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Belgravia Ace | OCR | New Launch

This is a review of Belgravia Ace in District 28, a freehold strata landed housing development located at the idyllic private residential enclave of Seletar Hills Estate. Consisting of 107 units (104 semi-detached and 3 terrace houses), it will be developed by Fairview Developments, a fully owned unit of the Tong Eng Group.

Belgravia Ace will be the third phase of its Belgravia Collection. The first was Belgravia Villas followed by Belgravia Green, launched in 2013 and 2018 respectively.

All units will come with 5 bedrooms, a basement, sky garden and private lift.

In this review, we will provide an unbiased evaluation of its locational attributes, design and investment potential. For a deeper appreciation the development, please arrange for a viewing and information-sharing session at the show gallery. Alternatively, you may WhatsApp Us.

Unique Selling Points

  • A gated residence with 24-hour security and shared facilities
  • A rare freehold strata housing development on such large plot of land – scarcity to help underpin property values
  • Freehold status negates concerns over lease decay, offering opportunities for future collective and legacy planning
  • More open spaces and facilites under revised URA guidelines, provide  better quality of living
  • Exceptional design features, modern faclities and premium provisions and fittings
  • Proximity to major employment hubs provides potential catchment of tenants
  • Reputable developer with a long history of real estate development since the 1960s.
  • Convenient access to the Central Expressway (CTE) less than 1 km away
  • Within 2 km of Rosyth Primary School and Lycee Francais De Singapour, a French international school

Belgravia Ace Location

Belgravia Ace is a freehold strata landed development in the Seletar Hills Estate in the northeastern suburb of Singapore.

The Seletar Hills Estate is a much sought-after location to own a property. As a private landed residential enclave with a quiet ambience located between Ang Mo Kio Avenue 5 and Yio Chu Kang Road, its exclusivity is much prized.

Access to Belgravia Ace is via Belgravia Drive, a new road just off Ang Mo Kio Avenue 5. Belgravia Ace is located at the innermost of the three Belgravia Phases – the other two being Belgravia Villas and Belgravia Green. They lie on either side of the road and towards the north of Belgravia Ace are the landed housing along Stratton Drive.

Surrounding the Seletar Hills area are several large public housing estates such Ang Mo Kio, Yio Chu Kang, Serangoon North, Hougang and Sengkang which will provide a wide range of amenities.

Belgravia Ace Location

Belgravia Ace Site Plan

Belgravia Ace occupies a very large area of approximately 26,600 sqm or 280,000 sqft – a rarity in land scarce Singapore. With such a sprawling ground, residents will get to enjoy more landscaping and facilities.

As many of such developments in Singapore have much smaller land plots, this is expected to add to the appeal of Belgravia Ace due to its spaciousness.

Moreover, under the URA revised guidelines, a minimum of 45% of the land must be set aside for Communal Open Space (COS), out of which 25% must be set aside for on-ground greenery.

This is to enhance the living environment within strata landed housing developments, as well as landed housing estates as a whole. This is part of the URA’s effort to have more greenery in our urban environment. The effects of this revised guidelines since 2014 mean that residents of Belgravia Ace will have greater open spaces, greenery and facilities, providing a more conducive living environment.

All units will have an ideal North-South orientation, which helps to avoid the direct morning and afternoon sun. This will help to keep the homes cooler while saving electricity.

Belgravia Ace’s Exceptional Design Features

All units will come with huge and functional layouts, with the double-volume ceiling at the dining area adding to the development’s luxurious feel.

They will also have private lifts, which facilitate convenient access to five levels of living spaces. This is an important feature for families elderly folks or those with mobility issues.

There will be ample parking lots and each house will have at least enough space for two car lots at the basement. This will help to eliminate any parking issues with neighbours or visitors, which are  quite common in conventional landed housing estates.

