Belgravia Ace stands as one of Singapore's most coveted strata landed addresses — a freehold cluster development of 107 houses tucked within the leafy Seletar Hills enclave of District 28. Developed by Fairview Developments, a wholly-owned subsidiary of the venerable Tong Eng Group, the project completed its third and grandest chapter of the Belgravia Collection when it obtained its Temporary Occupation Permit in 2022. Sitting on an expansive land area of roughly 290,520 sq ft — more than twice that of its predecessor, Belgravia Green — Ace offers a residential density and scale of communal amenity that is practically unmatched among Singapore's strata landed stock.
The project comprises 104 strata semi-detached houses and 3 strata terrace houses (2 corner terraces and 1 inter-terrace), all delivered as three-storey homes with a basement, a sky garden, and a private lift as standard inclusions. Entry prices at launch sat in the S$3.83 million range for terraces and above S$4.1 million for semi-detached units, translating to a launch PSF of approximately S$1,043. By late 2025, resale caveats were being lodged at S$1,192–S$1,215 psf, with current ask prices nudging S$1,296–S$1,301 psf — a trajectory that reflects the enduring demand premium attached to freehold landed tenure in Singapore.
Snapshot as of 2026-05 — figures above reflect publicly available URA/HDB data at the time of this editorial review (as of 2026-05).
The Belgravia Collection has become synonymous with the Seletar Hills landed enclave, and Belgravia Ace is the culmination of Tong Eng's decade-long stewardship of Singapore's largest private landed land bank. Belgravia Villas launched in 2013, Belgravia Green in 2018, and both predecessors sold out entirely before Ace opened for bookings. On its launch day in January 2021, 77 of the released units were snapped up — a near-98% same-day take-up rate that underscored the pent-up appetite for freehold strata landed product in a market where such offerings are vanishingly rare.
Contextually, strata landed homes occupy a unique niche in Singapore's housing landscape: they deliver the spatial generosity and freehold permanence of traditional landed property while retaining the managed-estate amenities more commonly associated with private condominiums. Buyers receive both a strata title (granting an undivided share of the common land) and a landed dwelling — a combination that sidesteps the ABSD and foreign ownership restrictions that apply to non-landed condominiums for Singapore Citizens, though foreigners are not eligible to purchase strata landed homes without special approval. For eligible buyers, Belgravia Ace represents perhaps the most compelling expression of this hybrid asset class currently available in the resale market. The project's freehold tenure, in particular, distinguishes it from the overwhelming majority of new launches, which come on 99-year leasehold land, and positions it well against the long-term lease-decay concerns that increasingly weigh on buyer calculations across Singapore. Understand how lease decay affects valuations using our dedicated tool.
At a macro level, District 28 sits within the Outside Central Region (OCR), which keeps absolute quantum prices more accessible than equivalent landed product in core districts. The Seletar sub-zone specifically benefits from ongoing masterplan uplift: the URA's long-term vision designates the broader Seletar area as a Regional Centre anchored by the 320-hectare Seletar Aerospace Park, home to more than 60 multi-national aerospace companies and enterprises. This employment node positions D28 as a lifestyle-residential catchment for professionals working in the northern corridor — a structural demand driver that insulates the enclave from the demand volatility more typical of purely residential OCR addresses.
We track 85 sales and 0 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the BELGRAVIA ACE dashboard.
- Average sale price: $4,422,081 across 85 transactions
- District 28 PSF ranking: Value tier (top 81%)
- Freehold tenure · OCR · D28 · 107 units
About BELGRAVIA ACE
BELGRAVIA ACE is a freehold condominium, located at BELGRAVIA DRIVE in District 28 (Seletar) (Outside Central Region), developed by Fairview Developments Pte Ltd, comprising 107 residential units, completed in 2022.
As a freehold property, BELGRAVIA ACE does not face lease decay concerns.
Sales Market Overview
BELGRAVIA ACE has recorded 85 sale transactions with an average transaction price of $4,422,081, ranging from $4,088,000 to $4,930,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2022 | 82 | $1,082 psf | $4,406,805 | — |
| 2024 | 1 | $1,171 psf | $4,750,000 | ↑ 8.2% |
| 2025 | 2 | $1,204 psf | $4,884,444 | ↑ 2.8% |
BELGRAVIA ACE ranks in the top 81% of condos in District 28 by average PSF.
Compared to the OCR average of $1,550 psf, BELGRAVIA ACE trades 29.9% below the segment benchmark.
