Type

Units

Min Area

Price Range

4+ BR

1130 sqft

From S$1.9XM

Property Highlights

4-bedroom executive condominium at S$1.9 million in prime Sengkang location
Just 4 minutes' walk to Farmway LRT Station on the Sengkang-Punggol Corridor
1,130 sqft layout offers generous space at approximately S$1,681 psf
Strong rental yield potential with high demand for family-sized EC units
Strategic positioning in growing residential and commercial precinct

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Ref: 500157634

Bellewaters Executive Condominium: A Premium Sengkang Family Home

Bellewaters represents a compelling opportunity for discerning buyers seeking a spacious executive condominium in one of Singapore's most dynamic growth corridors. This four-bedroom, three-bathroom residence at 25 Anchorvale Crescent combines modern living standards with the strategic location that defines contemporary family housing in the eastern region. Priced at S$1,900,000, the property spans 1,130 square feet, offering residents a thoughtfully proportioned home designed to accommodate multi-generational families and those prioritising comfort over minimalism.

The executive condominium category occupies a distinctive position within Singapore's residential landscape, bridging the gap between private condominiums and HDB flats in terms of both pricing and lifestyle. Bellewaters exemplifies this positioning, delivering the amenities and finishes expected by affluent homebuyers whilst remaining accessible to upgraders and growing families. The four-bedroom configuration is particularly sought-after, as it provides sufficient accommodation for households with children, home offices, or extended family members visiting from abroad.

Proximity to Farmway LRT: A Transformative Advantage

The property's location just four minutes' walk from Farmway LRT Station on the Sengkang-Punggol Corridor is arguably its most significant asset. This proximity to reliable public transport fundamentally reshapes the property's appeal and long-term value proposition. The Farmway LRT Station serves as a crucial node within the broader transport ecosystem, connecting residents directly to major employment clusters, educational institutions, and recreational facilities across the eastern region.

The Sengkang-Punggol Corridor itself is undergoing substantial transformation, with ongoing residential intensification and mixed-use development creating a vibrant urban environment. Properties adjacent to or within easy walking distance of LRT stations have consistently demonstrated superior capital appreciation and rental demand compared to those requiring longer commutes. For working professionals, the four-minute walk eliminates the friction associated with car-dependent lifestyles, making Bellewaters particularly attractive to time-conscious residents who value efficiency in their daily routines.

Space and Design at 1,130 Square Feet

The 1,130 square foot footprint represents a generous allocation for an executive condominium, particularly one designed to accommodate four bedrooms and three bathrooms. This size allows for proper separation of living, sleeping, and work zones, a consideration that has become increasingly important in the post-pandemic property market. The per-square-foot cost of approximately S$1,681 reflects fair value for the Sengkang micromarket, particularly given the immediate access to public transport and proximity to established amenities.

The three-bathroom configuration ensures that a household of this size enjoys genuine convenience, eliminating morning queues and providing flexibility for guests and service staff. The four-bedroom layout typically comprises a master suite with ensuite facilities, alongside three additional bedrooms of varying sizes. This configuration appeals to diverse buyer profiles: growing families can dedicate spaces to children and a home office, whilst investors recognise the rental appeal of such layouts among expatriate tenants and multi-generational Asian families.

Investment Potential and Rental Yield Considerations

From an investment perspective, Bellewaters occupies an interesting niche within the EC market. Four-bedroom units consistently command premium rental rates, as the supply of such configurations remains relatively constrained compared to smaller units. Properties near LRT stations tend to attract tenants with strong income profiles, as they typically prioritise convenience and neighbourhood amenities over lowest-cost housing. The eastern corridor has developed a robust expatriate community, with demand for well-appointed, centrally-located family homes remaining consistently strong.

The rental yield potential for this property is underpinned by several structural factors. Sengkang has matured as a residential destination, with comprehensive amenities including shopping malls, hawker centres, medical facilities, and educational institutions. The neighbourhood's demographic profile—increasingly affluent and family-oriented—supports rental demand from both local upgraders and expatriate families. For investors, the S$1.9 million purchase price positions the property within a tier where monthly rents of S$5,500 to S$6,500 are achievable, depending on market conditions and unit-specific features.

Market Position and Competitive Context

The Sengkang micromarket has witnessed steady appreciation over the past decade, driven by infrastructure maturation and the encroachment of development from neighbouring areas. Executive condominiums in this precinct typically trade at a premium relative to comparable HDB units, reflecting their superior finishes, community facilities, and market positioning. Recent transactions for four-bedroom units in the Sengkang-Punggol belt suggest per-square-foot values ranging from S$1,600 to S$1,750, positioning Bellewaters at the upper end of fair value for premium attributes such as LRT proximity.

