Bella Vista

5 filed transactions · District 13 · OCR

Median, per square foot

1,431 psf

Observed range

$1,348 — $1,505 psf
S$1,140k median price

Freehold · 5 filed transactions

S$1,140k

Median price

Filed transactions

11%

Spread, low to high

URA Data Service — PMI_Resi_Transaction · 2021-09 to 2026-09 · accessed 2026-09-10

Which of these are you

I’m considering buying this

What it costs on the day, at $1,140,000Loan, downpayment, the cash CPF cannot cover, and both stamp duties
Run six checks before you commitThe asking price, nearby MOP supply, land coming, and what could be built next door
What a higher floor is worth hereMeasured within this building, not across the country
What is within reach of itSchools, stations and shops, at straight-line distance
Put it beside another blockTwo or three side by side, in a link you can send to whoever else is deciding

I own this

Median price by month5 months with a sale

Apr '22 · S$803kJul '24 · S$1,992k

The transactions behind those figures5 of 5

Nothing modelled — these are the filed sales.

123 sqm · floor 01-05Apartment · Resale · 2024-07

S$1,992,000$1505 psf

55 sqm · floor 01-05Apartment · Resale · 2024-05

S$853,000$1441 psf

153 sqm · floor 01-05Apartment · Resale · 2024-03

S$2,220,000$1348 psf

74 sqm · floor 01-05Apartment · Resale · 2023-10

S$1,140,000$1431 psf

55 sqm · floor 01-05Apartment · Resale · 2022-04

S$803,000$1356 psf

Why a range, not one number. Valuation tools routinely disagree by S$15,000–S$80,000 on the same home, because none can see your floor, facing, renovation or lease. The spread above is the real one — the cheapest and dearest psf actually filed here over the period. Where your unit sits inside it depends on the things the data cannot see.

Contains information from HDB Resale Flat Prices (data.gov.sg) accessed on 2026-09-10 from data.gov.sg, made available under the Singapore Open Data Licence v1.0Contains information from URA Data Service — PMI_Resi_Transaction accessed on 2026-09-10, made available under the Singapore Open Data Licence v1.0

What the floor is worth

This project—

Not enough filed sales at both ends of this project to compare it with itself. It needs 3 or more high and 3 or more low. The figure beside this one is the town, not here.

District 13, typical project+4.1%

Middle of 5 projects in District 13 that clear the bar — half fall between -11.9% and +6.1%. 2 came out negative — high floors sold for less in 2 of them.

Every band in District 13, for reference. This pools all buildings in the town, so it carries the estates as well as the storeys — a town whose tall blocks are its newest ones will show a steeper climb than height alone buys. The two figures above are the ones that hold a building constant.

Storeys	Median psf	Filed sales
01-05	S$1,814	323
06-10	S$1,891	324
11-15	S$1,913	326
16-20	S$1,905	138

URA Data Service — PMI_Resi_Transaction · accessed 2026-09-10T21:15:39.110Z. Storey bands are the source's own — no floor number is inferred from them. A premium is a median of filed transactions, not a valuation of any home.

What's around

Straight-line distance from the building — the walk is longer, and how much longer depends on what is in the way.

Nearest station

Woodleigh

481m

Primary schools within 1km

nearest 538m

Primary schools · straight-line distance

Yangzheng Primary School538m
Maris Stella High School890m

9 more between 1km and 2km

St. Gabriel'S Primary School1.0km
Cedar Primary School1.1km
St Andrew'S School (Junior)1.5km
CHIJ Our Lady of Good Counsel1.6km
First Toa Payoh Primary School1.7km
Paya Lebar Methodist Girls' School (Primary)1.7km
Zhonghua Primary School1.8km
Kuo Chuan Presbyterian Primary School1.8km
Pei Chun Public School1.8km

A band is priority, not a place — and this is an indication, not MOE's answer. MOE measures home to school in a straight line, which is what is measured here. But it measures to the school's land boundary and this measures to the school's single registered coordinate, so a large campus reads as further away than MOE would find it. It also measures from the address on your child's registration, not from the block. A school near the line can fall either side of it once MOE measures it, and an oversubscribed school still ballots within a band. For the official category for a specific address, use OneMap's SchoolQuery.

Stations

Woodleigh481m
Serangoon718m
Bartley957m

Also nearby

Hawker centreWoodleigh Village Hawker Centre518m
ParkBidadari Park Hillock397m
Other schoolsZhonghua Secondary School486m

Coordinates from OneMap, © Singapore Land Authority. Distances are straight-line.
Station exit locations — LTA (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
School addresses — MOE School Directory and Information (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
Hawker centre locations — NEA (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
Park locations — NParks (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.

