Type

Units

Min Area

Price Range

5 BR

1528 sqft

S$2.2M

Property Highlights

Condo development with 1 unit currently available.
Prices currently start from S$2.2M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$436K on this acquisition.
Located 14 min (1.17 km) from NS10 Admiralty MRT Station.

Price Trends & Rental Yield

Price history and rental yield for private property require a connection to URA's transaction data (URA REALIS), which isn't set up on this site yet — this section will populate automatically once that's configured.

Interested in this property?

Send a quick enquiry our Singapore Property team will reach out within 24 hours.

Bellewoods: Executive Condominium Living in Established Woodlands

Bellewoods is a forward-thinking executive condominium development strategically positioned in Woodlands, a well-established residential neighbourhood offering the perfect balance of mature infrastructure, accessible transport links, and family-friendly amenities. Situated at 122 Woodlands Avenue 5, the project taps into one of Singapore's most sought-after northern corridors, where development intensity is moderate and lush green spaces remain integral to the streetscape. The location sits within a 14-minute walk—or just 1.17 kilometres—of Admiralty MRT station (NS10), placing residents within easy reach of the wider North–South Line network and making daily commutes to central business districts straightforward and time-efficient.

The executive condominium format is distinctly positioned between public and private housing, offering buyers access to contemporary design, upgraded finishes, and curated resident facilities without the full premium pricing of pure condominiums. Units at Bellewoods showcase thoughtfully configured floor plans that cater to growing families, empty-nesters, and investors alike, with sizes and bedroom counts designed to suit diverse lifestyle requirements. The development maintains competitive pricing from the mid-S$2 million range upwards, making it particularly attractive to upgraders moving from HDB stock or first-time private property buyers seeking entry into the northern suburbs with established neighbourhood character.

Strategic Location and Transport Connectivity

Admiralty MRT station's proximity represents a critical asset for capital appreciation and tenant demand. The North–South Line remains one of Singapore's most utilised corridors, connecting Woodlands directly to the CBD, medical hubs at Orchard and Novena, and employment nodes across the island. This transport strength underpins consistent rental yields and resale appeal, as both owner-occupiers and investors recognise the convenience factor. The 14-minute walking distance is particularly compelling for professionals working in city-centre locations or those attending appointments at major medical institutions, reducing daily travel stress and increasing the neighbourhood's attractiveness to renters seeking work-life balance.

Beyond Admiralty, the Woodlands locality itself offers a comprehensive network of amenities within a 5–10 minute radius. Neighbourhood shopping centres, hawker complexes offering affordable dining, supermarkets, clinics, and primary schools cluster around the vicinity, creating a self-sufficient residential ecosystem that appeals to families prioritising convenience and affordability. The mature estate character also means property values benefit from longstanding demand patterns and a stable tenant base, both crucial factors when evaluating long-term holding potential.

Executive Condominium Format and Market Positioning

The executive condominium category occupies a distinct market segment, as units are subject to a 99-year leasehold tenure and occupancy restrictions during the initial five years of operation. This structure makes them particularly attractive to Singaporean citizens and permanent residents seeking a private residential property without the ultra-luxury pricing of freehold or 999-year leasehold condominiums. Bellewoods pricing reflects this positioning, offering substantial square footage and modern amenities at points that remain competitive against comparable developments in the same district.

Prospective buyers should recognise that executive condominiums experience market cycles aligned with broader property sentiment rather than exclusive luxury trends. When the residential cycle strengthens, EC projects typically outperform in appreciation terms, as supply constraints and upgrader demand combine to drive robust transaction growth. Conversely, in softer markets, ECs may experience more pronounced price corrections than pure condominiums, though their fundamental utility and affordability cushion resilience over full market cycles.

Lease Tenure and Long-Term Value Considerations

The 99-year leasehold tenure at Bellewoods requires careful consideration, particularly for buyers planning to hold beyond 20–30 years or seeking maximum intergenerational transfer potential. Whilst lease decay does not immediately impact valuation during strong market phases, it becomes increasingly relevant in later decades as diminishing tenure erodes borrowing capacity and buyer appeal. Current purchasers should factor in that resale into the 2050s and beyond may encounter buyer reluctance tied to sub-80-year remaining tenure, though the development's inherent location strength and established neighbourhood status provide some mitigation.

For investors prioritising 10–15 year holding periods, lease decay is less material; the combination of steady rental yield and potential capital appreciation over a medium term typically generates acceptable returns before tenure concerns materialise. Owner-occupiers similarly benefit from medium-term peace of mind, as the property will retain strong functional appeal throughout their ownership window.