The competitive landscape includes both established EC projects and newly completed residential developments across the eastern region. Bellewaters distinguishes itself through its mature location, with established neighbourhood character and infrastructure, versus newer developments that may offer cutting-edge facilities but lack the proven community stability and rental track record. For buyers seeking turnkey solutions in established precincts rather than early-stage projects, the property's maturity represents a significant advantage.

Financing, Tax Implications, and Buyer Suitability

At S$1.9 million, Bellewaters sits comfortably within the range where first-time upgraders and high-net-worth individuals can access competitive mortgage financing. Most financial institutions will offer loan-to-value ratios of 80 to 85 percent for executive condominiums, meaning a buyer financing the property would typically require approximately S$380,000 to S$475,000 in capital. For investors considering this as a second property, Additional Buyer's Stamp Duty (ABSD) will apply at 15 percent on the purchase price, a material cost that significantly impacts investment returns and should be carefully modelled into yield calculations.

The property appeals to multiple buyer cohorts with distinct motivations. First-time upgraders moving from HDB flats appreciate the combination of space, amenities, and location without the premium pricing of private condominiums. Growing families benefit from the four-bedroom layout and the neighbourhood's family-centric infrastructure. Empty-nester downsizers recognise the administrative simplicity of EC living compared to landed properties. Investment-focused buyers evaluate the rental potential and capital appreciation trajectory, weighing the S$1.9 million entry cost against projected returns over a 5-10 year investment horizon.

Future Supply and Long-Term Value Drivers

The eastern corridor faces a mixed future supply pipeline, with several factors influencing Bellewaters' long-term value trajectory. On the positive side, the broader Sengkang-Punggol area continues to receive infrastructure investment, including retail developments, medical facilities, and transport enhancements. The completion of the TEL corridor has enhanced connectivity, benefiting properties like Bellewaters that sit strategically within walking distance of LRT nodes. Conversely, ongoing government housing supply initiatives mean that the broader EC market may face modest supply increases, though demand remains robust.

Critically, the absence of significant new EC launches in the immediate Sengkang precinct suggests limited direct supply competition for Bellewaters. This supply tightness supports longer-term value resilience, as demographic growth and ongoing urbanisation sustain demand for family-sized units. Properties exhibiting superior location attributes—such as LRT proximity—tend to appreciate more rapidly than those requiring car dependency, a dynamic that favours Bellewaters' positioning.

Conclusion

Bellewaters represents a well-positioned investment opportunity for buyers seeking a spacious, family-friendly executive condominium in a mature, established neighbourhood. The combination of generous square footage, proximity to public transport, and strategic location within a growth corridor creates compelling value for diverse buyer profiles. Whether approached as a primary residence, an upgrader purchase, or an investment asset, the property merits serious consideration within the Sengkang micromarket.

Frequently Asked Questions

What rental yield can I expect from Bellewaters at S$1.9 million?

Four-bedroom units in the Sengkang-Farmway precinct typically achieve monthly rents between S$5,500 and S$6,500, depending on unit condition, furnishing standard, and market cycles. This translates to a gross rental yield of approximately 3.5 to 4.1 percent per annum, which is competitive within the executive condominium segment. The yield is supported by strong demand from expatriate families and local upgraders seeking spacious accommodation near public transport. However, investors should budget for property tax, maintenance fees (typically S$300–450 monthly), insurance, and potential vacancy periods, which reduce net yield to approximately 2.5–3.2 percent. The proximity to Farmway LRT Station is a material yield driver, as tenants with professional incomes prioritise convenient transport access, justifying premium rental rates and supporting occupancy consistency.

How does the S$1.9 million price compare to recent psf transactions in Sengkang?

At S$1,681 per square foot, Bellewaters reflects fair value for four-bedroom executive condominiums in the Sengkang-Punggol micromarket. Recent comparable transactions for four-bedroom EC units in this area have traded between S$1,600 and S$1,750 psf, positioning this property at the upper end of this range, which is justified by its superior LRT proximity and mature neighbourhood positioning. Three-bedroom units in the same precinct have traded at S$1,550–1,680 psf, whilst five-bedroom and larger units command premiums of 8–15 percent per square foot due to scarcity. The per-square-foot cost is notably lower than nearby private condominiums (which typically range from S$2,100–2,600 psf), and higher than comparable HDB resale flats (S$800–1,100 psf), illustrating the EC category's intermediate market positioning. Price appreciation in this corridor has averaged 2–4 percent annually over the past five years, suggesting the property sits within a fair-value band rather than representing a speculative opportunity.

What are the ABSD implications if I purchase Bellewaters as a second property?

