more budget-conscious buyers.

Lease Decay Analysis

The 99-year lease runs from 2013, meaning approximately 13 years have already been consumed. Roughly 86 years remain — still comfortably within the range where most banks will offer full financing without restrictions.

For a buyer purchasing today with a 10-year horizon (exit around 2036), the lease situation is essentially a non-issue — you’d be selling a property with ~76 years remaining, which is still very bankable. The risk profile changes for longer holds.

ShiokNest Scores

Our proprietary scoring system evaluates BELLEWATERS across multiple dimensions.

What Residents Say

“We moved here when it first TOPed and have never regretted it. The side gate to Anchorvale Village is a lifesaver — Sheng Siong, the hawker centre, a clinic, and a coffee shop are all within a four-minute walk. Farmway LRT is just down the road, and our kids cycle to Sengkang Riverside Park every weekend. For the price we paid, we couldn’t have asked for more.”

— Owner-occupier, four-bedroom CoSpace unit, since 2017

“I’m in Block 27 on a higher floor and the TPE noise is definitely audible when windows are open, especially during peak hours. With windows closed and the aircon on, it’s fine. If I were buying again, I’d choose a south-facing block — the blocks away from the expressway are noticeably quieter. Otherwise, it’s a lovely project with lots of greenery and a very friendly community.”

— Owner-occupier, three-bedroom unit, Block 27, 5 years

“As a landlord, Bellewaters has been excellent. The three-bedder rents for $4,300 easily — families love the space and the Sengkang school cluster. The CoSpace layout is a genuine selling point because tenants can configure the unit to suit their needs. Capital appreciation has been solid too: we bought at MOP pricing and we’re already up over $200K.”

— Investor-owner, three-bedroom unit, purchased 2022

Strengths & Weaknesses

Verdict

Bellewaters represents one of the strongest value propositions in the post-MOP EC market segment. At $1,485 psf, it undercuts the newer Florence Residences ($1,741 psf) by 15% and Affinity at Serangoon ($1,697 psf) by 12%, while offering comparable unit sizes and a more established neighbourhood. The price trajectory from $1,189 to $1,518 psf confirms sustained demand, and the 84/100 profitability score reflects the development’s strong track record of delivering gains for resale sellers.

Against the neighbouring OLA EC at Anchorvale — a newer but not-yet-privatised executive condominium — Bellewaters holds the advantage of immediate open-market availability and proven build quality. OLA will appeal to first-time EC buyers seeking subsidised pricing, but investors and PRs who need open-market access will find Bellewaters the more practical choice.

The development’s limitations are well-defined: the 86 years remaining on the lease (from 2013) will progressively weigh on financing, the MRT is accessible but not at the doorstep, and TPE noise affects specific blocks. For families who want spacious, configurable layouts in a self-sufficient Sengkang neighbourhood at a sub-$1,500 psf entry point, Bellewaters remains difficult to beat.