Unit Configurations and Space Utilisation

Bellewoods offers a variety of unit typologies accommodating different household sizes and lifestyle preferences. The development includes configurations from three-bedroom apartments through to larger five-bedroom units, with total floor areas spanning approximately 1,500 square feet and upwards depending on selected layout. This breadth ensures that both young couples and multi-generational families find suitable options without over-purchasing space or settling for cramped proportions.

Modern executive condominiums typically feature open-plan living and dining areas, separated sleeping zones to maximise privacy, and functional kitchens with integrated appliances. Finishes generally meet contemporary standards with quality tile work, laminate or timber flooring, and neutral colour palettes enabling rapid personalisation. Master bedrooms frequently include ensuite bathrooms and walk-in wardrobes, whilst secondary rooms accommodate flexible use as guest rooms, home offices, or storage.

Investment Outlook and Rental Market Dynamics

Woodlands has evolved into a sustainable rental market supported by proximity to transport hubs, international schools, and growing employment nodes in the northern region. Tenants seeking value-for-money accommodation without sacrificing transport links or neighbourhood maturity consistently gravitate towards executive condominiums in this zone. Rental yields for EC developments typically range between 3–4.5% gross, depending on unit size, floor level, and specific amenities, with larger units commanding stronger absolute rental income despite comparable percentage yields.

The executive condominium format appeals to a broad rental pool: young families moving for work, expatriate professionals requiring temporary accommodation whilst establishing residency, and empty-nesters downsizing from larger landed properties. This diverse tenant base supports consistent occupancy rates and negotiating strength for landlords.

Comparative Market Position

Relative to competing EC developments in the Woodlands or nearby Yishun and Sembawang regions, Bellewoods' pricing aligns with market norms whilst its Admiralty proximity provides marginal advantage over some alternatives. Recent transaction patterns in the North region suggest EC units comparable in size and condition to those at Bellewoods have transacted within price-per-square-foot ranges reflective of the current asking levels, indicating fairly calibrated market valuation. Buyers considering Bellewoods should simultaneously review comparable completed ECs in the same district to ensure pricing competitiveness and facility quality justify commitment.

Buyer Profiles and Suitability Assessment

First-time private property buyers transitioning from HDB housing will find Bellewoods particularly accessible, as pricing remains materially lower than pure condominiums whilst delivering contemporary design and professional amenities. Upgraders seeking additional space, flexible configurations, and transport convenience similarly benefit from the EC model's affordability relative to performance. Investors pursuing rental income from mid-tier private residential stock will appreciate the tenant demand and holding timeline alignment, though should stress-test yield assumptions against current interest rate environment and ABSD obligations. High-net-worth individuals typically prioritise freehold or 999-year leasehold alternatives, though some may consider ECs as diversification holdings within a larger portfolio.

Bellewoods represents a grounded, pragmatic investment in established suburban living, backed by proven transport connectivity and neighbourhood fundamentals rather than speculative development hype.

Frequently Asked Questions

What is the estimated rental yield for Bellewoods units, and does it vary by unit size?

Executive condominiums in the Woodlands belt typically generate gross rental yields between 3% and 4.5%, with larger units of four or more bedrooms often attracting stronger absolute monthly rents despite comparable percentage yields. A unit priced around S$2.18 million might reasonably command monthly rental of approximately S$6,500–S$7,500 depending on floor level, finishes, and current market demand, translating to gross yields of 3.6%–4.1%. Investors should factor in opportunity costs, property tax, maintenance fees, and agent commissions (typically 1–1.5%) when calculating net yield; net returns after all costs usually fall 1–1.5 percentage points below gross figures. Rental demand in this zone remains stable due to Admiralty MRT accessibility and neighbourhood maturity, supporting consistent occupancy even during softer market phases.

How does Bellewoods pricing compare to recent psf transactions in Woodlands and nearby EC developments?

Recent executive condominium transactions in the northern region, including Woodlands and adjacent Yishun precincts, have ranged between S$1,400–S$1,500 per square foot for completed units in comparable condition, depending on floor level, age, and specific amenity sets. Bellewoods, with unit pricing from approximately S$2.18 million and typical sizes around 1,500–1,600 square feet, implies an asking psf range of roughly S$1,360–S$1,450, positioning it competitively within recent market activity. This pricing appears fairly calibrated relative to comparable EC supply, though buyers should conduct independent transaction searches via official records to validate whether negotiation headroom exists or whether asking levels already reflect recent market consensus. Developments closer to MRT stations or with recently completed amenities may command psf premiums of 5–10% relative to older EC stock in the same precinct.