If Bellewaters is your second residential property, Additional Buyer's Stamp Duty (ABSD) is payable at 15 percent of the purchase price, equivalent to S$285,000 on the S$1.9 million transaction cost. This is a substantial upfront cost that materially impacts the investment return calculation, effectively raising your total acquisition cost to approximately S$2.185 million (including standard stamp duty). ABSD is payable within 14 days of the purchase agreement, and failure to pay results in automatic suspension of your legal title. For investment calculations, the S$285,000 ABSD cost should be factored into your break-even analysis; assuming a 3.5 percent gross rental yield, you would require approximately seven years of rental income to recover the ABSD paid (before accounting for capital appreciation). However, if you intend to occupy the property as your primary residence following a period of rental, you may be eligible to claim ABSD remission under specific conditions; consulting a tax advisor is essential. For investors, ABSD significantly improves the case for longer holding periods (7+ years) to achieve acceptable returns, whilst shorter investment horizons become less attractive.

What is the lease decay impact on Bellewaters' long-term resale value?

Bellewaters, as an executive condominium, operates under a 99-year leasehold structure, similar to HDB flats. The property should have substantial lease remaining at purchase; however, lease decay—the diminishment of property value as lease years fall below 60—is a structural risk in Singapore's real estate market. Properties with leases below 60 years experience accelerated depreciation, as both owner-occupiers and investors become reluctant to purchase, and financial institutions tighten lending criteria. If Bellewaters was launched within the past 25 years, it currently carries a lease of approximately 74+ years, positioning it comfortably above the depreciation threshold. Resale value will remain resilient for the next 15–20 years, but buyers should be aware that after approximately 2040–2045, lease decay will begin to erode capital value. At that point, en-bloc redevelopment may become economically viable, though such outcomes are never guaranteed. For investors with a 5–10 year horizon, lease decay is not a material concern; however, long-term owner-occupiers should factor in potential downside from lease decay acceleration after 2045. The SERS (Selective En-bloc Redevelopment Scheme) programme occasionally targets mature estates, though eligibility is highly selective and not assured.

How does proximity to Farmway LRT Station drive demand and capital appreciation?

Proximity to LRT stations is one of the most significant demand drivers in Singapore's residential market, and Bellewaters' four-minute walk to Farmway is a material asset. Properties within 400–500 metres of LRT stations consistently command 8–15 percent premiums relative to otherwise comparable units located 10+ minutes away, reflecting the time-savings and convenience that professional households prioritise. The Sengkang-Punggol Corridor has emerged as a major employment and residential hub, and Farmway Station benefits from feeder traffic to major business parks, shopping malls, and educational institutions. Historical data from comparable LRT-proximate properties in Sengkang suggest annual capital appreciation of 3–5 percent during stable market cycles, versus 1–2 percent for car-dependent locations. The LRT network's expansion plans and continued focus on multimodal connectivity mean that transport-adjacent properties are likely to remain in favour relative to car-dependent alternatives. Rental demand is also substantially enhanced by LRT proximity, as tenants with professional incomes prioritise commute time reduction. For buyers with 10+ year horizons, the transport advantage should generate meaningful capital appreciation, particularly if the eastern corridor continues its current trajectory of affluent residential densification.

Is Bellewaters suitable for first-time homebuyers, upgraders, and investors?

Bellewaters appeals to all three buyer cohorts, though with distinct value propositions for each. First-time homebuyers upgrading from HDB may find the S$1.9 million price point challenging unless they possess substantial savings or multiple-income households; however, the four-bedroom layout and LRT proximity make it an attractive destination property for families planning long-term residence. Upgraders moving from smaller HDB or private units benefit substantially from the space increase, the established amenity environment, and the EC category's middle-market positioning between HDB and private condominiums. Investors recognise the rental appeal of four-bedroom units and the yield stability supported by consistent demand from expatriate families; however, the ABSD cost and maintenance fees require disciplined financial modelling. The property is particularly well-suited to upgraders in their 40s–50s with children, expatriate families on multi-year postings, and investors seeking stable, uncomplicated rental assets without the operational complexity of landed properties. First-time buyers should carefully assess their financing capacity and consider whether the four-bedroom configuration matches genuine household requirements, or if smaller, lower-cost units in the same precinct might serve their immediate needs. Investors should run detailed cash-flow models including ABSD, maintenance, property tax, and void period assumptions before committing capital.

What financing options and TDSR headroom exist at the S$1.9 million price point?

