*This article was written on 14 Feb 2023 and does not reflect data and market conditions beyond.
Bellewoods Executive Condominium, where elegance and comfort meet. The name itself brings to mind a tranquil and serene atmosphere, akin to a beautiful wooded area. With its commitment to offering spacious, high-quality, and affordable units, Bellewoods is a great choice for Singaporeans on the hunt for a new home.
Our detailed review presents an informative and balanced evaluation of the Bellewoods Executive Condominium living experience. Covering various aspects such as location, pricing, amenities, and unit design, this review provides an objective analysis of what it’s like to reside in this affordable residential development. Whether you’re contemplating a purchase or simply seeking to gain a better understanding of Bellewoods, this review serves as an excellent resource for making informed decisions.
Location Analysis
Bellewoods is found in the larger Woodlands area (which makes it easy to remember where it is), but is actually closer to Admiralty MRT. This residential heartland is found in the Northern part of Singapore, making it a convenient spot to cross the causeway for weekend road trips to Malaysia. The surrounding residential heartlands of Bellewoods Executive Condominium offer an abundance of educational institutions, dining options, shopping malls, and other amenities to cater to the needs of residents.
Bellewoods is 900m away from Admiralty MRT station (less than 15 minute walk) and around 1.6 km away from Woodlands MRT station (15 minute bus ride and a short walk). Bellewoods is also around 1km away from the new Woodlands South MRT station (Thomson-East Coast Line), which is approximately a 15 minute walk.
Bellewoods Executive Condominium is well-suited for families or couples planning to start a family, given its affordable pricing, larger unit sizes, and proximity to several primary schools. Within a 1 km radius, the development is surrounded by educational institutions such as Greenwood Primary, Woodlands Ring Primary, Woodlands Ring Secondary, and Spectra Secondary, providing easy accessibility and convenience for residents with school-going children.
In terms of amenities, we have a Sheng Shiong supermarket 300m away (less than a 5 minute walk) to the southwest, Woodlands Park Connector 300m to the east, and Kampung Admiralty 800m to the north (for food and medical needs). Looking at the larger neighbourhood, we have Vista Point, Causeway Point, Woods Square Mall, Marsiling Mall, 888 Plaza, and Woodlands North Plaza all within 2.4km of the EC.
Bellewoods is also a short drive to the SLE via Woodlands Ave 12. This gives residents who have a car quick access to the expressway. It is around a 30 minute drive barring bad traffic conditions. For residents travelling via public transport, a typical trip to the city centre is around an hour.
Site Plan & Unit Distribution
The Bellewoods Executive Condominium features a variety of 2- to 5-bedroom unit layouts, with a total of 561 residential units spanning 12 towers of 11 to 12 floors. Each tower is a point block with 4 stacks, offering enhanced privacy to residents while ensuring ease of lift service with only 4 units per floor. Point blocks are a popular choice in modern condominium design, and at Bellewoods, they are skillfully incorporated into a contemporary architectural concept that complements the surrounding natural landscape.
The above site plan is rotated 90 degrees to the east (with the top facing west) to provide a clear view of the tower layout. The towers are arranged in four rows, with blocks 100, 102, 104, 110, 112, and 114 oriented in a standard north-south direction. Meanwhile, blocks 106, 108, 116, 118, 120, and 122 have a slight westward tilt. The north-south orientation has become a common design preference for developers and Singaporeans alike over the years, as it minimises direct exposure to the morning and afternoon sun in most residential developments.
The larger residential units are primarily situated in the southeast corner of the blocks, with stack 31 in block 114 and stack 34 in block 116 offering inward-facing 5-bedroom units. Block 122 also has 5-bedroom units in stack 46. It is essential to note that the tennis courts are located near block 104, which houses medium-sized units. As such, potential residents should consider potential noise levels from the tennis court and its impact on their quality of life.
Bellewoods consists of predominantly 3 and 4 bedroom units, which are spread evenly throughout the development (42 out of 48 stacks). The 2-bedroom units take up only 3 stacks. This vast range of 3 and 4 bedroom options ensures potential home buyers have a variety of choices when selecting the ideal unit size and layout to match their individual preferences. Depending on their specific needs, residents can select from a variety of facings and layouts. For instance, blocks located near the southern exit are slightly closer to Woodlands South MRT station, while those closer to the main entrance in the north offer better proximity to Admiralty MRT station.
Price Analysis
A common trend observed among Executive Condominiums (ECs) is a decent level of appreciation post-Minimum Occupation Period (MOP). From 2014 to 2022, the average price per square foot (psf) of Bellewoods has increased by approximately 38%, with an average price of $1,104 psf in 2022. Out of a total of 561 residential units, 92 units were transacted in 2022, which accounts for approximately 16% of the total number of units available. It should be noted that this appreciation rate represents a 5.4% simple annual increase, not taking into account the effects of compounding and leverage.