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Competing Condos in District 28
Side-by-side comparison against the most actively traded condos in District 28 (Seletar):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| PARC GREENWICH | 99 yrs lease commencing from 2020 | 496 | $1,234 psf | 496 |
| HIGH PARK RESIDENCES | 99 yrs lease commencing from 2014 | 1376 | $1,481 psf | 406 |
| THE TOPIARY | 99 yrs lease commencing from 2012 | 700 | $1,219 psf | 397 |
| PARC BOTANNIA | 99 yrs lease commencing from 2016 | 735 | $1,592 psf | 206 |
| SELETAR HILLS ESTATE | 999 yrs lease commencing from 1879 | — | $1,494 psf | 194 |
Location Map
Map shows BELGRAVIA ACE (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- BELGRAVIA ACE
- Presbyterian High School
- Townsville Primary School
- Fernvale Primary School
Nearby Schools
There are 10 schools within 2 km of BELGRAVIA ACE.
| School | Type | Distance |
|---|---|---|
| Presbyterian High School | Secondary | 1.6 km |
| Townsville Primary School | Primary | 1.8 km |
| Fernvale Primary School | Primary | 1.8 km |
| Xinghua Primary School | Primary | 1.9 km |
| Nanyang Polytechnic | Tertiary | 1.9 km |
| Serangoon Garden Secondary School | Secondary | 1.9 km |
| North Vista Primary School | Primary | 1.9 km |
| North Vista Secondary School | Secondary | 1.9 km |
| Institute of Technical Education (College Central) | Tertiary | 1.9 km |
| Rosyth School | Primary | 2.0 km |
Freehold tenure on the largest private landed land bank in Singapore. In a landscape dominated by 99-year leasehold projects, Belgravia Ace's freehold status is a fundamental differentiator. There is no lease clock running down, no haircut on bank financing as the lease shortens, and no premium recalibration required every decade. For inter-generational wealth transfer — a central motivation for many landed buyers in Singapore — perpetual ownership is irreplaceable. The land bank underlying the three Belgravia phases is, by most industry accounts, the largest contiguous private landed site to have been developed in Singapore in the modern era, lending the enclave a coherent, well-managed character that individual landed enclaves often lack.
Exceptional unit specification as standard. Every house at Belgravia Ace includes five bedrooms, a basement storey, a sky garden, and a private lift — inclusions that in traditional landed homes would typically require custom retrofitting at substantial cost. Unit sizes for semi-detached houses range from approximately 3,649 sq ft to over 4,058 sq ft of strata area, providing genuine family-scale living space. The basement level adds flexible utility space (home office, entertainment room, or storage) that pure condominium living cannot offer.
Resort-calibre shared facilities on a 290,520 sq ft estate. The project provisions over 30 communal facilities including a 50-metre lap pool, hydrotherapy jets, jacuzzi, family pool, a cloud waterplay feature for children, gymnasium, clubhouse, hammock lawn, and multiple garden pavilions. For a landed development, this depth of amenity is extraordinary — most traditional landed estates offer no shared facilities at all. Residents effectively gain access to a private club set within their estate.
Established Seletar Hills neighbourhood with strong lifestyle infrastructure. The Seletar Mall, linked directly to Fernvale LRT Station on the Sengkang LRT network, lies within minutes by car and provides residents with FairPrice Finest, UNIQLO, Din Tai Fung, Hai Di Lao, Harvey Norman, and a range of medical and enrichment services. The surrounding green corridors — Lower Seletar Reservoir, Sengkang Riverside Park, and Bishan-Ang Mo Kio Park — cater to active outdoor lifestyles. Healthcare infrastructure includes the full-service Sengkang General Hospital and Community Hospital complex near Sengkang MRT.
Top-tier school proximity. Families with school-age children benefit from access to Rosyth School (Phase 2C popularity makes proximity valuable), Hougang Primary, Fern Green Primary, Pei Hwa Secondary, Anderson Secondary, Anderson Junior College, and the International French School — an unusually broad spread of educational options for a single enclave. For families making a long-term commitment to a freehold home, school proximity often forms the decisive purchase criterion.
Proven developer track record within the same enclave. Tong Eng's Belgravia Villas and Belgravia Green both sold out and have since recorded resale premiums that validate the brand equity of the collection. Buyers at Belgravia Ace inherit this institutional track record, along with the developer's continuing role as managing agent for the estate — an arrangement that sustains consistent maintenance standards across all three phases. Compare Belgravia Ace against other strata landed projects to see how it benchmarks on price and yield metrics.
No direct MRT access — car dependency is real. Belgravia Ace's greatest practical limitation is its distance from the MRT network. The nearest MRT stations are Ang Mo Kio (North-South Line) and Yio Chu Kang (North-South Line), both reachable by bus along Ang Mo Kio Avenue 5 but not within comfortable walking distance. For households without a private vehicle, daily commuting involves a two-leg journey, and the lack of direct rail connectivity reduces the pool of potential tenants and buyers compared with projects near MRT stations. This is a well-understood trade-off in the Seletar enclave, but buyers should factor it into long-term liquidity assessments. Using our mortgage calculator to stress-test monthly outgoings against realistic rental income helps clarify the cash-flow picture.