Below is a summary of Belgravia Ace’s unique and exceptional design features:

  • 5-levels from basement to rooftop (with family room for some) and a built-in area from 4,000 sqft
  • 5-bedrooms with 4.5m high ceiling and loft area for study
  • 36 units of back-to-back semi-detached house
  • 18 units with basement on ground level, resembling a conventional landed home
  • Terrace units approximately 3,600 sqft
  • Basement carpark can accommodate 2 cars, with the bigger units up to 3
  • No room in the basement
  • 6m width between external and boundary wall
  • 1 Electrical Vehicle (EV) charger
  • 2 swimming pools

A Freehold Legacy Home

In land scarce Singapore, as the government will no longer offer freehold land for sale, most will only come from en bloc sales or existing land bank privately held by property developers.

Given the scarcity of freehold land, this will underpin the value of properties like Belgravia Ace in the long-term. Also, with no lease decay concerns, they will allow families to bequeath their homes to the next generation.

Besides legacy planning, Belgravia Ace is designed for multi-generational and young families who are looking for a sizeable landed home with a good range of facilities that will cater to the needs of all ages. Not unlike condiminiums, the gated  development with 24-hour security services and dedicated pick-up/drop-off point will enhance the safety of all residents. This is especially so for school-going children waiting for their school buses.

Belgravia Ace Facilities

Due to its large land size, Belgravia Ace will enjoy a range of facilities such as two swimming pools, children’s playground, BBQ pavilion, clubhouse and gymnasium, all thoughtfully integrated with beautiful landscaping and water features.

This will offer residents a retreat from the hustle and bustle of modern living while enabling them to recharge their mind, body and soul. For families with young children, the myriad of facilities will provide them with quality bonding time at their doorsteps.

Moroever, with only 107 units, they will get to enjoy a high level of exclusivity and quality time by themselves or with family and friends.

To ensure the safety of residents, there will be a guardhouse with 24-hour security. There will also be surveillance cameras at vantage points while an audio-video intercom system allows for the screening of visitors.

Greenwich V A Short Walk From Belgravia Ace

Although living in a private landed home provides a certain level of exclusivity, residents usually have to put up with some inconvenience due to a lack of amenities nearby. However, Belgravia Ace faces no such problem as Greenwich V is only 12 minutes’ walk away.

Greenwich V is a retail and lifestyle hub with a relaxed and charming village-like ambience coupled with a unique outdoor concept. Located within Seletar Hills Estate, it has a nice blend of offerings that include tantalising F&B options such as Cedele, Rakuichi Sushi, Toast Box, Awfully chocolate and The Coffee Bean and Tea Leaf, to name a few.

There is also a Cold Storage supermarket where residents can stock up on groceries and fresh produce. The other services include a 7-Eleven outlet, Guardian Pharmacy, medical clinic and several children’s enrichment centres.

Greenwich V

Other than Greenwich V, Belgravia Ace residents will also have access to several shopping malls around it. They can be reached within a short drive, providing residents with a range of retail, lifestyle and entertainment options. These include:

  • Seletar Mall ~ 8 minutes
  • Compass One ~ 8 minutes
  • AMK Hub ~ 10 minutes
  • NEX ~ 11 minutes
  • Rivervale Plaza ~ 11 minutes

Popular Eateries Near Belgravia Ace

Belgravia Ace is surrounded by many popular dining destinations. These include the 24 hour Jalan Kayu eateries, Chomp Chomp Food Centre, Upper Serangoon dining outlets and The Oval @ Seletar Aerospace Park. All of them are within a 6-11 minutes’ drive and are very popular with residents living in the surrounding housing estates.

Jalan Kayu – Besides the well-known roti prata, its row of shophouses lining both sides of the road offer a variety of food options ranging from Chinese, Western, Malay and Indian food. With many of the eateries operating 24-hour, it is a popular place to satisfy one’s hunger pang throughout the day and night.

Chomp Chomp Food Centre – Originally known as Serangoon Garden Food Centre, it is a landmark in Serangoon Gardens estate because of the variety of good food that can be found there. Known to locals and foreigners alike, it offers many favourite local delights such as Hokkien mee, fried carrot cake and BBQ chicken wings.

Upper Serangoon Eateries – From hearty brunch fare to old school delights and authentic Thai cuisine, it is a place thriving with lush cafes and hip joints alongside traditional eateries selling popular dishes like braised duck, claypot frog leg and satay. Many of them open past midnight and are usually crowded with people enjoying a hearty supper with friends or loved ones.

