Bellewaters vs The Vales
Latest recorded sale 1 Oct 2026
What did Bellewaters and The Vales sell for over the last 12 months?
Over the last 12 months Bellewaters' median was S$1,563 psf from 36 sales and The Vales' was S$1,629 psf from 34 sales. Latest recorded sale 1 Oct 2026. Indicative, from recorded caveats, not a formal valuation.
Side by side
| Bellewaters | The Vales | |
|---|---|---|
| Median psf, last 12 months | S$1,563 psf | S$1,629 psf |
| 25th to 75th percentile | S$1,515 psf – S$1,598 psf | S$1,548 psf – S$1,687 psf |
| Sales, last 12 months | 36 | 34 |
| Latest recorded sale | 1 Sept 2026 | 1 Oct 2026 |
| Status | Completed | Completed |
| Type | executive condominium | executive condominium |
| Tenure | a 99-year leasehold with 85.2 years left | a 99-year leasehold with 86.2 years left |
| TOP year | not published | not published |
| Units, per URA | not published | not published |
| Median rent, last 12 months | S$4.00 psf a month | S$4.40 psf a month |
| Gross yield on median psf | 3.07% | 3.24% |
| Nearest station | Farmway LRT · 342 m | Cheng Lim LRT · 104 m |
How have prices at Bellewaters and The Vales moved over the same quarters?
Between Q1 2025 and Q3 2026, Bellewaters' quarterly median moved from S$1,473 psf to S$1,563 psf and The Vales' from S$1,548 psf to S$1,656 psf, counting only quarters in which both recorded sales.
| Quarter | Bellewaters | The Vales |
|---|---|---|
| Q1 2025 | S$1,473 psf · 6 | S$1,548 psf · 13 |
| Q2 2025 | S$1,481 psf · 18 | S$1,600 psf · 7 |
| Q3 2025 | S$1,504 psf · 13 | S$1,632 psf · 7 |
| Q4 2025 | S$1,548 psf · 9 | S$1,610 psf · 14 |
| Q1 2026 | S$1,529 psf · 7 | S$1,588 psf · 6 |
| Q2 2026 | S$1,578 psf · 11 | S$1,623 psf · 11 |
| Q3 2026 | S$1,563 psf · 14 | S$1,656 psf · 10 |
How far apart are Bellewaters and The Vales?
Bellewaters and The Vales are 519 m apart in a straight line. The nearest station to Bellewaters is Farmway LRT, 342 m away, and to The Vales Cheng Lim LRT, 104 m away.
What tenure are Bellewaters and The Vales?
Bellewaters is a 99-year leasehold with 85.2 years left and The Vales is a 99-year leasehold with 86.2 years left.
What do Bellewaters and The Vales rent for?
Over the last 12 months URA recorded a median rent of S$4.00 psf a month at Bellewaters from 15 contracts and S$4.40 psf a month at The Vales from 64 contracts. Against each project's median sale psf over the same months, that is a gross yield of 3.07% and 3.24%. Indicative, from recorded rents.
Both projects are measured over the same 12 months, from URA caveats, excluding transfers we filter out as unrepresentative. A developer sale and a resale are different markets; the table says how many of each sit behind every median. The quarterly rows keep only quarters in which both projects recorded sales. Distances are straight lines between registry coordinates, not walking routes. Rents are URA rental contracts; the gross yield is the median rent over the median sale psf, not any one unit's. Indicative only, not a formal valuation, and not advice to buy or sell.