What has sold nearby300m

Distance from Bella VistaStraight-line, not walking — what sits between two points is in no dataset here.

26projects within 300m

$1,245–$1,642the middle half, per sq ft

$1,477median of those sales

From 195 filed sales — the 20 most recent at each project, which is all this index keeps. 3 of them are at that limit, so they have sold more than is counted here.

Project	Away	Filed	Floor	Size	PSF
R Maison	104m	2026-08	01-05	87 sqm	$1,504
Vibes@upper Serangoon	127m	2026-08	01-05	80 sqm	$1,161
E Maison	155m	2026-08	01-05	87 sqm	$1,687
The Quinn	284m	2026-08	01-05	45 sqm	$1,724
Sommerville Loft	79m	2026-07	01-05	204 sqm	$1,139
R Maison	104m	2026-07	01-05	87 sqm	$1,526
E Maison	155m	2026-07	01-05	87 sqm	$1,666
The Acacias	163m	2026-07	01-05	116 sqm	$1,722
The Acacias	163m	2026-06	01-05	113 sqm	$1,747
The Quinn	284m	2026-06	01-05	161 sqm	$1,720
The Sunshine	294m	2026-06	06-10	115 sqm	$1,810
E Maison	155m	2026-05	01-05	90 sqm	$1,641
Vibes@upper Serangoon	127m	2026-04	01-05	41 sqm	$1,722
Vibes@upper Serangoon	127m	2026-04	01-05	41 sqm	$1,699

The 14 most recent are listed, out of 195 in the index at this radius. The floor band is what URA and HDB publish; neither feed carries a unit number.

The afternoon sun, and what is approved in it247°–293°

Seen from here, the sun sets at 247° (WSW) in December and 293° (WNW) in June — a swing of 47° across the year. A window on one of those bearings takes the low sun for part of the year and none of it for the rest.

Today the sun drops below 15° at 06:04 pm and sets at 07:00 pm, arriving from 273° (W). Above that angle it is over the roof rather than through the window; near the equator the midday sun is almost overhead, which is why this is only ever about the last hour.

Which way does the unit face?

Nothing published says which way a unit points — not URA, not HDB. You are the one standing in it, or holding the plan. If the floor plan carries a north arrow, the plan reader will read it off and say so when it cannot.

4 permitted planning decisions sit on those bearings within 400m. What it means depends entirely on which:

Approved	Away	Bearing	Height	What
2026-07-21	112m	272° W	3 storeys	Proposed new erection of a 3-storey envelope control corner terrace dwelling house with an attic, basement and swimmin…
2025-06-19	244m	287° WNW	3 storeys	Proposed new erection of a 3-storey envelope control semi-detached dwelling house with an attic on lot 05695a mk 17 at…
2025-06-20	271m	274° W	3 storeys	Proposed erection of a 3-storey envelope control corner terrace dwelling house with mezzanine and attic on lot 06613m …
2025-09-26	362m	280° W	2 storeys	Proposed reconstruction of an existing 2-storey intermediate terrace dwelling house into a 2-storey envelope control i…

This does not tell you whether anything is blocked. A shadow needs the height and footprint of every building between you and the sun, and no public dataset here carries them — so none is drawn. What is above is the bearing the sun arrives on, which is astronomy, and what has been permitted along it, which is a filed decision with a reference number. Joining the two is yours. Bearings and distances are straight-line. A decision is permission to build, not a building: some are never started, and heights come from URA’s own wording, which states one about four times in five.

Where the money actually goes

Drag the sale price. Everything moves.

Cash

Loan

CPF principal

CPF interest

Fees

Sale price · S$1,140,000

Outstanding loan

CPF principal used

Years held

Agent fee %

Sale priceS$1,140,000

Outstanding loan−S$180,000

CPF principal refundBack into your CPF, not lost−S$150,000

CPF accrued interestCPF OA rate, compounded over 12 years−S$52,416

Agent fee (2% + GST) and legal−S$27,652

Cash in handS$729,932

S$202,416 returns to your CPF, not your pocket — still yours, and it can fund the next purchase. The accrued interest alone is S$52,416, and it grows every year you hold. HDB concessionary loan interest is 2.6% p.a.; CPF Ordinary Account accrues at 2.5%.

Look up somewhere else

Any HDB block or private project in Singapore.