Bellewoods

218 filed transactions · District 25 · OCR

Median, per square foot
1,173 psf
Observed range
S$916 — S$1,410 psf218 filed transactions · 42% low to highS$1,349k median filed price
▲ 6.4% vs 12 months ago

URA Data Service — PMI_Resi_Transaction · 2021-09 to 2026-09 · accessed 2026-10-01

What are you here to work out?

I’m thinking of buying it
I own it

Median price by month24 months with a sale

May '24 · S$1,285kJul '26 · S$1,410k

The transactions behind those figures

20 of 218 · filed, nothing modelled

URA does not include the number of bedrooms in a sale record.

116 sqm · floor 01-05Executive Condominium · Resale · 2026-07
S$1,760,000$1410 psf
73 sqm · floor 06-10Executive Condominium · Resale · 2026-07
S$1,096,500$1395 psf
99 sqm · floor 06-10Executive Condominium · Resale · 2026-07
S$1,410,000$1323 psf
99 sqm · floor 06-10Executive Condominium · Resale · 2026-06
S$1,450,000$1361 psf
87 sqm · floor 01-05Executive Condominium · Resale · 2026-06
S$1,240,000$1324 psf
99 sqm · floor 01-05Executive Condominium · Resale · 2026-06
S$1,420,000$1333 psf
87 sqm · floor 01-05Executive Condominium · Resale · 2026-05
S$1,255,000$1340 psf
99 sqm · floor 01-05Executive Condominium · Resale · 2026-05
S$1,400,000$1314 psf

Why a range, not one number. No record shows your floor, facing, renovation or lease, and where your unit sits inside this spread depends on them.

Dataset licences and attribution
Contains information from HDB Resale Flat Prices (data.gov.sg) accessed on 2026-10-01 from data.gov.sg, made available under the Singapore Open Data Licence v1.0Contains information from URA Data Service — PMI_Resi_Transaction accessed on 2026-10-01, made available under the Singapore Open Data Licence v1.0

Where it sitsThe whole map

© OneMap, SLA · © OpenStreetMap
Median psf · Condo
under $1,206
$1,206
$1,402
$1,578
$1,812
$2,157+

Streets and names: OneMap — Basemap © OneMap, Singapore Land Authority. Buildings: HDB’s own outlines and floor counts, and OpenStreetMap’s, drawn true to scale. Shadows are cast from every building of published height for the time shown; trees and awnings are in no dataset. Two fingers move the map on a phone.

Sun and shadow here — any hour, any month

Deeper checks

What changes from one home to the next.

Floor, surroundings, nearby sales, afternoon sun and the history of the land—shown only where the public record carries enough to say something.

What the floor is worth

This project—

Too few filed sales at both ends of this project — it needs 3 high and 3 low. The figure beside is District 25, not here.

District 25, typical project+8.6%

Middle of 1 projects in District 25 that clear the bar — half fall between +8.6% and +8.6%. None came out negative in this set.

Every band in District 25, for reference. Pooled across buildings, so it mixes the age of an estate with height; the two figures above hold a building constant.

StoreysMedian psfFiled sales
01-05S$1,112385
06-10S$1,114389
11-15S$1,062236

URA Data Service — PMI_Resi_Transaction · accessed 2026-10-01 · storey bands as published · a median of filed sales, 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
Admiralty
829m
Primary schools within 1km
2
nearest 484m
Primary schools · straight-line distance
8 more between 1km and 2km
The 1km band gives ballot priority, not a school place. These distances are an indication. Check your address's official category with OneMap's SchoolQuery.
How this distance differs from MOE's

MOE measures in a straight line to the school's land boundary from the address on your child's registration. This site measures from the block to the school's single registered coordinate. A large campus can therefore read as further away here, and a school near the line can fall on either side when MOE measures it. An oversubscribed school still ballots within a band.

Stations
  • Admiralty829m
  • Woodlands South942m
  • Woodlands1.4km
Also nearby
  • Hawker centreKampung Admiralty Hawker Centre783m
  • ParkWoodlands Healing Garden1.3km
  • Preschools6 within 1kmnearest 253m
  • Other schoolsSpectra Secondary School580m

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.
Preschool locations — ECDA (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.

What has sold nearby300m

2projects within 300m
$1,239–$1,342the middle half, per sq ft
$1,299median of those sales

From 40 filed sales, at most the 20 most recent per project — 2 have sold more than is counted here.