Many Bellewoods residents have seen significant appreciation in the value of their homes after the Minimum Occupation Period (MOP). However, this trend is not exclusive to Bellewoods, as most ECs have experienced similar growth. To provide a more comprehensive picture, we compared Bellewoods with two neighbouring ECs, Twin Fountains and Forestville, which were completed one year prior to Bellewoods.
When comparing the growth of Bellewoods to other ECs in the vicinity, we found that Twin Fountains and Forestville had slightly higher growth rates, at 43% and 41% respectively, compared to Bellewoods’ 38% growth (2014-2022). This may have been influenced by a higher average psf launch price for Bellewoods in 2014, which was a newer development at the time. Additionally, factors such as the timing and order of unit sales or the slightly closer proximity of Twin Fountains and Forestville to Woodlands South and Woodlands MRT stations may have played a role in the differing growth rates. Despite these differences, all three ECs have seen healthy levels of price appreciation after the Minimum Occupation Period.
In 2022, the average psf for Bellewoods was $1,104, for Twin Fountains was $1,069, and for Forestville was $1,035. In 2015, their prices were $799 psf (Bellewaters), $747 psf (Twin Fountains), and $733 psf (Forestville). The price differences among these three ECs may be due to higher land and construction costs for the newer development. These differences in price appear to persist even after the Minimum Occupation Period. Prospective buyers should consider these three projects together and evaluate if there are any notable differences in quality of life that align with the price differences.
Bellewoods is an attractive option for homebuyers seeking a relatively affordable property in the OCR of district 25. In comparison to new launches, which had an average psf of $2,141 in 2022, the prices of ECs in district 25 are nearly half of that amount. Moreover, ECs that have completed their Minimum Occupation Period (MOP) are ready for immediate move-in. This makes ECs a compelling option for those seeking a relatively affordable property that is move-in ready.
MOAT Analysis
To provide a thorough and unbiased assessment of Bellewoods, we conducted a comprehensive MOAT Analysis that evaluates the property from various angles. As an Executive Condominium, we compared Bellewoods with three similar and recently completed ECs nearby. Our MOAT Analysis examines Bellewoods based on ten different dimensions to provide a well-rounded and impartial view of the property. To gain a deeper understanding of our MOAT Analysis, please refer to our informative article.
We compare Bellewoods (completed 2017) with Twin Fountains and Forestville (both completed 2016), which we have brought up earlier. We added La Casa into the mix, which was completed in 2008. All of these properties are 99-year leasehold ECs. They are also located around the same area in Woodlands. The number of units in each project is as follows: Bellewoods (561 units), Twin Fountains (418 units), Forestville (653 units), La Casa (444 units).
You can see from their MOAT profiles below that there are slight variations in their Parents’ Attraction Effect, Volume Effect, and Region Disparity scores. Most of the other factors look more or less the same. The final MOAT scores are as follows: Bellewoods 62%, Twin Fountains 64%, Forestville 66%, La Casa 66%.
The difference in the MOAT score between the four ECs is quite apparent. The key factors leading to the difference in the scores are age and relative location. Compared to Bellewoods, other surrounding ECs are older, this typically translates to a lower average psf due to a marginally lower remaining lease and older facilities. The slightly lower average psf of older ECs may also be because of a persistent effect of lower costs of land and construction on the current price of the property.
This difference explains the lower district disparity and region disparity MOAT scores for Bellewoods as compared to nearby older ECs which have a lower psf. The lower rental demand and MRT effect score may be due to its marginally further distance from Woodlands and Woodlands South MRT when compared to the other ECs.
Floor Plan Analysis
In this section of the article, we aim to provide you with a detailed overview of the various floor plans available at Bellewoods Executive Condominium. Our comprehensive coverage includes floor plans for each of the different bedroom sizes available, ranging from 2-bedrooms to 5-bedrooms, giving you a clear idea of the options available to suit your living requirements.
2-Bedroom Floor Plan
Let’s start with the 2-bedroom floor plan. This layout showcases how Bellewoods optimises its space to provide you with a comfortable and functional living area. The layout has been thoughtfully designed to maximise the use of the compact space. The unit includes a well-proportioned living area, a cosy dining space and well-partitioned kitchen area, and two bedrooms. The master bedroom comes with an en-suite bathroom, providing privacy and convenience to the residents. This 2-bedroom option also gives residents ample outdoor space in the form of a Private Enclosed Space (PES) or balcony. This layout is compact and efficient, suited for smaller families or couples looking for a palatable quantum.
