Belgravia Ace: Landed Space at Half a Condo's PSF
Every condo review on this site prices space by the square foot, and in 2026 that number rarely starts below $2,400. Belgravia Ace sells the same square foot for $1,247 to $1,362, freehold, with a basement, a private lift and a roof terrace attached. The catch is that you have to buy 4,000 of them at once. That single trade, half the rate but four times the quantum, is the entire decision here, and the project's own history says plenty of families have already taken it: 77 of the 85 homes released sold on launch day in January 2022, weeks after cooling measures that were supposed to chill exactly this market.
Scored against the same independent 100-point framework used across the PropertyNet Insider Benchmark. No developer fees, no sponsored placements.
Why This Score
Freehold landed space at $1,247 to $1,362 psf against condo launches above $2,400, and only about 16 to 27 percent above where nine-year-old Belgravia Villas resells, for brand-new homes with TOP in hand. On a per-square-foot basis this is among the best value on our benchmark. The deduction is the quantum: $5.30 to $5.45 million and up is a cash-and-income hurdle that per-square-foot arithmetic does not soften, and at 23 units left there is little room to negotiate.
For its actual audience, multi-generation families wanting landed space with condo-style facilities, the product is compelling: basement to roof terrace with a private lift, two to three car porch with EV provision, smart home fit-out, north-south orientation, and a clubhouse, gym and pools inside a gated enclave. Rosyth School sits within 2km. The deduction is the definition of mass: a $5.3 million entry and a car-dependent location with no walkable MRT confine the audience to a narrow, affluent band.
Freehold landed supply in Singapore is structurally finite, and this enclave is finished: the trilogy used up Tong Eng's Belgravia Drive land bank, so no fourth phase is coming. Seletar Aerospace Park continues building out nearby, and the wider north-east keeps densifying around a landed pocket that cannot. The deduction reflects a location whose growth story is steady rather than catalytic, and demand that tracks the fortunes of a small high-income buyer pool.
The trilogy's record is the evidence: Villas sold out and resells actively at an average of about $1,075 psf with transactions up to $4.24 million this February, Green sold out, and Ace absorbed over 90 percent within months of launch. Freehold tenure removes lease decay from every future negotiation. The deduction is liquidity: landed transactions are far thinner than condo transactions, foreign buyers are restricted from landed housing, and a $5 million-plus resale always takes longer to find its buyer.
What Does the Trilogy's Record Actually Show?
Belgravia Ace is the third and final phase of a single masterplan Tong Eng has been building at Belgravia Drive for over a decade. The first two phases are the evidence base. Belgravia Villas, 118 homes completed in 2017, sold out and now resells at an average of about $1,075 psf, with a high of $4.24 million recorded in February 2026. Belgravia Green, 81 homes, sold out. The series has collected PropertyGuru Asia Property Awards across all three phases, including Best Landed Development.
Ace's own launch extended the pattern under the hardest conditions of the cycle. It opened on 22 January 2022, the first launch after the December 2021 cooling measures, and sold 77 of the 85 units released on launch day. Within months the take-up passed 90 percent. Four and a half years on, with TOP obtained, the final 23 homes are being released, and buyers this time walk into a finished, landscaped estate rather than a showflat promise.
What Is Left, and What It Costs
The final release holds 23 semi-detached homes across three types:
| Type | Size | From | PSF from | Units |
|---|---|---|---|---|
| Type A | 3,929 sqft | $5.35M | $1,362 | 10 |
| Type B | 4,370 sqft | $5.45M | $1,247 | 9 |
| Type C | 4,058 sqft | $5.30M | $1,306 | 4 |
Put those numbers beside the rest of this cycle and the trade is stark. $5.45 million at Belgravia Ace buys 4,370 sqft of freehold landed home. The same money at this year's condo launches buys roughly 1,600 to 1,900 sqft on a 99-year lease. You give up the walkable MRT and the tower view; you get about two and a half times the space, the land tenure, and a completed home you can move into now rather than a 2029 promise.
The honest reading of "from $1,247 psf": that figure belongs to the largest type, and the smallest type asks $1,362 psf. Both remain far below any condo comparison, and 16 to 27 percent above where the completed first phase resells, which is a reasonable new-versus-nine-year-old premium with TOP already in hand.
