Bellezza @ Katong

Overview & Key Facts

Bellezza @ Katong is a 24-unit freehold boutique condominium on Ceylon Road in District 15, developed by Everspring Realty Pte Ltd and completed in 2008. Small in footprint but outsized in pedigree, it sits at the epicentre of Katong's celebrated school belt — within 270 metres of five institutions including the Canadian International School (Tanjong Katong campus), CHIJ (Katong) Primary, Tanjong Katong Girls' Secondary, EtonHouse International (Broadrick), and Broadrick Secondary. Few addresses in Singapore can claim an equivalent school density at a 3-minute walk.

The opening of Marine Parade MRT (TEL, 0.62 km) in 2024 was a watershed moment for Ceylon Road residents, adding single-seat connectivity to Marina Bay (2 stops) and Orchard Road (5 stops) without requiring a bus or cab. Combined with Tanjong Katong MRT just 0.96 km away, commuters now have genuine belt redundancy.

With 29 rental transactions against only 4 resale deals in the past year, Bellezza @ Katong functions primarily as a rental-income asset for investors targeting the Katong education corridor. PSF has climbed +38.7% over three years — the strongest appreciation rate in this editorial batch — confirming that the market is pricing in the newly opened TEL access and the school-belt premium simultaneously.

Location & Connectivity

Ceylon Road occupies a rare intersection of heritage Katong and Singapore's most concentrated school cluster. The Peranakan shophouses along East Coast Road are minutes on foot; East Coast Park — Singapore's most popular recreational corridor — is accessible by bicycle in roughly 15 minutes. Parkway Parade, the anchor mall serving the entire Katong–Marine Parade catchment, is within a 10-minute walk.

The school cluster centred on Ceylon Road and Broadrick Road is genuinely exceptional. Five institutions sit within a 270-metre radius: the Canadian International School (Tanjong Katong campus, 0.17 km), CHIJ (Katong) Primary (0.22 km), Tanjong Katong Girls' Secondary (0.26 km), EtonHouse International (Broadrick Road, 0.27 km), and Broadrick Secondary (0.27 km). Add Tao Nan School (0.41 km), Tanjong Katong Primary (0.55 km), and Haig Girls' School (0.82 km), and Bellezza sits at the apex of 8 recognised schools within a 15-minute walk — a shortlist matched by almost nowhere else in Singapore outside Bukit Timah.

Transport improved materially in 2024. Marine Parade MRT (TE26, 0.62 km) on the Thomson–East Coast Line provides direct, interchange-free access to Marina Bay (2 stops, ~5 min), Shenton Way (3 stops), and Orchard (5 stops, ~12 min). A second TEL station, Tanjong Katong (TE25, 0.96 km), adds further frequency. Eunos (EW7, 1.44 km) gives East–West Line fallback for commuters heading to Tampines, Paya Lebar, or Jurong.

Schools & Education

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

Facilities

As a 24-unit boutique developed in 2008, Bellezza @ Katong provides a functional but necessarily compact facility set: a swimming pool, gymnasium, and BBQ area. Residents should calibrate expectations accordingly — this is not a resort-style development. The value proposition lies firmly in the address, the freehold tenure, and the neighbourhood fabric rather than in on-site amenities.

The surrounding neighbourhood more than compensates. Parkway Parade (mall, supermarket, food court) is within walking distance. The Marine Parade hawker centre — a local institution — provides affordable daily meals. The East Coast Road shophouse belt delivers one of Singapore's most celebrated dining and cafe strips, from traditional Peranakan laksa haunts to international brunch spots. East Coast Park, accessible by bicycle, offers sea breezes, cycling paths, and weekend seafood restaurants. The Chinese Swimming Club (members' facility) and Singapore Swimming Club (guests welcome with member) are both in the vicinity.

"We moved here specifically for the Canadian International School — being able to walk the kids to school in under three minutes is worth more than any condo gym. The neighbourhood does everything else: hawker centre for daily meals, Parkway Parade for shopping, and East Coast Park on weekends. We barely use the pool." — Expat family, renting a 3-bedroom unit (2024)

Unit Sizes & Layout

Bellezza @ Katong offers three unit types across its 24 homes: studio (592–603 sqft), 2-bedroom (861–1,345 sqft), and 3-bedroom (936–1,475 sqft). The 2008 vintage translates to practical, liveable layouts with floor-to-ceiling heights and room proportions that compare favourably to today's micro-units. Bedrooms accommodate queen and king beds comfortably; living and dining areas are clearly separated. The relatively generous gross floor area of 1,728 sqm across only 24 units means each home has room to breathe. Buyers seeking turnkey rental assets should note that the larger 3-bedroom units command strong family-tenant demand given the school cluster immediately outside.

