Rent vs D15 -41.7%
Rents below district median
Bella Casita's latest 12-month median rent is $2,800 compared with the D15 median of $4,800 for the same period. Use this district check before narrowing by bedroom and area band.
Bella Casita rent and sale price
D15 / Katong, Joo Chiat, Amber Road
Address 7 Ipoh Lane Bella Casita Singapore 438610
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Quick summary about Bella Casita
Bella Casita is a freehold apartment in D15 / Katong, Joo Chiat, Amber Road. The page currently tracks 128 rentals and 8 sales.
- Latest 12M median rent is $2,800 per month from 24 rentals. The bedroom and floor-area tables below show the full loaded history.
- Latest 12M median sale price is $893,444, with median sale PSF at $1,766 psf from 2 sales.
- Rent is down 4.4% over the last 3 months. Sale PSF is down 1.9% over the last 3 months.
Bella Casita Market Brief
Compare the project with D15 across rent, sale PSF, tenure and transaction activity.
Compared with D15
Sale PSF vs D15 -23.3%
Sale PSF below district median
Bella Casita's latest 12-month median sale PSF is $1,766 psf versus the D15 median of $2,303 psf for the same period. A premium should be explained by tenure, condition, floor, view or scarcity.
Rent support 3.76%
Rent support above district screen
Gross yield is roughly 3.76% versus a D15 screen of 2.10%. Treat this as a first-pass rent support signal before costs, vacancy and financing.
Rent stability 31.6% spread
Rent is uneven
Recent median rents vary a lot, usually because unit mix differs month to month.
Market activity -21.1%
Activity is lighter
15 recent transactions versus 19 in the prior 6-month view.
Tenure lens Freehold
Freehold comparison needed
Freehold matters most on sale price. Compare Bella Casita against nearby projects with similar tenure before treating a PSF gap as cheap or expensive.
Before you decide
Latest 12M median rent $2,800
Is the asking rent fair?
$2,650 to $2,950 is the first fair-rent band to check. Above $2,950 should have a visible reason.
Latest 12M median sale PSF $1,766 psf
Is the purchase price fair?
$870,000 to $920,000 and $1,710 to $1,820 psf are the first sale checks before adjusting for floor, size, view and condition.
1 bed rent $2,750
Are similar units renting for more?
1 bed and 500 to 600 sqft give the closest unit-size checks.
Rent stability 31.6% spread
Is rent stable here?
Rent is uneven. Recent median rents vary a lot, usually because unit mix differs month to month.
Transaction volume -21.1%
Is activity rising?
Activity is lighter. 15 recent transactions versus 19 in the prior 6-month view.
Bella Casita Project Facts
Project-level details from URA records and local enrichment.
Tenure Freehold
Property type Apartment, Non-Landed Properties
Sales 8 resale transactions
Total sold value $6.6M
Bella Casita Data Coverage
Use this to judge whether the project has enough rent, sale and recent transaction depth for a confident comparison.
Rentals 128 Jul 2021 to Jun 2026
Sale transactions 8 Jun 2021 to Feb 2026
Rent trend -4.4% Last 3 months
Sale PSF trend -1.9% Last 3 months
Bella Casita Location
Nearest transport, schools and daily conveniences around the project.
Project MRT School Amenities
Nearby
Approximate distance from the project. Walking, driving and transit routes may differ.
Closest MRT
PAYA LEBAR MRT STATION (CC9) 0.66 km away
DAKOTA MRT STATION 0.72 km away
PAYA LEBAR MRT STATION (EW8) 0.72 km away
Schools nearby
TANJONG KATONG SECONDARY SCHOOL 0.44 km away
EIS INTERNATIONAL PRE-SCHOOL (BRANCH 1) 0.74 km away
ETONHOUSE BROADRICK INTERNATIONAL SCHOOL & PRE-SCHOOL 0.87 km away
ETONHOUSE INTERNATIONAL SCHOOL (BROADRICK) 0.88 km away
Amenities
51 OLD AIRPORT ROAD FOOD CENTRE AND SHOPPING MALL Mall / retail · 1.07 km away
GEYLANG PARK CONNECTOR Park / green link · 0.65 km away
MARKET & HAWKER CENTRE (BLKS 13/14 HAIG ROAD) Food centre · 0.38 km away
Bella Casita Rent and Sale PSF Trends
Recent rent, sale PSF and contract activity for this project.
Latest median rent $2,650 48 rentals in view
Latest median sale PSF $1,739 psf 2 sales in view
Month Rent contracts Median rent Sale transactions Median sale PSF Median sale
Jun 2026 1 $2,650 0 - -
May 2026 5 $3,200 0 - -
Apr 2026 1 $2,700 0 - -
Mar 2026 2 $2,825 0 - -
Feb 2026 4 $2,863 1 $1,739 psf $880,000
Dec 2025 1 $2,500 0 - -
Nov 2025 2 $3,300 0 - -
Oct 2025 2 $2,950 0 - -
Sept 2025 1 $2,950 1 $1,793 psf $906,888
Jul 2025 5 $2,750 0 - -
Jun 2025 2 $3,400 0 - -
May 2025 6 $2,800 0 - -
Projects Similar to Bella Casita
Same district, ranked by similar rent, sale PSF and transaction depth.