Project Snapshot
- Project name: Belgravia Ace
- Developer: Fairview Developments Pte Ltd (197201600D), a 50:50 joint venture of Tong Eng Brothers and Yeap Holdings. Developer Licence C1421
- Location: Belgravia Drive, off Ang Mo Kio Avenue 5, Seletar Hills, District 28. Lot 18431T Mukim 18
- Tenure: Freehold (estate in perpetuity)
- Scale: 107 strata landed homes: 104 semi-detached and 3 terraces, the third and final phase of the Belgravia trilogy after Belgravia Villas (118 homes) and Belgravia Green (81 homes)
- Homes: basement to roof terrace with private lift, private porch for 2 to 3 cars, EV charging provision, smart home provision, north-south orientation
- Facilities: gated enclave with clubhouse, gym, pools and waterfall garden
- Launch: 22 January 2022, the first launch after the December 2021 cooling measures. 77 of 85 released units sold on launch day; over 90% of the project taken up within months
- Status (Aug 2026): TOP OBTAINED, move-in ready. Final 23 units released: Type A 3,929 sqft from $5.35M (10 units), Type B 4,370 sqft from $5.45M (9), Type C 4,058 sqft from $5.30M (4)
- PSF: $1,247 to $1,362 psf on the quoted from-prices
- Schools: Rosyth School within 2km; Hougang and Serangoon school belts nearby
- Connectivity: CTE about 6 minutes, TPE and SLE about 10; Greenwich V about 6 minutes, Ang Mo Kio Hub about 10; Seletar Aerospace Park about 13
Why This Location Matters
Seletar Hills is one of the north-east's established private landed estates, and Belgravia Drive sits inside it as a freehold pocket that the surrounding decades of development have never touched. The daily-life orbit runs on wheels: Greenwich V and myVillage for groceries and cafes about six minutes away, Ang Mo Kio Hub about ten, and the CTE six minutes from the gate for the city run. Seletar Aerospace Park, planned around 28,000 jobs, keeps building out to the north.
The honest caveat deserves its own sentence rather than a clause: there is no MRT within a comfortable walk. This is a car household's address, budgeted accordingly, and the two-to-three-car porch with EV provision is the developer acknowledging exactly that. For families anchored by Rosyth School within 2km and the landed hush of the estate, that trade has always been the point of Seletar Hills rather than a flaw in it. For a project-by-project comparison, see the full PropertyNet Insider Benchmark.
The Product and Facilities
Each home runs vertically from basement to roof terrace with a private lift serving every level, which is what makes a four-storey-plus-basement format workable for three generations at once. The porch takes two to three cars with EV charging provision, the smart home package is standard, and the north-south orientation keeps the afternoon sun off the main faces.
The Investment Case
The bull case is scarcity you can measure. Freehold landed land in Singapore is not being made any more, this enclave is complete with no fourth phase possible, and the trilogy's two earlier phases both sold out and hold their values, with Villas transacting up to $4.24 million this year. Buying the final release of a finished estate removes every completion risk: what you view is what you get, and TOP is already obtained.
The bear case is concentration. A $5.3 to $5.45 million-plus commitment in a single illiquid asset, sellable mainly to Singaporean families of similar means, in a location that requires cars. Strata landed also means an MCST and shared facilities rather than full landed autonomy, and the 3-year Seller's Stamp Duty applies from purchase. This is a home you buy to live in for a decade, with the investment case as the reassurance rather than the reason.
To map the payment schedule, the Progressive Payment Calculator lays out the cash flow, noting that with TOP obtained the timeline here is compressed against an off-plan purchase.
Who Belgravia Ace Is For
First, multi-generation families who need genuine space now: the basement-to-roof format with a private lift is one of very few new products where grandparents, parents and children each get a floor.
Second, HDB or condo upgraders at the top of their curve who have been priced out of conventional landed, where a comparable freehold semi-D in this area transacts well above this quantum once land is bought and built on.
Third, buyers who value certainty: a completed, landscaped, move-in-ready estate with the trilogy's resale record already visible next door.
It is a poor fit for yield investors, for anyone needing MRT walkability, and for any budget where $5.3 million is a stretch rather than a comfortable ceiling.
Related reviews: for the same north-east corridor see Chuan Park in D19, for another freehold play see Terra Hill in D5, or browse the full Insider Benchmark.
Frequently Asked Questions
What is Belgravia Ace, and how many units are left?
What does strata landed mean, and how is it different from normal landed?
Is $1,247 psf really cheap?
How did Belgravia Ace sell at launch?
How well connected is Belgravia Ace?
What are the main risks with Belgravia Ace?
The Bottom Line
Belgravia Ace closes a masterplan that has already proven itself twice. Villas sold out and resells at $1,075 psf, Green sold out, and Ace itself cleared 77 of 85 homes on a launch day that landed in the teeth of cooling measures. What remains is the part most launches never offer: the final 23 homes of a finished, landscaped, freehold estate you can walk through today and move into next month, at $1,247 to $1,362 psf while every condo on our benchmark asks double. The constraints are exactly as visible as the value: a $5.3 million floor, a car-dependent address, and the thinner resale market that comes with landed housing. That is what a Strong Buy at 80/100 means here: for the family that fits it, among the most rational uses of this money in the current market; for everyone else, the wrong product no matter the price. With a VVIP preview of the final release in early September, the fit question is the only one worth answering first.
Information herein is based on the developer's brochure, developer availability and pricing communicated in August 2026, and publicly reported data including launch results and resale caveats for earlier Belgravia phases, and is subject to change without prior notice. PSF figures are computed from quoted from-prices and stated strata areas and will vary by unit. Resale figures for Belgravia Villas are historical; past performance is not a reliable indicator of future results. Availability moves continuously, so confirm current status before acting. Renderings are artist impressions and the completed estate may differ in detail. Please verify all figures, plans and timelines with the official sales team before making any purchase decision. This article is for general information only and does not constitute financial, legal, or investment advice. Please consult your banker, lawyer, and a licensed property professional before committing to any purchase. PropertyNet Insider Benchmark scoring is the independent opinion of PropertyNet.SG based on the framework published at /insider-benchmark/, with no developer affiliation or sponsorship.