This is a review of Belgravia Ace in Singapore's District 28, an award-winning 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 a private lift.
In this review, we will provide an unbiased evaluation of its locational attributes, design and investment potential. Nevertheless, if you need more information about the development or wish to arrange for a show flat viewing, or if you have any queries about property investment and Singapore's real estate market, please feel free to Email or WhatsApp Me, obligation-free.
To navigate to each section, please click on the links in the Table of Contents below:
- Unique Selling Points
- Where is Belgravia Ace Located
- Belgravia Ace Site Plan
- Belgravia Ace’s Exceptional Design Features
- Belgravia Ace Architectural Design
- Landscape Design
- Green Design Features
- Unit Mix
- Belgravia Ace Facilities
- Belgravia Ace Fact Sheet
- A Freehold Legacy Home
- Greenwich V - A Short Walk From Belgravia Ace
- Popular Eateries Near Belgravia Ace
- Nature Recreation Near Belgravia Ace
- Proximity to Schools
- Public Transportation – A Compromise for Exclusivity?
- Major Industrial Parks
- Developer of Belgravia Ace
- Belgravia Ace's Expected Pricing
- Conclusion – Belgravia Ace’s Investment Potential
- More Property Reviews
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 facilities under revised URA guidelines provide a higher quality of living
- Award-winning development with exceptional design features and modern facilities
- Lush green spaces surrounding the houses
- Provision of premium fittings and appliances
- 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
Where is Belgravia Ace Located
Belgravia Ace Location Map
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 private landed residential enclave, attributed to its quiet ambience located between Ang Mo Kio Avenue 5 and Yio Chu Kang Road.
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 which lie on either side of Belgravia Drive. Towards the north of Belgravia Ace are more 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. As such, most essential amenities are within easy access.
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 spaciousness, landscaping and facilities. For the site plan, please click here.
This adds to the appeal of Belgravia Ace as many similar developments in Singapore have much smaller land plots.
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 on 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 with elderly folks or those with mobility issues.
There will be ample parking lots and each house will have at least enough space for two cars 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:
- Grand Entrance and Drop-off Point
- Individual home lift for every unit
- Semi-detached units with a built-in area from 3,929 sqft consisting of 5-levels from basement to rooftop (with family room for some)
- 5-bedrooms with 4.5m high ceiling and furniture loft area at first storey
- 36 units of back-to-back semi-detached house (from approximately 3,929 sqft upward)
- 18 units with basement on ground level, resembling a conventional landed home
- Terrace units from 3,649 sqft
- Family room at rooftop for some units (no bedroom)
- 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
Belgravia Ace Architectural Design
In Belgravia Ace architectural design, it seeks to connect individuals with their environment - where one can establish a deep bond with nature and live. To achieve this, different materials and natural elements are intertwined to create a modern oasis that is serene and harmonic while providing tranquil communal spaces.
The Entrance – It is designed as a retreat into a safe haven amidst a chaotic world. With the driveway lined by lush landscaping and greenery, it brings residents into a neighbourhood filled with tranquility.
The Drop-Off – At the drop-off point, one will be greeted by the elegance of the clubhouse and a roundabout water fountain, giving a sneak preview of the character of Belgravia Ace. Once inside, residents and visitors will be presented with an array of facilities and communal spaces.
The Clubhouse - The 2-storey clubhouse hosts the function room, games & entertainment area on the 1st storey and gym on the 2nd storey. Together with the earth garden and other communal facilities, it offers a retreat from our hectic modern lifestyle. The expansiveness of the façade will be balanced by the lightness of the voids and open terraces while the transparent glass façade helps to blur the boundaries to create a visual continuity between the interior and exterior.
The Building - A sleek fin frame is designed around the glass façade of each unit, accentuating its classic and modern concept. The spaciousness of each unit, underscored by a 6m internal width and 4,95m ceiling height, is showcased through its extensive glass façade. Meanwhile, the roof terrace provides an additional space for semi-outdoor family activities.
Facade Design
Landscape Design
The landscape design is divided into eight main zones - Landform Play, Putting Green, Garden Pavilion, Hammock Lawn, Quarry Lawn with Seating Planter, Party Lawn, Whispering Pond with Waterfall, and Courtyard. Each zone caters to the different needs and enjoyment of users.
The eight zones are inspired by the elements that make up the natural world - fire, earth, air, metal, water, wood, stone and light. Each zone has its own unique characteristics and together, they offer a sense of balance across the entire development.
At the heart of the landscape is a 50m lap pool along with other water features. These include the cloud waterplay, family pool, water trellis, waterfall and family jacuzzi. They are thoughtfully designed to create a balance between activity and tranquility.