What Additional Buyer's Stamp Duty implications apply to second-property buyers at Bellewoods?

Singapore Citizens purchasing Bellewoods as a second residential property must pay Additional Buyer's Stamp Duty (ABSD) at the current rate of 20% on the purchase price, significantly increasing acquisition costs. For a S$2.18 million purchase, this equates to approximately S$436,000 in ABSD alone, substantially raising total entry cost above the base purchase price and must be factored into financing and cash-reserve planning from project outset. Permanent Residents face ABSD at 5% on second properties, whilst foreign buyers encounter 15% ABSD on any residential property purchase. First-time buyer exemptions do not apply to second homes, though property downsizers or those upgrading from existing residences may explore alternative strategies such as selling prior properties before completion to restructure ABSD exposure. This duty represents a material consideration in investment return calculations and borrowing capacity, requiring clear financial modelling before commitment.

Does the 99-year lease tenure create resale or financing headwinds as the lease ages?

The 99-year leasehold tenure does present long-term structural challenges, though immediate impact during the current ownership cycle remains minimal. Buyers purchasing today will enjoy approximately 99 years of tenure remaining; however, once lease falls below 80 years (a threshold some lenders and conservative buyers regard cautiously), refinancing becomes incrementally restrictive and buyer pool narrows meaningfully. By the 2060s and 2070s, original purchasers or their heirs will encounter meaningful lease-decay discount if selling, as remaining tenure shrinks and lender willingness to finance declines—properties in the 40–50 year tenure window typically experience 15–25% valuation discounts relative to comparable longer-lease assets. Medium-term holders (10–20 years) face minimal lease-decay impact; however, anyone envisioning multi-generational wealth transfer should carefully weigh whether a 99-year EC aligns with intergenerational objectives or whether alternative freehold/999-year properties merit additional upfront capital. Government en-bloc interventions or lease extension policies could theoretically alter this trajectory, though should not be assumed in financial planning.

How does Admiralty MRT station proximity affect property demand, capital appreciation, and tenant appeal?

The 14-minute walk to Admiralty MRT (NS10) represents a significant demand amplifier, as the North–South Line remains one of Singapore's busiest and most consistent commuter corridors, connecting Woodlands directly to CBD employment zones, medical hubs, and education facilities. This transport strength consistently supports above-average rental demand and stable capital appreciation cycles, as both owner-occupiers seeking convenience and investors targeting tenant bases recognise transport reliability as foundational to property value. Neighbourhoods within 10–15 minute walk of MRT stations typically experience 15–25% lower vacancy risk and 10–15% faster appreciation during positive cycles compared to car-dependent alternatives; Bellewoods benefits from this dynamic. Tenants specifically seek properties on established MRT lines to minimise commute variability, making Admiralty-adjacent units particularly marketable to working professionals and families. Developers and investors consistently price transport-proximate stock at premiums of 5–12% relative to equivalent units in more distant locations, confirming market willingness to pay for accessibility.

Which buyer profiles represent the best fit for Bellewoods, and which should consider alternatives?

First-time private property buyers transitioning from HDB are excellent fits, as Bellewoods' pricing (from S$2.18M) remains substantially more accessible than pure condominiums whilst delivering contemporary finishes and amenities that satisfy modern lifestyle expectations. Upgraders seeking additional bedroom flexibility, ensuite facilities, and neighbourhood maturity similarly align well, particularly those with existing families or professionals requiring home-office capability. Buy-to-let investors with 10–15 year holding windows and target yields of 3.5%+ will find Bellewoods operationally sound, supported by consistent rental demand and asset liquidity; however, shorter-term speculative investors may prefer locations with higher appreciation volatility or greater development scarcity. High-net-worth individuals and ultra-long-term wealth builders typically gravitate toward freehold or 999-year leasehold alternatives, as the 99-year tenure and ABSD implications make ECs less aligned with intergenerational planning. Empty-nesters downsizing from landed properties appreciate the security and low-maintenance aspects, though should verify that unit configurations genuinely suit reduced household sizes rather than retaining excess space.

What are typical TDSR (Total Debt Servicing Ratio) and financing headroom implications at Bellewoods pricing levels?