Flight activity from Seletar Airport. Seletar Airport, Singapore's general aviation airport, lies less than two kilometres from the development. While it handles primarily light aircraft and business jets rather than commercial wide-body traffic, residents may notice periodic propeller aircraft and helicopter noise — particularly during early morning and weekend flying activity. Buyers who are sensitive to aircraft noise should visit the site at various times of day before committing.
High absolute quantum limits buyer depth. Entry prices for a resale semi-detached unit at Belgravia Ace comfortably exceed S$4.5 million at current ask levels. At this quantum, the eligible buyer pool is relatively narrow even within Singapore's high-net-worth segment, and the market becomes more sensitive to interest rate movements given larger loan sizes. Additionally, foreigners are ineligible to purchase strata landed homes in Singapore without specific government approval — a restriction that further constrains the buyer universe compared with standard condominium units.
MCST maintenance fees and shared infrastructure costs. While the communal facilities are a strength, they come with ongoing MCST fees that reflect the cost of maintaining resort-level amenity across a 290,520 sq ft estate. Buyers should request the current MCST budget and sinking fund position before transacting, and factor maintenance contributions into total holding costs alongside mortgage servicing, property tax, and insurance. Our total cost of ownership calculator can help model these components together.
OCR location means lower absolute resale liquidity. Despite the freehold premium, Belgravia Ace sits firmly in the OCR, and District 28 lacks the transaction depth of districts 9, 10, or 15. In a downcycle, OCR strata landed homes can take longer to move than equivalent quantum units in more liquid central districts, and price discovery may be less transparent given the small pool of comparable transactions.
[
{
"persona": "Upgrading Singaporean family (citizen/PR, $5M+ budget)",
"fit_color": "green",
"reason": "The ideal buyer: freehold tenure, 5BR + basement + private lift, top-school proximity, and managed-estate facilities make this a generational family home without the maintenance burden of a traditional landed property."
},
{
"persona": "Freehold land-banking investor",
"fit_color": "green",
"reason": "Perpetual tenure with no lease decay, proven capital appreciation track record within the Belgravia Collection, and Seletar Regional Centre employment uplift provide a compelling long-term hold thesis. Works best for investors who do not need high near-term yield."
},
{
"persona": "HNW downsizer from large bungalow",
"fit_color": "green",
"reason": "Strata-landed ownership with resort amenity and lift access suits older buyers or empty-nesters seeking right-sized landed living without the full maintenance burden of an independent bungalow. The private lift is particularly relevant for aging-in-place planning."
},
{
"persona": "Expat family on corporate relocation (car-dependent)",
"fit_color": "amber",
"reason": "The neighbourhood lifestyle, school options, and green corridors suit expat families well, but non-MRT connectivity means at least one car is essential. Rental quantum above S$12,000–S$15,000/month also narrows the eligible corporate housing budget pool."
},
{
"persona": "Yield-focused condo investor",
"fit_color": "red",
"reason": "Gross rental yields in the 3.4%–4.0% range on a S$4.5M+ asset produce modest absolute returns. With stamp duty, financing costs, and MCST fees, net yields can compress significantly. This project rewards capital-growth conviction, not short-term income generation."
},
{
"persona": "Foreign national buyer",
"fit_color": "red",
"reason": "Foreigners require specific Singapore Land Authority approval to purchase strata landed homes and are generally not granted such approval. This effectively restricts ownership to Singapore Citizens and Permanent Residents, with PR purchase subject to SLA case-by-case assessment."
}
]
Belgravia Ace is not a project that suits every profile, but for those it suits, it is close to irreplaceable. The combination of freehold perpetual tenure, generous strata landed floor areas, resort-level communal facilities, and an established Tong Eng-managed enclave creates a residential proposition that the Singapore market simply does not produce in volume. Both preceding phases of the Belgravia Collection sold out and have appreciated meaningfully — the structural logic that drove those outcomes (scarce freehold strata landed supply, Seletar enclave coherence, northern employment corridor growth) remains fully intact for Ace.
Buyers should enter with clear eyes on the trade-offs: no MRT walkability, high entry quantum, meaningful MCST obligations, and a buyer pool restricted to Citizens and PRs. For a Singapore Citizen family seeking a generational freehold home in a well-managed, amenity-rich landed estate with genuine school catchment optionality, Belgravia Ace represents one of the most compelling resale opportunities in the OCR today. For investors seeking yield-driven returns on shorter horizons, there are more liquid and higher-yielding alternatives elsewhere in the market. The verdict is strongly positive — but only for buyers to whom landed tenure, freehold permanence, and family-scale space are the primary purchase criteria. Run an affordability check to confirm your financing position before approaching the resale market, and consider engaging a licensed property professional familiar with the strata landed segment.
