Bellaville

2 filed transactions · District 13 · RCR

Median, per square foot
785 psf
Observed range
$700 — $870 psf
S$3,463k median price

Freehold · 2 filed transactions

S$3,463k
Median price
2
Filed transactions
22%
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
I own this

Median price by month2 months with a sale

Oct '21 · S$3,089kJul '25 · S$3,838k

The transactions behind those figures2 of 2

Nothing modelled — these are the filed sales.

410 sqmStrata Detached · Resale · 2025-07
S$3,838,000$870 psf
410 sqmStrata Detached · Resale · 2021-10
S$3,088,888$700 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.

StoreysMedian psfFiled sales
01-05S$1,814323
06-10S$1,891324
11-15S$1,913326
16-20S$1,905138

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
Potong Pasir
292m
Primary schools within 1km
2
nearest 710m
Primary schools · straight-line distance
  • Cedar Primary School710m
  • St Andrew'S School (Junior)757m
6 more between 1km and 2km
  • Bendemeer Primary School1.2km
  • Canossa Catholic Primary School1.2km
  • Maris Stella High School1.4km
  • Hong Wen School1.9km
  • Geylang Methodist School (Primary)2.0km
  • Pei Chun Public School2.0km
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
  • Potong Pasir292m
  • Woodleigh904m
  • Geylang Bahru987m
Also nearby
  • Hawker centreGeylang Bahru Blk 69 (Blk 69 Geylang Bahru Market and Food Centre)1.0km
  • ParkGreenway South528m
  • Other schoolsCedar Girls' Secondary School436m

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

7projects within 300m
$1,848–$2,328the middle half, per sq ft
$2,048median of those sales

From 54 filed sales — the 20 most recent at each project, which is all this index keeps. 2 of them are at that limit, so they have sold more than is counted here.

ProjectAwayFiledFloorSizePSF
Sennett Estate235m2026-08—212 sqm$2,124
Sennett Estate235m2026-0801-0577 sqm$1,279
Sennett Residence277m2026-0816-20315 sqm$1,263
Sennett Residence277m2026-0811-1577 sqm$2,051
Sennett Estate235m2026-07—138 sqm$2,722
Sennett Estate235m2026-07—92 sqm$3,029
Sennett Estate235m2026-06—139 sqm$2,399
Sennett Estate235m2026-06—143 sqm$2,848
Sennett Estate235m2026-05—235 sqm$2,683
Sennett Estate235m2026-05—186 sqm$1,832
Sennett Estate235m2026-05—172 sqm$2,210
Sennett Estate235m2026-04—139 sqm$2,233
Gpl Terrace130m2025-12—183 sqm$2,387
Landed · Siang Kuang Avenue92m2025-06—661 sqm$1,502
Landed · Puay Hee Avenue154m2025-04—231 sqm$2,336
Landed · Kee Choe Avenue178m2025-03—260 sqm$2,006
Landed · Siang Kuang Avenue92m2025-02—141 sqm$2,810
Gpl Terrace130m2025-02—243 sqm$1,989
Gpl Terrace130m2025-02—200 sqm$2,328
Gpl Terrace130m2025-01—202 sqm$2,128
Landed · Puay Hee Avenue154m2024-08—225 sqm$2,105
Landed · Puay Hee Avenue154m2024-08—235 sqm$2,184

The 22 most recent are listed, out of 54 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°

NESW

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.

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.

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

ApprovedAwayBearingHeightWhat
2026-07-0972m261° W2 storeysProposed reconstruction of the existing 2-storey corner terrace dwelling house to a 2-storey envelope control corner t…
2025-07-11191m268° W2 storeysProposed reconstruction of existing 2-storey semi-detached dwelling house with an attic to a 2-storey envelope control…
2025-11-26191m268° W2 storeysProposed amendment to approved reconstruction of 2-storey semi-detached dwelling house with attic to a 2-storey envelo…
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$3,463,000
Outstanding loan
CPF principal used
Years held
Agent fee %
Sale priceS$3,463,000
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$78,293
Cash in handS$3,002,291
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.