3-Bedroom Floor Plan
The 3-bedroom premium option at Bellewoods Executive Condominium is a great choice for families who desire a comfortable living space with added features. This layout stands out because of the larger kitchen space and utility room, which is ideal for families who love home-cooked meals or have a live-in helper. The spacious kitchen area is equipped with modern appliances and ample storage space, making it a convenient and functional space for meal preparation and cooking. The utility room is an added bonus, providing a separate area for laundry and storage needs, keeping the main living area clean and organised.
4-Bedroom Floor Plan
The 4-bedroom cospace layout at Bellewoods Executive Condominium is a popular choice for families who require more living space. Not only does it offer an additional bedroom, but it also includes more functional spaces that enhance the overall living experience. One standout feature is the added gourmet kitchen, which is perfect for families who love to cook and entertain guests. The spacious kitchen area is designed to cater to a range of culinary needs, making it an ideal spot for hosting family gatherings and dinner parties.
In addition to the gourmet kitchen, the 4-bedroom cospace layout also includes an added balcony space for the master bedroom. This is a great feature that gives a boost to the outdoor living space and also improves ventilation, making it a more comfortable and relaxing living space. The balcony area is perfect for enjoying a morning coffee or an evening drink while enjoying the fresh air and views.
It is worth noting, however, that this 4-bedroom layout uses more space for the corridor linking the bedrooms to the living room, which makes the layout narrower and less efficient compared to the more squarish units. Nonetheless, the additional functional spaces make up for this minor setback, and the layout still offers more living space than the smaller bedroom units.
5-Bedroom Floor Plan
The 5-bedroom option at Bellewoods Executive Condominium is the ideal choice for larger families, with an added junior master bedroom that offers an extra level of personal space. This layout includes all the features of the 4-bedroom cospace layout, with an additional bedroom that is perfect for multi-generational families who desire more privacy and space. The junior master bedroom is a great addition, providing residents with an extra living space that is perfect for elderly parents, guests, or children who require their own space.
This added feature is a great option for families who need extra space for larger gatherings, and the junior master bedroom offers more privacy and personal space for guests. With its thoughtful design and functional layout, the 5-bedroom option is an excellent choice for anyone who requires more living space for their family.
Growth Potential
The Woodlands area has experienced significant growth in recent years, with the opening of new amenities and infrastructure. This has resulted in an increase in property prices and demand for properties in the area, including Bellewoods.
One of the significant developments in the Woodlands area is the Thomson-East Coast Line (TEL) MRT, which has made travelling to other parts of Singapore much more accessible. The Woodlands Regional Centre, in particular, has been designated as the commercial hub of the North region. The Johor Bahru-Singapore Rapid Transit System (RTS) is also expected to start operation in late-2026, which is great news for real estate investors in the Woodlands area. This added connectivity could bring more retail, commercial and residential activity to the north of Singapore. It also becomes a stronger gateway for Singaporeans to have a smooth entry to Johor.
In addition, the government has announced plans to develop the North Coast Innovation Corridor, which aims to drive economic growth and create new job opportunities in the region. This initiative is expected to attract new businesses and further boost the demand for housing in the area.
All these developments indicate a positive growth potential for the Woodlands area and, by extension, properties in the area such as Bellewoods. Homebuyers who purchase properties in this region may potentially benefit from future capital appreciation due to the sustained demand for homes in the area.
The Verdict
Bellewoods is an Executive Condominium that offers an opportunity for homebuyers to own a spacious and modern home in the burgeoning Woodlands area. Its location in District 25, coupled with its status as an OCR EC, means that its accessible price point is appealing to those who desire quality living without breaking the bank. With a variety of layouts and facilities, Bellewoods is suitable for families of various sizes. Its proximity to various amenities, such as schools, supermarkets, and parks, offers convenience and easy access to all necessities.
In addition to its attractive location, Woodlands is also positioned for potentially strong growth and development in the coming years. With the completion of the Thomson-East Coast Line, new commercial and residential developments, and upcoming infrastructure projects, the area is expected to see continued growth and appreciation in property values. The Woodlands Regional Centre, which includes the Causeway Point shopping mall and Woodlands Civic Centre, is set to be transformed into a bustling commercial hub with new office buildings and retail space. This presents a promising own-stay investment opportunity for homebuyers looking to grow their equity in real estate. Of course homebuyers should take a deep look at the other EC available in this area which benefits from these future developments.
If you’re looking to learn more about Bellewoods or if you’re a current homeowner thinking about selling your unit, we invite you to watch our video on a 3-bedroom + study unit in the development. Additionally, we have another 5-bedroom unit video for your perusal.