The Oval @ Seletar Aerospace Park – It is perhaps one of the most interesting dining places as it allows visitors to experience a slice of Singapore’s colonial past. Its numerous black and white bungalows that used to house RAF personnel and their families have now been repurposed and transform into a lifestyle hub. Some of them have been converted to iconic bars and restaurants selling everything from European fare to traditional Teochew dishes.

The park also plays host to bazaars and carnivals.

There is also an aeroplane-themed playground surrounded by green open spaces, which provide great spots for picnics. At the same time, visitors can have a view of the Seletar airport runway. Another interesting activity is to explore the Hampstead Wetlands Park. Featuring boardwalks, view decks and a trail for adventurers to admire the area’s rich flora and fauna, the untouched sanctuary is home to butterflies, dragonflies and even birds like the white-throated kingfisher.

Jalan Kayu Eateries

Upper Serangoon Eateries

Chomp Chomp Food Centre

The Oval @ Seletar Aerospace Park

Nature Recreation Near Belgravia Ace

There are several nature parks a short 10-13 minutes’ drive from Belgravia Ace. The proximity of these nature parks provides a fascinating experience for residents living around the area. Other than the Hampstead Wetlands Park mentioned above, the others are:

Lower Seletar Reservoir Park – A short 10 minutes’ drive from Belgravia Ace, its calm waters, balmy breezes and peaceful surrounding provides a pleasant place for leisure activities, both on land and in water. Featuring a Family Bay with a new performance stage, a water play area, a bioswale rain garden, as well as a Heritage Bridge, there’s always something for everyone to enjoy.

Fitness enthusiasts can also take long, leisurely strolls or jogs, while a fishing jetty that extends from the park into the reservoir allows avid anglers the opportunity to reel in their next big catch.

The Rower’s Bay Park – It is located further north of Lower Seletar Reservoir near Yishun Dam. Besides being a popular venue for kayaking and dragon-boating, which is managed by PA Water-Venture, it is one of the best spots to catch the sunrise or sunset in Singapore.

There is a boardwalk to explore the wetlands, which are filled with plant species that will attract and provide a habitat for native wildlife in the area such as the grey heron and copper-cheeked frog.

Sengkang Riverside Park – It is home to the unique Sengkang Floating Wetland that was constructed to collect and filter rainwater naturally through its aquatic plants. The park is built and maintained by PUB. When embarking on the park’s many trails through the marshland and wildlife habitat, the sight of mangrove birds and damselflies provides an interesting day out for the whole family.

Running along the perimeter of the wetland is a Fruit Tree Trail that features 16 types of fruit trees. These include mangosteen, pomelo, mango, lime and starfruit, to the more exotic Pond Apple, Island Lychee, Sweetsop, Java Olive and Custard Apple.

Thomson Nature Park – It is located to the east of the Central Catchment Nature Reserve between Old Upper Thomson Road and Upper Thomson Road. The 50-hectare Thomson Nature Park is rich in biodiversity and is home to rare animals such as the Sunda Pangolin, Malayan Porcupine, and the critically endangered Raffles’ Banded Langur.

Apart from its rich wildlife, Thomson Nature Park has a unique cultural heritage as it is the site of a former Hainan Village. Visitors can embark on three specially curated walking trails and spot the remnants of the past kampung life that can still be found there!

Springleaf Nature Park – It is a relatively small park with a walking trail traversing Sungei Seletar, a canal that eventually ends up flowing into the Lower Seletar Reservoir.

Due to its close proximity to the Central Catchment Reserve, it is rich in biodiversity, and is home for more than 80 species of resident and migratory birds. These include the White-throated Kingfisher, Blue-tailed Bee-eater and Long-tailed Parakeet.

Lower Seletar Reservoir

Sengkang Riverside Park

Proximity to Schools

Buying a property near schools has always been a key consideration. This is especially so due to the Ministry of Education’s (MOE) distance-based school allocation system for the Primary 1 admission.

