District 19 · Sengkang · OCR
Bellewaters
Anchorvale Crescent · Executive Condominium · 99 yrs lease commencing from 2013
Current PSF
$1,525
-1.5% vs district median
Gross yield
3.2%
median rent $4,250/mo
3-year gain
19.1%
Transactions · 5y
322
37 in last 12 months
Nearest MRT
Punggol Mrt Station · 1,376.244m
NEL
Future MRT
Hougang Mrt Station
CRL · 2030
Vs local HDB
+141% premium
HDB median $634 psf
Area income
$9,500/mo median
residential zone
En-bloc potential26 / 100
13 years old · composite of plot use, age, tenure, value gap & size
Lease decay86 years left
worth 93.3%of freehold today (Bala’s Table) · loses ~4.3pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
-
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
6%
PSF dispersion within project
The neighbourhood
P1 ring
Springdale Primary School 547m · Phase 2C 0.7× · Nan Chiau Primary School 845m · Phase 2C 3.2× balloted · Learning Leap Pte Ltd (Punggol Green Primary School) 860m · Punggol Green Primary School 860m · Phase 2C 2.0× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Yusof Ishak Secondary School · 960m
Food
Anchorvale Village Hawker Centre · 464m
Green
Sengkang Riverside Pk · 1.1km
Mall
Rivervale Mall · 1.7km
Health
Sengkang Community Hospital (hospital) · 428m
Who lives in Sengkang
Census of Population 2020 · planning-area aggregates · SingStat via data.gov.sg
Residents
249,370
Median age
37 yrs
55% under 40 · getting older
Children 0–9
33,980
▲ 11% since 2015 · future P1 demand
Household size
3.4 avg
Homes
86% HDB
13% condo · 1% landed
Degree holders
34%
residents 15+
Commute
60% transit
20% drive
45 min+ to work
36%
The neighbourhood, photographed
freely-licensed photographs taken within ~450 m · Wikimedia Commons
What the record shows
The floor premium
Over the last 3 years, units on the 10th floor and above transacted at a median $1,398 psf - 1% below units on floors 1–5 ($1,419 psf).
Price trend average PSF by year
2021
$1,036
2022
$1,188
+14.7%
2023
$1,305
+9.8%
2024
$1,378
+5.6%
2025
$1,477
+7.2%
2026
$1,554
+5.2%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 3BR | $4,200/mo | $4.00 | 3.1% | 42 |
| 4BR | $4,800/mo | $3.84 | 3.0% | 21 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jul 2026 | $1,530,000 | 1,055 | $1,450 | 01-05 |
| Jun 2026 | $1,888,000 | 1,163 | $1,624 | 11-15 |
| Jun 2026 | $1,835,000 | 1,130 | $1,624 | 06-10 |
| Jun 2026 | $1,665,000 | 1,055 | $1,578 | 11-15 |
| Jun 2026 | $1,505,000 | 958 | $1,571 | 11-15 |
| May 2026 | $1,968,000 | 1,335 | $1,474 | 01-05 |
| May 2026 | $1,880,000 | 1,195 | $1,573 | 11-15 |
| May 2026 | $1,870,000 | 1,163 | $1,609 | 11-15 |
| May 2026 | $1,750,000 | 1,066 | $1,642 | 06-10 |
| May 2026 | $1,568,888 | 1,055 | $1,487 | 01-05 |
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More in District 19
The HDB blocks next door
The entry point, measured: what the resale flats around Bellewaters actually sell for - this project trades at 2.5× the nearest block’s PSF.