Belgravia Ace
Overview & Key Facts
Belgravia Ace is a freehold strata landed development of 107 units at Belgravia Drive in District 28, completed in 2022. Developed by Fairview Developments under the Tong Eng Group, it comprises 104 semi-detached houses and three terrace houses, each spanning three storeys plus an attic with approximately 4,000 sqft of strata area and a private lift.
Belgravia Ace is the final phase of the Belgravia enclave in the Seletar Hills Estate, following the fully sold Belgravia Villas and Belgravia Green. The Tong Eng Group acquired the 40-acre freehold land parcel in the early 1970s, making this one of the largest private landed residential sites in Singapore. Fairview Developments won the Asia Property Awards for Best Landed Development in 2018 for Belgravia Green, establishing a quality benchmark that Belgravia Ace continues.
At an average PSF of ~$1,204 with a typical transaction price around $4.4 million, Belgravia Ace represents one of the more accessible entry points into freehold landed living in Singapore. The trade-off is location: the Seletar Hills enclave is quiet and exclusive, but remote from MRT stations and major commercial centres. The walkability score of 10/100 reflects this reality plainly.
Location & Connectivity
Seletar Hills Estate sits in the north-eastern suburbs of Singapore, off Ang Mo Kio Avenue 5 between Yio Chu Kang Road and the Seletar Aerospace Park. The estate is defined by its low-density, landed character — a rare enclave of private houses surrounded by greenery, with the Seletar Country Club and the Lower Seletar Reservoir nearby.
The most significant drawback is connectivity. There is no MRT station within walking distance. The nearest bus stop is approximately 400 metres away along Ang Mo Kio Avenue 5. The future Tavistock MRT station on the Cross Island Line, expected around 2030, will be the nearest rail station when completed, but it will still require a feeder connection.
For drivers — and car ownership is essentially mandatory here — the CTE, SLE, and TPE are accessible within a 10-minute drive. The CBD is 15–20 minutes via CTE during off-peak hours. Ang Mo Kio Hub is the nearest significant shopping centre, roughly a 10-minute drive. The upcoming Seletar Regional Centre, planned to be Singapore’s fourth regional centre, promises to bring commercial amenities closer over the long term.
Schools & Education
| 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 |
Facilities
Despite being a landed development, Belgravia Ace benefits from strata-level communal facilities that private landed homes typically lack. The development features a double-storey clubhouse with a residents’ lounge, private dining room with full kitchen facilities, games room, and gymnasium. Outdoor amenities include a 50-metre swimming pool, children’s play area, BBQ pavilions, and landscaped gardens — over 30 facilities in total.
“The luxury of having landed living with condo facilities. The 50m pool is a real highlight. The privacy and exclusivity of only 107 units make this feel like a genuine private estate.”
— Property commentary via PropertyLimBrothers
This is the core value proposition of strata landed: you get the space and autonomy of a house with the shared amenities of a condominium, including 24-hour security. The 107-unit scale ensures facilities are never crowded, and the maintenance fees cover upkeep that private landed owners must manage themselves.
Pricing & Market Position
Based on 85 recorded transactions, sale prices range from $4,088,000 to $4,930,000, averaging $4,422,081 (~$1,204 psf).
Price Appreciation
From 2022 to 2025, the average PSF has appreciated by 11.2% (from $1,082 to $1,204 psf).
Neighbourhood Comparison
Direct comparables are limited given Belgravia Ace’s strata landed format. Within the Belgravia enclave itself, Belgravia Villas and Belgravia Green are the predecessors, now in the resale market with established communities and similar attributes. Outside the enclave, Parc Greenwich in Punggol offers new-launch condo living at a lower price point with better MRT access, but is a fundamentally different product (high-rise condo vs. landed house).