Although there are no primary schools with a 1 km radius, there are several between a 1-2 km radius. This includes the very popular Rosyth School. The others are:

  • Fernvale Primary School
  • Hougang Primary School
  • Jing Shan Primary School
  • Sengkang Green Primary School

For secondary schools, there is quite a number of them less than 10 minutes’ drive away. These include:

  • Nan Chiau High School
  • Bowen Secondary School
  • Pei Hwa Secondary School
  • Xinmin Secondary School
  • Serangoon Garden Secondary School
  • Anderson Secondary School

For post-secondary education, the nearest are Nanyang Junior College, Anderson-Serangoon Junior College,Nanyang Polytechnic and ITE College Central.

The nearest tertiary institution is the Singapore Institute of Technology (SIT) in Punggol, which is 15 minutes’ drive from Belgravia Ace.

The nearest international school is Lycee Francais De Singapour (International French School). Offering education from kindergarten to high school, it is just 8 minutes’ drive away. For those looking for property investment, this could attract housing demand from expatriate families.

Rosyth School

Nanyang Junior College

Major Industrial Parks

Besides the major industrial parks along Ang Mo Kio Avenue 5, there are several others in north-eastern Singapore not far from Belgravia Ace. The development of these industrial parks is part of the Singapore government’s plan to decentralize some economic activities away from the city and bring jobs closer to where people live. This will help to fuel demand for properties.

Seletar Regional Centre – It will be Singapore’s fourth regional centre after Tampines, Jurong and Woodlands. Over the longer term, the Seletar Regional Centre has the potential to grow to two times the size of the Tampines Regional Centre. Located next to it is the Seletar Aerospace Park which will provide a range of activities including training, and research and development.

It is home to a thriving aerospace industry cluster with more than 60 multinational corporations (MNCs) and aerospace businesses which include ST Aerospace, Rolls-Royce, Airbus, Eurocopter and Pratt & Whitney. It will play an instrumental role in Singapore’s push to be a global aviation hub.

The Seletar Regional Centre and Seletar Aerospace Park, when completed, is set to become a major employment node for people living in the North and Northeast.

Seletar Regional Centre

Sengkang West Industrial Park – Home to wafer fabrication plants, its gradual expansion will create more high-skilled job opportunities for citizens in the northeastern region, providing homeowners a potential pool of high-earning tenants.

Developer of Belgravia Ace

The developer for Belgravia is Fairview Developments Pte Ltd, a subsidiary of Tong Eng Group, which is renowned for developing beautiful landed homes as well as condominiums.

Its history dates back to the 1940s when Teo Thye Chor and his younger brother Teo Thye Hong migrated from the Hui An district of Fujian, China, to Singapore in search of a brighter future. After overcoming early challenges, they formed Tong Eng Brothers after the Second World War, engaging in the trading of electrolytic tinplates used in the production of cans and bottle caps.

Responding to the call for post-war rebuilding in the 1950s, the brothers anticipated a surge in demand for accommodation. Hence, this started their diversification into property development. And the rest the said, is history.

Over the years, they have built up an impressive portfolio of properties. These include Belgravia Villas, Belgravia Green, Poet Villas, Three Balmoral and Goodwood Grand, among many others.

Belgravia Ace’s Expected Pricing

The pricing for Belgravia Ace has not been released yet. However, judging by the latest transactions for Belgravia Villas  beside it (refer to table below), they are transacted close to $900 psf.

Belgravia Villas Transaction Prices

And for Belgravia Green that is still under construction nearby, the asking price is about $95o psf. Hence, Belgravia Ace is likely to be launched in the region of $950-$1,000 psf given the current bullish sentiment. For update of pricing or request for floor plans and E-brochure, please email us. Alternatively, you ma WhatsApp Us.

Conclusion – Belgravia Ace’s Investment Potential

Belgravia Ace offers promising investment potential due to the limited supply of freehold landed housing in Singapore. Future supply of freehold land will only come from en bloc sales or landbank held privately as the government will only offer 99-year leasehold land under its government land sale programme (GLS).

In addition, developers that acquire new landed parcels via en bloc sale may not necessarily redeveloped them into landed housing, crimping the supply further. As land bought via en bloc sale would likely cost more, this would naturally lead to higher prices.