Scroll sideways to see the date, storey, size and psf →

ProjectAwayFiledFloorSizePSF
Forestville287m2026-0901-05128 sqm$1,234
Forestville287m2026-0801-05111 sqm$1,381
Forestville287m2026-0806-1099 sqm$1,239
Twin Fountains205m2026-0706-10112 sqm$1,344
Forestville287m2026-0711-15130 sqm$1,314
Twin Fountains205m2026-0611-15102 sqm$1,338
Twin Fountains205m2026-0606-1096 sqm$1,335
Twin Fountains205m2026-0606-10130 sqm$1,358
Twin Fountains205m2026-0611-15102 sqm$1,420
Twin Fountains205m2026-0606-10107 sqm$1,327
Forestville287m2026-0506-1096 sqm$1,248
Twin Fountains205m2026-0406-10104 sqm$1,285

The 12 most recent of 40 at this radius. Storey bands as published; no feed carries a unit number.

The land under Bellewoods

HDB put this parcel out to tender and names Bellewoods as what was built on it. Everything below is from that tender: the dates, the winning price, and the 7 bids that came in.

  1. Tender launched28 Mar 2013
  2. Tender closed9 May 20137 bids received
  3. Awarded13 May 2013Qingjian Realty (South Pacific) Group Pte Ltd
  4. Winning tenderS$216,000,000S$3,673 per sq m of gross floor area · S$341 per sq ft
Parcel
Woodlands E6 Woodlands Avenue 5 / Woodlands Avenue 6
Site area
21,004 sq m
Lease
99 yrs
Plot ratio
2.8
Gross floor area
58,812 sq m
Sold as
EC
Every bid — all 7, as HDB published them
Ranked by amount. The gap column is each bid measured against the winning one — subtraction, not a judgement about whether anyone bid well.
#TendererBidBehind the winner
1Qingjian Realty (South Pacific) Group Pte Ltd.S$216,000,000—
2Bellevue Properties Pte. Ltd.S$198,000,000S$18,000,000 · 8.3%
3FCL Place Pte. Ltd.S$191,800,800S$24,199,200 · 11.2%
4Far East Civil Engineering (Pte.) Limited & China Construction (South Pacific) Development Co Pte LtdS$183,333,333S$32,666,667 · 15.1%
5EL Development Pte LtdS$175,100,000S$40,900,000 · 18.9%
6BBR Property Pte. Ltd.S$162,700,000S$53,300,000 · 24.7%
7CEL EC Development Pte LtdS$158,890,000S$57,110,000 · 26.4%

What the land cost and what a unit sells for are not two ends of one sum. Between them sit construction over a multi-year build, financing, the development charge, marketing and agent commissions, GST, and the cost of holding unsold units. None of those is published for a named project, so this site does not estimate a developer’s cost or margin and no figure here should be read as one.

Source: HDB — Sites Sold by HDB · tender awarded 13 May 2013 · transcribed from HDB’s published tables on 2026-08-31 · prices are nominal and are not adjusted for inflation. HDB names the development on this row as “Bellewoods”. This parcel, from tender to today · Every land sale

Where the money actually goes

Drag the sale price. Everything moves.

Cash
Loan
CPF refund from proceeds
Fees
Sale price · S$1,349,000
Outstanding loan
CPF principal used
CPF accrued interest, if known

Use the “What happens if” figure in your CPF Home ownership dashboard. Leave blank to estimate it.

Years since CPF was first used

Used only for the estimate when accrued interest is blank.

Agent fee %

A sale at S$1,349,000

Your figures · CPF interest estimated
Sale priceS$1,349,000
Redeems the loan−S$180,000
Agent fee (2% + GST) and legal−S$32,208
Refund to your CPFprincipal plus estimated accrued interest−S$202,416
Cash to youS$934,376
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. CPF Board’s market-value rule · CPF OA interest 2.5% p.a.

Three things this can't know

  1. Your actual floor, facing and renovationPublic data gives a storey band, never your unit.
  2. Whether you sell or buy firstChanges your ABSD, timeline and bridging cost — often by five figures.
  3. Your real CPF accrued interestThe figure here is an estimate. Yours is in your CPF statement right now.

Tell me those and I'll run your actual numbers — no charge, no obligation.

Optional — but it's the single biggest thing the public data can't see.

What are you weighing up?
Rough timing
Staying in touch — optional

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