FAQ
What is the average price for BELGRAVIA ACE?
What is the rental yield for BELGRAVIA ACE?
Is BELGRAVIA ACE freehold or leasehold?
What is the difference between a strata landed home and a traditional landed property in Singapore?
A traditional landed property conveys both land title and building ownership outright to the buyer. A strata landed home, such as those at Belgravia Ace, conveys a strata title (an undivided share of the common land and common property) along with exclusive use of the individual housing unit. The key practical distinction is that strata landed owners share the estate's common areas and facilities under a Management Corporation Strata Title (MCST), whereas traditional landed homeowners bear all external maintenance costs independently. In exchange, strata landed residents gain access to shared amenities — at Belgravia Ace, over 30 facilities including a 50-metre pool and clubhouse — that would be prohibitively expensive to replicate on a single residential lot.
Can foreigners purchase a unit at Belgravia Ace?
Generally, no. Under the Residential Property Act, foreigners require approval from the Singapore Land Authority (SLA) to purchase any landed residential property, including strata landed homes. Approval is rarely granted for standard strata landed purchases and is typically reserved for cases involving substantial economic contributions to Singapore. Singapore Citizens may purchase strata landed homes freely. Permanent Residents may also purchase, but are subject to an SLA approval process. Buyers who are unsure of their eligibility should seek legal advice before making any commitments.
How does Belgravia Ace compare with its predecessor Belgravia Green?
Belgravia Ace is the largest of the three Belgravia phases, sitting on a land area of approximately 290,520 sq ft — more than twice the footprint of Belgravia Green (81 units, majority terraces). Ace has 107 units with a higher proportion of semi-detached houses (104 out of 107), delivering larger individual unit footprints and more generous building setbacks between houses. Communal facilities at Ace are notably more extensive, reflecting the larger land budget available. Belgravia Green, having been fully sold and with resale semi-detached units trading around S$3.9 million, serves as the primary price comparator that validated Ace's launch pricing above S$4.1 million for semi-detached houses.
What are the typical unit sizes and configurations at Belgravia Ace?
All units at Belgravia Ace are five-bedroom homes delivered across three storeys plus a basement. Semi-detached houses range from approximately 3,649 sq ft to 4,058 sq ft in strata area. The 3 terrace houses (2 corner terraces, 1 inter-terrace) are the smaller typology and were priced from S$3.83 million at launch. Every unit includes a private lift and a sky garden — features that are standard inclusions rather than premium add-ons. The basement level provides flexible space typically used as a home office, entertainment room, or utility area.
What is the nearest MRT station to Belgravia Ace, and how do residents commute?
Belgravia Ace does not have a walkable MRT station. The nearest MRT stations are Ang Mo Kio (North-South Line) and Yio Chu Kang (North-South Line), both accessible by bus along Ang Mo Kio Avenue 5. By car, major expressways — CTE, SLE, and TPE — are reachable within minutes via Yio Chu Kang Road and Ang Mo Kio Avenue 5. The Seletar Mall, connected to Fernvale LRT Station on the Sengkang LRT network, provides a secondary transit point for local shopping and the Sengkang-Punggol LRT loop. The practical reality is that most Belgravia Ace households are car-dependent, which is a standard characteristic of established Seletar Hills landed addresses.
What employment hubs and commercial nodes are nearby?
The 320-hectare Seletar Aerospace Park, located adjacent to the Seletar Hills enclave, is home to more than 60 multi-national and local aerospace enterprises and serves as a significant employment node for the northern region. URA's long-term masterplan designates the broader Seletar area as a Regional Centre that is projected to grow to twice the scale of Tampines Regional Centre — a structural uplift that supports long-term demand for quality residential addresses in D28. The established commercial and retail corridors of Ang Mo Kio Hub, Compass One (Sengkang), and The Seletar Mall collectively provide residents with comprehensive retail, dining, healthcare, and professional services access.
How should buyers think about financing and total holding costs for Belgravia Ace?
With resale semi-detached units currently transacting above S$4.5 million, buyers need to plan carefully around the Total Debt Servicing Ratio (TDSR) framework, which caps monthly debt obligations at 55% of gross income. A S$4.5 million purchase with a 75% LTV loan of S$3.375 million at prevailing rates would generate monthly mortgage servicing costs well above S$15,000. On top of this, buyers should budget for Buyer's Stamp Duty (BSD), Additional Buyer's Stamp Duty (ABSD) if applicable, MCST maintenance fees, property tax at the residential rate, and ongoing maintenance costs for the private unit interior. Use our stamp duty calculator and TDSR calculator to model the full acquisition cost before committing to a resale transaction.
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 85 transactions analysed
- Gross yield = (avg monthly rent × 12) / avg sale price
Median values used to minimise outlier impact. PSF = price per square foot.
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