Short answer: Bellewaters is a 651-unit executive condominium (EC) at Anchorvale Crescent in Sengkang (District 19), developed by Qingjian Realty. It obtained TOP on 30 November 2017, sits on a 99-year lease from 28 August 2013, and is due to be fully privatised in 2027. Resales in the 12 months to September 2026 averaged S$1,539 psf, according to Stacked Homes.
Updated 29 September 2026. This page replaces an earlier version that contained incorrect facts; see the correction note at the end.
What is Bellewaters?
| Developer | Qingjian Realty (Anchorvale) Pte Ltd |
| Type | Executive condominium (EC) |
| Address | 11 to 31 Anchorvale Crescent (odd numbers), Singapore 544649 to 544659 (District 19) |
| Tenure | 99-year leasehold from 28 August 2013 |
| Units | 651 three-, four- and five-bedroom units, some with a flexible "CoSpace" room |
| Architect | ADDP Architects |
| TOP | 30 November 2017 (legal completion 30 November 2020) |
| Nearest rail | Farmway LRT (SW2), Sengkang LRT line |
Sources: Qingjian Realty project page (developer entity, units, unit types, tenure, TOP and legal completion dates); EdgeProp project page (architect, EC status); OneMap (block numbers and postal codes).
Qingjian launched Bellewaters in late 2014, back to back with its 561-unit Bellewoods EC in Woodlands (EdgeProp, 6 October 2014). The developer lists a 50 m infinity pool among six facility zones. Developer floor plans compiled by Stacked Homes run from 926 sq ft to 1,711 sq ft across 32 layouts.
Is Bellewaters an EC, and when does it privatise?
Yes. Bellewaters was sold as an EC, a public-private hybrid with HDB eligibility rules for first buyers. For ECs on older sites like this one, owners must meet a five-year minimum occupation period (MOP) from TOP. After that they can sell only to Singapore Citizens and PRs until the EC is fully privatised 10 years after TOP, when foreigners can also buy (HDB). The 10-year MOP and 15-year privatisation announced in May 2026 apply only to new EC sites, not to Bellewaters.
EdgeProp says Bellewaters "will therefore be privatised in 2027" (6 August 2025). Counting 10 years from the developer's TOP date of 30 November 2017 gives late November 2027 (our calculation). Our guide to whether foreigners can buy an EC explains the stages, and the EC guide covers eligibility and financing.
How far is Bellewaters from the MRT?
The nearest rail station is Farmway LRT on the Sengkang LRT line, two stops from Sengkang MRT interchange (North East Line). Published distances differ:
| Measure | Farmway LRT | Cheng Lim LRT | Sengkang MRT |
|---|---|---|---|
| EdgeProp (August 2025) | About 300 m | – | – |
| Stacked Homes walking distance | 800 m (10 minutes) | 560 m | – |
| Our straight-line measurement (OneMap) | 260 to 370 m | 460 to 490 m | About 1 km |
Our measurement is between OneMap coordinates for blocks 13 and 25 Anchorvale Crescent and each station. Actual walking routes are longer than a straight line. EdgeProp names Sengkang Riverside Park, Sungei Punggol, Anchorvale Village Hawker Centre and Sengkang Sports Complex as nearby. It lists Compassvale, Nan Chiau, Punggol Green and Springdale primary schools as nearby schools. We have not verified which are within 1 km; check distances on OneMap for primary school registration.