Freehold 38 I Suites 0.2 km away 321 transactions
- Median rent
- $2,800
- Median sale PSF
- $1,679 psf
- Median rent
- $2,550
- Median sale PSF
- $1,639 psf
- Median rent
- $3,100
- Median sale PSF
- $1,880 psf
- Median rent
- $2,550
- Median sale PSF
- $1,515 psf
- Median rent
- $2,600
- Median sale PSF
- $1,616 psf
- Median rent
- $2,600
- Median sale PSF
- $1,683 psf
Bella Casita Rent by Bedrooms
Monthly rent by recorded bedroom count.
Bedrooms Median rent Average rent Transactions
1 bed $2,750 $2,680 111
2 bed $4,000 $3,765 17
Bella Casita Rent by Size
Monthly rent by recorded URA floor area band.
Area band Median rent Average rent Transactions
400 to 500 sqft $2,800 $2,746 52
500 to 600 sqft $2,700 $2,624 57
600 to 700 sqft $2,550 $2,550 2
800 to 900 sqft $3,500 $3,467 6
900 to 1,000 sqft $4,000 $3,927 11
Bella Casita Sale PSF by Floor
Median sale price and PSF by recorded floor band.
Floor band Median sale Median PSF Transactions
06 to 10 $820,000 $1,772 psf 1
11 to 15 $815,000 $1,687 psf 6
16 to 20 $906,888 $1,793 psf 1
Bella Casita Latest Transactions
Most recent URA rentals and sales for this project.
Rentals
Sales
How to use this data
Practical guidance for renters, buyers and sellers. This is not a valuation, it is a starting point for comparing real transactions.
Rent negotiation
If you are renting
Bella Casita shows a latest 12-month median monthly rent of $2,800 across 24 rentals. Use that as the first anchor, then check the bedroom and floor-area bands before accepting an asking rent.
Latest 12M median rent $2,800
Rentals in period 24
Rent signal Strong
- If the asking rent is above the median, look for a clear reason such as larger size, newer condition, furnishings or a better stack.
- If it is below the median, check whether the unit is smaller, older, lower floor or has a shorter lease term.
Offer check
If you are buying
Latest 12M sales at Bella Casita show a median price of $893,444 and $1,766 psf. Treat those as the first comparable range, then adjust for floor, size, condition and tenure.
Latest 12M median sale $893,444
Latest 12M median PSF $1,766 psf
Sale signal Moderate
- Compare the unit against the sale by floor table before deciding whether a premium makes sense.
- Freehold should be part of the buying decision, especially when comparing against newer leasehold or nearby freehold projects.
Listing position
If you are selling
For sellers, the cleanest starting point is the project median PSF, then the latest sales and nearby project comps. Bella Casita has 8 sales on this page, so pricing should be checked against actual recent contracts before listing.
Sale signal Moderate
Total sold value $6.6M
Latest record Jun 2026
- Use the latest sales table to avoid anchoring to stale prices when the most recent month moved differently.
- If you want to price above recent PSF, the listing needs a visible reason such as renovation, view, layout, floor or scarcity.
Run Bella Casita numbers
Start with the project benchmarks, then adjust the calculator assumptions for the unit you are considering.
Rental yield $2,800/mo Test gross and net yield against typical rent. Buy vs rent $893.4K Compare ownership cost against renting. Mortgage $893.4K Estimate monthly payment from the sale price. Stamp duty $1,766 psf Estimate buyer stamp duty before offer math. Purchase timeline Offer steps Map the option fee, exercise date, stamp duty and completion.
District context
Use D15 to compare Bella Casita against the wider area.
About this data
How to read the rental and sale figures on this page.
Rental figures come from URA private residential rent data. Rent is shown as monthly rent.
Sale figures come from private residential sale data. PSF and total selling value are shown where the needed fields are available.
Rental floor level is not available from this source, so rental analysis is split by bedroom count and floor area band.
Sale floor band is available for many sale transactions, so sale prices can be grouped by recorded floor band.
Bella Casita FAQ
Quick answers for renters, buyers and owners comparing this project.
What is the typical rent at Bella Casita?
Bella Casita has a latest 12-month median monthly rent of $2,800 across 24 rentals in that period.
What is the typical sale price at Bella Casita?
The latest 12-month median sale price for Bella Casita is $893,444, based on 2 sales in that period.
What is the median sale PSF at Bella Casita?
The latest 12-month median sale price per square foot for Bella Casita is $1,766 psf. The average for the same period is $1,766 psf.
Is Bella Casita freehold or leasehold?
Bella Casita is listed as Freehold. Tenure is tied to the project and is most relevant when reviewing sale transactions.
Where is Bella Casita located?
Bella Casita is located at 7 Ipoh Lane Bella Casita Singapore 438610 in D15 / Katong, Joo Chiat, Amber Road.
How current is the Bella Casita transaction data?
The project page uses the latest records currently loaded on PropertySmartSG. Treat it as research evidence and check the latest transaction rows before using it for pricing.