At S$1.9 million, Bellewaters qualifies for competitive mortgage financing from most Singapore-based institutions, with loan-to-value (LTV) ratios typically ranging from 80–85 percent for executive condominiums. This implies a down-payment requirement of approximately S$380,000–475,000 (excluding ABSD and acquisition costs), bringing total capital requirement to S$665,000–760,000 if ABSD applies. Monthly mortgage instalments on an S$1.52–1.62 million loan, amortised over 25 years at prevailing interest rates (~3.5–4.5 percent), would typically fall between S$7,200 and S$8,100 monthly. The Total Debt Service Ratio (TDSR) framework caps total monthly debt repayments at 60 percent of gross monthly household income, meaning a household would need to earn approximately S$13,500–13,500 monthly (S$162,000–162,000 annually) to comfortably service Bellewaters' mortgage whilst maintaining headroom for other obligations. High-net-worth individuals and dual-income professional households typically satisfy TDSR requirements without difficulty, whilst single-income earners or those with existing debt may face tighter constraints. Floating-rate mortgages expose buyers to interest-rate risk; a 1 percent rate increase would raise monthly payments by approximately S$150–170. Conservative buyers should stress-test their financing assumptions across 5–5.5 percent interest-rate scenarios to ensure long-term payment sustainability. First-time homebuyers should engage a mortgage broker to explore government scheme eligibility and negotiate favourable terms.

What competing developments should I compare to Bellewaters?

The primary competitors to Bellewaters include several established EC developments within the Sengkang-Punggol precinct, such as units in older projects like Fernvale Link or Edgeprop developments, which offer similar configurations at potentially comparable prices. Newer private developments on the eastern side of Sengkang, particularly around Compassvale and Fernvale, offer four-bedroom options at S$2.2–2.6 million, commanding premiums for newer facilities and private (rather than EC) status. HDB resale four-room flats in the same precinct trade at approximately S$650,000–800,000, representing the lower-cost alternative for budget-conscious families, though with fewer amenities and less space. The proximity to Farmway LRT Station is a key differentiator; competing developments further from the station typically trade at 5–10 percent discounts per square foot. For investors, competing rental properties include both EC units and smaller private condominiums, with four-bedroom ECs generally offering superior yield stability due to lower acquisition costs and established rental demand pools. Buyers should conduct neighbourhood walk-throughs and compare facility offerings, maintenance fee structures, and average rental rates across competing projects. The executive condominium category itself faces competition from HDB upgraders seeking larger private units, making the S$1.9 million price point particularly competitive versus equivalent private options.

Which floor levels or unit stacks offer the best value within executive condominiums like Bellewaters?

Within executive condominiums, mid-level units (floors 8–15) typically offer the best value-to-price ratio, as they avoid ground-floor noise and security concerns whilst remaining below the premium price tiers commanded by higher floors. Units on floors 12–16 are particularly sought-after in tropical climates like Singapore, as they maximise natural ventilation and minimise ground-level humidity without incurring the accessibility challenges of very high floors. Corner units and units with unobstructed views command premiums of 5–10 percent over comparable layouts, as buyers value natural light and external vistas; however, corner units sometimes suffer from awkward layouts or reduced useable floor area. South and east-facing units are generally preferred in Sengkang for afternoon light quality, though personal preferences vary. Higher floors (18+) typically command 8–12 percent premiums due to view amenity and reduced noise, though returns on this premium diminish significantly in medium-rise buildings (typically 20–25 storeys). Ground and first-floor units should be scrutinised carefully; whilst offering convenience, they may suffer from reduced privacy, higher noise exposure from lobbies and common areas, and potential water-seeping issues in tropical climates. For investment purposes, mid-level, east or south-facing non-corner units often attract the broadest tenant pool, maximising rental consistency and reducing void-period risk. Buyers should request floor plans and visit multiple units within Bellewaters to assess orientation, natural light, and layout efficiency before committing.

What is the future supply pipeline for residential development in Sengkang district?

The Sengkang district faces a carefully managed supply pipeline under the government's Housing and Development Board and Urban Redevelopment Authority frameworks. The supply of new HDB flats in the greater Sengkang area continues at moderate pace, as the government prioritises this region for public housing due to established transport infrastructure and employment connectivity. However, the supply of new executive condominiums specifically within the Sengkang micromarket has slowed in recent years, as older EC projects are aging and few new launches are planned for the immediate precinct. Private residential development in Sengkang is constrained by the government's strategic focus on protecting residential space from overdevelopment; new private projects tend to be concentrated in the northern parts of the ward, rather than in the mature central areas where Bellewaters is located. The SERS (Selective En-bloc Redevelopment Scheme) may eventually target older EC projects for redevelopment, though this is a long-term prospect (15–25 years minimum) and is not guaranteed. The transport infrastructure pipeline is more robust; the expansion of the LRT network and ongoing Sengkang New Town developments suggest that transport-adjacent properties will continue appreciating in value. For prospective buyers, the relative supply scarcity of new EC units in this micromarket is a positive indicator, suggesting limited future direct competition and supporting longer-term price resilience. However, HDB supply growth in the broader eastern region may eventually provide lower-cost alternatives that dampen EC price appreciation. The government's focus on developing Punggol and the broader eastern corridor means Sengkang may gradually transition from a growth centre to a mature neighbourhood, which typically supports stable but modest capital appreciation rather than rapid value escalation.

Bellewaters EC 4-Bed, S$1.9M | Sengkang Near Farmway LRT