For buyers choosing between Belgravia Ace and a large condo unit elsewhere, the calculation is: 4,000 sqft of landed freehold at ~$1,204 psf versus approximately 1,500 sqft of condo space at a similar quantum. The landed option gives you more than double the space, a private garden, a carpark, and freehold title — at the cost of connectivity and urban convenience.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| BELGRAVIA ACE | Freehold | 2022 | 107 | $1,204 |
| PARC GREENWICH | 99 yrs lease commencing from 2020 | 2021 | 496 | $1,234 |
| HIGH PARK RESIDENCES | 99 yrs lease commencing from 2014 | 2020 | 1,376 | $1,481 |
| THE TOPIARY | 99 yrs lease commencing from 2012 | — | 700 | $1,219 |
| PARC BOTANNIA | 99 yrs lease commencing from 2016 | 2009 | 735 | $1,592 |
| SELETAR HILLS ESTATE | 999 yrs lease commencing from 1879 | — | — | $1,494 |
ShiokNest Scores
Our proprietary scoring system evaluates BELGRAVIA ACE across multiple dimensions.
What Residents Say
“The exclusivity and privacy are unmatched. Only 107 units means you know your neighbours. The facilities are genuinely useful — not just marketing features. The pool alone justifies the strata fees.”
— Property review via SG Home Investment
“Beautiful homes with quality finishings. The downside is that everything requires a car. The nearest shops are a drive away, and there is no MRT within walking distance.”
— Property review via PropertyReview.sg
“A price to pay for exclusivity. The location is quiet — too quiet for some. But for families who want space and don’t mind driving, there’s nothing quite like it in this price range.”
— Property analysis via PropertyLimBrothers
The feedback consistently reflects the same trade-off: excellent quality and exclusivity versus remote connectivity. Residents who have embraced the car-dependent lifestyle report high satisfaction; those who expected more urban convenience express frustration. The community is small and close-knit, which suits families but may feel insular for others.
Strengths & Weaknesses
- Freehold tenure — no lease decay, perpetual ownership
- ~4,000 sqft strata area per house — rare space in Singapore
- Only 107 units — genuine exclusivity and privacy
- Condo-level facilities including 50m pool, clubhouse, gym, 24-hour security
- Private lift in every house — five bedrooms across three levels plus attic
- Award-winning developer (Tong Eng Group / Fairview Developments)
- Seletar Regional Centre development pipeline for long-term upside
- Accessible entry point for landed living at ~$4.4M average
- CTE/SLE/TPE expressways within 10-minute drive
- Part of established Belgravia enclave with Villas and Green phases
- Walkability score of 10/100 — car ownership mandatory
- No MRT within walking distance (Tavistock MRT on CRL expected ~2030)
- Remote from shopping centres — Ang Mo Kio Hub is 10 min drive
- Seletar Regional Centre timeline spans a decade or more
- Strata rules restrict external modifications and facade changes
- Limited public transport options — nearest bus stop 400m away
- Low rental demand due to location — not an investor play
- Quiet neighbourhood may feel isolated for social households
- Maintenance fees higher than standalone landed ownership
Verdict
Belgravia Ace occupies a unique niche: freehold strata landed living at a price point that is substantially below inter-terrace or semi-detached homes in more central locations. At ~$4.4 million average, it competes with large condominiums rather than traditional landed stock in Districts 9, 10, or 11 — making it accessible to upgraders from executive condominiums or large private apartments.
The freehold tenure eliminates lease decay anxiety entirely, and the strata format provides facilities and security that standalone landed homes lack. The 107-unit exclusivity, established Tong Eng developer pedigree, and the Seletar Regional Centre development pipeline add to the long-term holding thesis.
The trade-offs are non-negotiable: you must own a car (ideally two), you accept a walkability score of 10/100, and you are buying into a neighbourhood that is still evolving toward its planned potential. For families who prioritise space, privacy, and landed living over urban connectivity, Belgravia Ace delivers a proposition that very few developments can match. For those who rely on public transport or want walking-distance amenities, this is simply not the right fit.