How much has Bellewaters sold for?
| Period | Figure | Source |
|---|---|---|
| 2014 (launch sales) | Average S$817 psf | Stacked Homes |
| 2025 | Average S$1,477 psf, 10% below the District 19 average of S$1,649 psf | Stacked Homes |
| To 31 July 2025 | Average S$1,473 psf; 80.3% above the average launch price; the largest number of profitable resale transactions (280) of the four Anchorvale Crescent ECs, though The Vales recorded the highest single profit | EdgeProp, 6 August 2025 |
| 12 months to September 2026 | 39 sales averaging S$1,539 psf, range S$1,321 to S$1,648 psf | Stacked Homes (updated 28 September 2026); EdgeProp project page |
| Latest recorded sale | 1,130 sq ft four-bedroom unit, S$1.74 million (S$1,540 psf), 10 September 2026 | Stacked Homes |
We checked the latest sale: S$1.74 million for 1,130 sq ft is about S$1,540 psf. In the last 12 months, Stacked Homes matched 20 three-bedroom sales (926 to 1,087 sq ft) averaging S$1,546 psf and seven four-bedroom sales (1,130 to 1,195 sq ft) averaging S$1,587 psf. Averages mix unit sizes and floors, so compare like-for-like units using URA caveats.
What do Bellewaters units rent for?
Stacked Homes recorded 12 leases starting between September 2025 and August 2026, with a median rent of S$4,125 a month: S$4,000 for three-bedroom units (nine leases) and S$4,600 for four-bedroom units (three leases). With so few leases, these medians can move sharply from year to year. We do not quote a rental yield, because it depends on each buyer's purchase price.
Who might Bellewaters suit?
This is a summary of trade-offs, not a recommendation. Bellewaters offers only family-sized layouts (three to five bedrooms), a large site with resort-style water facilities, and an LRT station a short walk away. The trade-offs are that the MRT interchange is a feeder ride away and the lease started in 2013, so about 86 years remain in 2026 (the lease runs to August 2112). Until privatisation in 2027, only Singapore Citizens and PRs can buy resale units. EdgeProp noted in August 2025 that EC prices "typically increase sharply upon privatisation"; that is an observation about past ECs, not a forecast for this one. Our ABSD guide covers stamp duties on second and later purchases.
FAQ
Who developed Bellewaters? Qingjian Realty (Anchorvale) Pte Ltd, part of the Qingjian Realty group.
Is Bellewaters an executive condo? Yes. It was sold as an EC and is due to be fully privatised in 2027, 10 years after TOP.
When was Bellewaters completed? It obtained TOP on 30 November 2017, according to the developer.
How many units does Bellewaters have? 651 three-, four- and five-bedroom units.
What is the tenure of Bellewaters? 99-year leasehold from 28 August 2013.
Which station is nearest to Bellewaters? Farmway LRT, about 300 m away according to EdgeProp. Sengkang MRT is about 1 km in a straight line.
Correction
29 September 2026: An earlier version of this page gave the address as 25 Anchorvale Lane and named CDL and MCL Land as the developer. It said the project was completed in 2008 with 658 units, on a lease from 2004 with 81 years left in 2024, and put it 750 m from Sengkang MRT. It did not say the project is an executive condominium. Bellewaters is an EC at 11 to 31 Anchorvale Crescent by Qingjian Realty, with 651 units, TOP in November 2017 and a 99-year lease from August 2013; the nearest station is Farmway LRT, and Sengkang MRT is about 1 km away. The old two-bedroom unit sizes (there are no two-bedroom units), the unsourced 3.0% to 3.5% rental yield, the school list and the claims about build quality over "fifteen years" were removed.
Disclaimer: This page is for information only and is not investment advice. SG Properties is not a licensed estate agency and is not affiliated with the developer.
Sources
- Qingjian Realty: Bellewaters project page (developer entity, units, tenure, TOP and legal completion; checked 29 September 2026)
- EdgeProp: Qingjian dangles one-carat diamonds and CoSpace (6 October 2014)
- EdgeProp: Why these 4 Sengkang ECs may be the ones to watch (6 August 2025)
- EdgeProp: Bellewaters project page (architect, 12-month prices; checked 29 September 2026)
- Stacked Homes directory: Bellewaters (prices by year, rents, walking distances; updated 28 September 2026)
- HDB: Conditions after buying an EC (MOP and privatisation rules)
- OneMap (Singapore Land Authority) (block numbers, postal codes and coordinates for our distance measurement)
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