At a median transacted price of $1,480,000 and an average PSF of $1,725, entry tickets are meaningful but the value equation is compelling. PSF has appreciated +38.7% from $1,244 (year 0) to $1,725 today — tracking the Marine Parade TEL opening and the broader Katong regeneration story. Median monthly rent of $3,800 on 29 recent transactions provides a robust rental datapoint for yield modelling.

Pricing & Market Position

Based on 4 recorded transactions, sale prices range from $750,000 to $1,485,000, averaging $1,253,750 (~$1,725 psf).

Rents range from $2,300 to $6,100 per month across 29 rental transactions. Current rental yield sits at approximately 3.1%.

Price Appreciation

From 2021 to 2025, the average PSF has appreciated by 38.6% (from $1,244 to $1,725 psf).

Neighbourhood Comparison

Bellezza @ Katong occupies a unique positioning in the D15 market: the only freehold boutique with 5+ top schools within a 270-metre walk, now served by the Thomson–East Coast Line. Its nearest competitors are substantially more expensive new launches without freehold status. Grand Dunman (99-yr leasehold, $2,537 psf), Emerald of Katong (99-yr, $2,640 psf), The Continuum (freehold, $2,790 psf), Tembusu Grand (99-yr, $2,461 psf), and Amber Park (99-yr, $2,540 psf) all trade at a 35–61% PSF premium. The Continuum on Thiam Siew Avenue is the closest comparable as a freehold product but targets a different price tier. Bellezza's advantage is not facilities or new-launch gloss — it is the irreplaceable school-belt location at a meaningful discount, underpinned by freehold tenure. Investors comparing gross yield should note that Bellezza's 3.08% on $1,725 psf compares reasonably to new-launch yields that rarely exceed 2.5–3.0% at launch pricing.

ShiokNest Scores

Our proprietary scoring system evaluates BELLEZZA @ KATONG across multiple dimensions.

What Residents Say

"We specifically chose Bellezza because of the schools. CIS is three minutes on foot — our two children walk there every morning. The neighbourhood is everything you'd want: hawker food, Parkway Parade, East Coast Park on weekends. The apartment itself is well-proportioned and the building is quiet. Highly recommend for families prioritising education access." — Expat family from the UK, tenant since 2023

"I've owned a unit here since 2018 and the rental income has been remarkably consistent. The school belt means I've never had more than a two-week vacancy between tenancies. Since the TEL opened at Marine Parade, I've noticed inquiries from CBD-working professionals as well, not just school families. The PSF has moved strongly — I don't plan to sell." — Individual investor, Singaporean owner-investor

"The size of the building is both a pro and a con. Very peaceful and private — you always know your neighbours. Facilities are basic but the East Coast Park more than makes up for it. My favourite thing is the neighbourhood itself: the Katong food trail and the Peranakan shophouses are a real draw. Marine Parade MRT has made a big difference to my commute to Shenton Way." — Owner-occupier, 2-bedroom unit

Strengths & Weaknesses

Verdict

Bellezza @ Katong is, first and foremost, a school-proximity rental play in one of Singapore's most in-demand education corridors. The extraordinary concentration of top schools — five institutions within a 270-metre radius, eight within 0.82 km — drives a steady pipeline of expat family tenants who are less price-sensitive than the broader market and tend to sign multi-year leases. Twenty-nine rental transactions against only four resale deals in the past year confirms that the market has recognised and priced this dynamic. The 3.08% gross yield at a median rent of $3,800/month is modest in absolute terms but consistent for a freehold boutique in a prestige D15 address.

Capital appreciation has been the other story. A +38.7% rise in PSF over three years — from $1,244 to $1,725 — outpaces most mature D15 condominiums and reflects two structural tailwinds: the 2024 opening of Marine Parade TEL, and persistent demand compression as new launches in the district trade at $2,461–$2,790 psf. The 35–38% discount Bellezza commands against these new leasehold products is the primary valuation anchor for investors.

The Investment Score of 39/100 appears surprisingly low given this backdrop and warrants scrutiny: with only 4 resale transactions recorded, the thin market means standard liquidity metrics are penalised. This is a known limitation of scoring thin-market boutiques. For a yield-seeking investor targeting the Katong education corridor with a 5–10 year horizon, the freehold tenure, school-belt irreplaceability, and TEL connectivity represent a compelling proposition. Buyers with lower liquidity tolerance or a shorter exit horizon should factor in the limited resale activity.