Belle Vue Residences

34 filed transactions · District 09 · CCR

Median, per square foot
2,091 psf
Observed range
$1,324 — $2,366 psf
S$4,651k median price

Freehold · 34 filed transactions

▲ 15.6% vs 12 months ago
S$4,651k
Median price
34
Filed transactions
50%
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 month23 months with a sale

Oct '21 · S$4,830kJul '26 · S$5,100k

The transactions behind those figures20 of 34

Nothing modelled — these are the filed sales.

214 sqm · floor 01-05Condominium · Resale · 2026-07
S$5,100,000$2214 psf
208 sqm · floor 01-05Condominium · Resale · 2026-06
S$5,200,000$2323 psf
180 sqm · floor 01-05Condominium · Resale · 2026-05
S$4,280,000$2209 psf
242 sqm · floor 01-05Condominium · Resale · 2026-05
S$4,950,000$1900 psf
147 sqm · floor 01-05Condominium · Resale · 2026-05
S$3,628,888$2293 psf
203 sqm · floor 01-05Condominium · Resale · 2026-05
S$5,150,000$2357 psf
170 sqm · floor 01-05Condominium · Resale · 2026-04
S$4,100,000$2241 psf
171 sqm · floor 01-05Condominium · Resale · 2026-01
S$3,800,000$2065 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 09, typical project+4.1%

Middle of 13 projects in District 09 that clear the bar — half fall between +1.1% and +7.8%. 3 came out negative — high floors sold for less in 3 of them.

Every band in District 09, 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$2,289996
06-10S$2,511999
11-15S$2,685493
16-20S$2,798434
21-25S$3,090335
26-30S$3,250269
31-35S$3,291243
36-40S$3,29643

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
Fort Canning
454m
Primary schools within 1km
2
nearest 723m
Primary schools · straight-line distance
  • River Valley Primary School723m
  • St. Margaret'S School (Primary)967m on the 1km line
1 more between 1km and 2km
  • Anglo-Chinese School (Junior)1.5km
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
  • Fort Canning454m
  • Dhoby Ghaut481m
  • Somerset523m
Also nearby
  • Hawker centreJalan Kukoh Blk 1 (Kukoh 21 Food Centre)910m
  • ParkIstana PK410m
  • Other schoolsSchool of the Arts, Singapore822m

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

16projects within 300m
$1,919–$2,515the middle half, per sq ft
$2,308median of those sales

From 126 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.

ProjectAwayFiledFloorSizePSF
The Imperial148m2026-0801-0591 sqm$2,471
Valley Mansion180m2026-0801-05106 sqm$1,891
Aspen Heights250m2026-0811-15147 sqm$2,591
Orchard Court284m2026-0801-05135 sqm$1,225
Ville Royale68m2026-0601-0597 sqm$1,952
Hollywood Apartments117m2026-0601-0592 sqm$1,887
Aspen Heights250m2026-0601-05123 sqm$2,493
Aspen Heights250m2026-0606-1097 sqm$2,404
Orchard Court284m2026-0606-10134 sqm$1,858
Aspen Heights250m2026-0506-10123 sqm$2,538
Aspen Heights250m2026-0506-10123 sqm$2,515
Orchard Court284m2026-0511-15134 sqm$1,491
The Imperial148m2026-0311-15131 sqm$2,659
The Imperial148m2026-0311-1591 sqm$2,532
The Imperial148m2026-0106-10161 sqm$2,560
The Imperial148m2025-1111-15325 sqm$2,330
The Imperial148m2025-1111-15136 sqm$2,615
Oxley Edge73m2025-1001-05110 sqm$1,529
Oxley Edge73m2025-0901-0541 sqm$1,903
Oxley Edge73m2025-0801-0591 sqm$1,940

The 20 most recent are listed, out of 126 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.

1 permitted planning decision sits on those bearings within 400m. What it means depends entirely on which:

ApprovedAwayBearingHeightWhat
2026-04-10287m251° WSW10 storeysProposed amalgamation of land into 1 plot and proposed strata subdivision of a block of 10 storey residential flats wi…
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$4,651,000
Outstanding loan
CPF principal used
Years held
Agent fee %
Sale priceS$4,651,000
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$104,192
Cash in handS$4,164,392
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.