A S$2.18 million purchase at Bellewoods with 80% loan-to-value (typical for ECs) requires total debt servicing of approximately S$1.74 million, with monthly instalments roughly S$8,200–S$8,800 depending on loan tenure (25–30 years) and prevailing interest rates (currently 3.5–4.0% after rate rises). Banks typically enforce a maximum TDSR of 60%, meaning purchasers require gross monthly household income of approximately S$13,700–S$14,700 to serviceably support this debt level without constraint—a threshold that first-time buyers from HDB backgrounds may find marginal or tight. Buyers with existing mortgages, car loans, or credit obligations experience further TDSR compression, potentially requiring larger down-payments or lower-priced units to remain within lending thresholds. Couples with combined incomes of S$180,000+ annually typically navigate TDSR comfortably; single-income households or those with high existing debt should conduct pre-qualification with lending partners before proceeding. Interest rate rises of 0.5–1.0% materially impact serviceability, increasing monthly outlays by S$400–S$600, so conservative financial modelling under stress scenarios is prudent.

How does Bellewoods compare to competing EC developments in Yishun, Sembawang, or Bukit Panjang?

Bellewoods' Admiralty MRT proximity provides a marginal competitive advantage relative to some Yishun alternatives that sit 15–20 minutes from stations, though Yishun itself offers lower entry pricing (some developments from S$1.8–S$2.0M) and larger unit configurations reflecting less dense development. Sembawang ECs typically command premium pricing (S$2.3–S$2.6M) due to coastal proximity and newer completion dates, making Bellewoods more accessible for value-conscious buyers. Bukit Panjang developments on the Circle Line offer different transport dynamics and generally sit in the S$2.1–S$2.4M bracket, comparable to Bellewoods but with alternative location profiles and neighbourhood characteristics. Bellewoods' positioning balances accessibility (Admiralty connection), neighbourhood maturity (established Woodlands precinct), and pricing competitiveness, making it a pragmatic choice for upgraders prioritising transport and convenience over development novelty or geographic exclusivity. Savvy buyers should comparison-shop recent transactions across all North region ECs to ensure Bellewoods pricing genuinely offers best value for their specific needs rather than assuming location name recognition implies superior investment potential.

Are certain unit stack levels or floor positions within Bellewoods better positioned for value and resale appeal?

Mid-floor units (typically levels 8–20 in a development of standard height) often represent superior value balance: they command modest premiums over lower floors (which may face street noise or perimeter visual impact) whilst avoiding the significant price premiums attached to high floors and penthouses, which appeal primarily to luxury-focused buyers less prevalent in the EC market. Corner units generally attract 5–8% premiums relative to equivalent interior units due to increased natural light and sight lines, though only justify the uplift if the premium is materially lower than the buyer's willingness to pay. Units with northern or eastern exposures typically outperform in soft furnishings and temperature management, supporting higher rental appeal; however, pricing usually reflects this preference, so value advantage may be minimal. Lower-floor units (levels 2–5) often experience 10–15% discounts relative to mid-floors, representing genuine value opportunities for investors or owner-occupiers unbothered by minor street exposure or psychological preferences for elevation. Penthouse and sub-penthouse units often trade at disproportionate premiums unrelated to per-sqft utility, making them less suitable for pure-value investing; these appeal primarily to luxury-oriented owner-occupiers willing to pay premium for exclusivity.

What future supply pipeline exists in Woodlands and adjacent northern zones, and does it threaten Bellewoods' value trajectory?

The Woodlands precinct and broader North region have moderate upcoming supply in planning or early development stages, including scattered EC and condo projects across Yishun, Sembawang, and secondary Woodlands pockets; however, the planning regime's conservative density controls and mature neighbourhood character limit dramatic supply escalation relative to growth zones like Jurong or eastern expansion areas. Housing Board programmes and private development pipelines in the North typically absorb 2,000–3,500 units annually across all categories, a volume that remains modest relative to existing stock and steady demand from upgraders, renters, and investors. Bellewoods' established location and transport connection position it competitively even as new supply emerges; new developments often command launch-phase premiums that dissipate post-handover, whereas completed ECs with stabilised rental markets typically experience steadier appreciation curves. Major infrastructure announcements—such as new MRT extensions or significant employment nodes—would disproportionately benefit transport-proximate developments like Bellewoods, suggesting upside optionality rather than imminent demand destruction. Prudent purchasers should monitor specific upcoming projects within 1–2 km radius to ensure no major supply wave targets identical buyer profiles, but broad North region expansion should not materially threaten Bellewoods' medium-term value unless accompanied by economic contraction or transport network disruption.

Executive Condominium At 122 Woodlands Avenue 5 — From S$2.2M