Meanwhile, the popularity of strata landed housing has been increasing over the years as buyers are drawn to the facilities that come with such developments. It is equivalent to living in condominiums, but with the added advantage of more privacy, exclusivity and spaciousness.

As can be seen, private property prices for all types have rebounded strongly from the trough of the global financial crisis in Q2 2009. Since then, the market has gone through several rounds of property cooling measures, with the latest in July 2018 that saw the Additional Buyer’s Stamp Duty (ABSD) increased and the Loan-to-Value (LTV) decreased.

Despite some blips along the way, the market has been on an uptrend. However, it is noteworthy that landed properties have outperformed non-landed properties. From the trough of Q2 2017 till Q1 2021, their prices were up 35.1% and 23.4% respectively. In Q1 2021 alone, landed homes jumped by a hefty 6.7% quarter-to-quarter.

Another interesting point to note is that freehold landed properties have seen more transactions every month than leasehold landed properties in the last one year. This goes to show the ongoing appetite for freehold landed homes. See char below:

As mentioned earlier, a freehold landed property is favoured not only for asset progression, but it also enable owners to pass it down to subsequent generations. A leasehold property with decaying lease will not be able to fulfill this criterion.

Besides what have been mentioned, the following are the other reasons why landed homes like Belgravia Ace will continue to see strong demand:

Fear of new property cooling measures – Singapore private property prices rose 2.2% in 2020 despite the covid-19 pandemic, contrary to expectation of a plunge. This is followed by a 3.3% and 0.8% quarter-to-quarter rise in Q1 and Q2 2021 respectively. And on the back of the strong demand for Pasir Ris 8 in July where some units were transacted as high as $2,000 psf, this has prompted many developers to raise the prices of their post-launched projects. As a result, this has fanned fears of another round of property cooling measures which could include lowering the Loan-to-Value (LTV) limit or raising stamp duties.

Low interest rate environment – At present, home loan rates are at 1.2 – 1.3% pa. Although there may be fears that any US interest rate hike could have a knock-on effect on Singapore, the impact is likely to be limited. This is because interest rates in Singapore have been very low for more than a decade. Since the 2008 global financial crisis, the SIBOR (Singapore Interbank Offer Rate) has remained below 2%.

With such a low mortgage financing rate, more of the monthly instalment will go towards principal reduction rather than interest payment, making property investment attractive option. In addition, properties will offer investors the chance to enjoy potential capital appreciation.

More space required for work from home – Amid the ongoing covid-19 pandemic, there is a growing preference for bigger living spaces as more people work from home. Children also require more space Home-Based Learning. Hence, a sizeable home like Belgravia Ace will offer sufficient rooms and privacy for all inhabitants.

Apart from the above, Belgravia Ace’s proximity to major industrial hubs, amenities and nature parks adds to its investment appeal.

Besides Belgravia Ace, you may also wish to check out the following new properties:


  • Provence Residence, an executive condo near Canberra MRT station and Canberra Plaza
  • Parc Greenwich, an executive condo at Fernvale Lane, next to the Seletar Springs Estate
  • Bartley Vue, a 115-unit condo development 400m from the Bartley MRT station
  • The Watergardens At Canberra, a low-rise condo development near the Canberra MRT station
  • Canninghill Piers, an integrated development at Clarke Quay beside the Singapore River
  • The Reef At King’s Dock, an exclusive waterfront development at Harbourfront opposite Sentosa island
  • Midtown Modern, an integrated development to be built atop the Bugis MRT station
  • One Bernam condo, a mixed-use development at Tanjong Pagar within the Central Business District
  • The Atelier, a freehold condo development at Newton in Singapore’s prime District 9
  • Kopar At Newton, an exclusive condo development opposite the Newton Food Centre
  • Ki Residences At Brookvale, a 999-year development in the idyllic Sunset Way estate
  • Parc Central Residences, the first executive condominium to be launched in Tampines in eight years
  • One-North Eden, a mixed-use development in one-north, Singapore’s high-tech, research and innovation hub
  • Pasir Ris 8, an integrated development beside the Pasir Ris MRT station, bus interchange and White Sands shopping mall