Green Design Features
Several green features will be incorporated into the development. These include the following:
- Optimisation of window-to-wall ratio
- Use of low emission glazing that reduces harmful UV & infra-red rays from the sun
- Provision of water efficient wares & fittings, as well as air-conditioning system & appliances with the highest energy efficiency rating
- Electric vehicle charging points
- Air-conditioning with plasma quad to eliminate harmful viruses, bacteria, molds, allergens, dust and pm2.5 particles
- Use of eco-friendly cement with low volatile organic compounds paints, as well as adhesives, sealants that are approved by the local certification bodies
Unit Mix
Belgravia ace comprises 107 freehold strata houses - 104 semi-detached (Type A, B & C) and 3 terrace houses (Type D). The different configurations and layouts are as follows:
Type A comprises 18 units strata semi-detached houses. Each unit is 3 storeys with 5 bedrooms + attic + 1 study + 1 home shelter. It is joined to Type B at the rear, with an open frontage along its two sides. From the front, it will appear to be a bungalow without being visibly attached to a neighbouring house.
Type B comprises 18 units strata semi-detached houses. Each unit is 3 storeys with 5 bedrooms + basement + roof terrace + 1 study + 1 home shelter + 1 family area. It is joined to Type A at the rear, with an open frontage along its two sides. From the front, it will appear to be a bungalow without being visibly attached to a neighbouring house.
Type C comprises 68 units strata semi-detached houses. Each unit is 3 storeys with 5 bedrooms + basement + roof terrace + 1 study + 1 home shelter.
Type D comprises 3 units strata terrace houses. Each unit is 3 storeys with 5 bedrooms + basement + roof terrace + 1 study + 1 home shelter.
All houses are equipped with a home lift and a private car porch (capable of parking a minimum of 2 cars). Flooring consists of marble for living, dining and deluxe kitchen, porcelain tile for oriental kitchen and Burmese teak for bedroom. Download site and floor plans here.
Diagramatic Section
Smart Home System
Belgravia Ace comes with a range of quality smart home system. These include the following:
- IOT Smart Gateway
- Smart Smoke Detector
- Digital Lockset (access card, PIN code entry, key entry & mobile app)
- Wifi Doorbell with Camera (to see and speak to visitors)
- Aircon Control (remotely on/off via mobile app, remotely adjust fan speed & temperature, check status of aircon)
- Wifi IP Camera (remote house monitoring, 2-way audio to listen what's happening at home)
Home Appliances And Fittings
Kitchen appliances are from V-Zug and Samsung (cooker hood, hob, steam and conventional oven, washer and 2 fridges). The Samsung 2-door fridge has a smart family hub feature with a touchscreen and control panel. As for the Samsung washer, it is integrated with the smart home system to operate remotely.
V-Zug is the premium choice amongst top chefs and cooks all over the world, allowing residents to enjoy gourmet cooking in their own home.
Samsung Electronics is a global technology leader offering a wide range of quality home appliances.
Sanitary fittings and wares are supplied by Grohe and Toto. Grohe is a leading sanitary company and it manufactures products of the highest quality in both form and function. In Toto, it offers homeowners uncompromising quality, complete satisfaction and peace of mind.
Belgravia Ace Facilities
Due to its large land size, Belgravia Ace will enjoy a good range of facilities such as two swimming pools, children’s playground, BBQ pavilion, clubhouse and gymnasium. All of them are thoughtfully integrated with beautiful landscaping and water features.
Hence, they 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.
Moreover, with just 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.
Below is a breakdown of facilities in each zone:
Grand Entrance
Grand Pavilion
BBQ Pavilion
Whispering Pond with Waterfall
Clubhouse
Drop-off Point and Clubhouse
Garden Pavilion
Game Court and Tree Nest
Zig Zag Bridge
Entertainment Room
Belgravia Ace Fact Sheet
A Freehold Legacy Home
Given the scarcity of land in Singapore and the government only offering 99-year leasehold land for sale, freehold land will only come from en bloc sales or private land held by property developers.
As such, this will underpin the value of freehold 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 cater to all ages. Not unlike condominiums, the gated development with 24-hour security services and dedicated pick-up/drop-off point. This will enhance the safety of all residents, especially young children waiting for their school buses.
Greenwich V - A Short Walk From Belgravia Ace
Greenwich V
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 problems 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.
Other than Greenwich V, Belgravia Ace residents will also have access to several shopping malls 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 food 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 it offers. Known to locals and foreigners alike, some of the local favourites that can be found there include 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 it is a favourite dining destination for night owls.
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 a 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 exploring the Hampstead Wetlands Park. Featuring boardwalks, viewing 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
Chomp Chomp Food Centre
Upper Serangoon Eateries
The Oval @ Seletar Aerospace Park
Lower Seletar Reservoir
Sengkang Riverside Park
Rosyth School
Nanyang Junior College
Public Transportation – A Compromise for Exclusivity?
A potential drawback is the lack of a MRT station within walking distance of Belgravia Ace. The nearest bus stop is along Ang Mo Kio Avenue 5 about 400m away. Perhaps, this is a price to pay for exclusivity.
Nevertheless, this should not be a major issue for buyers as most are likely to own cars. Hence, they will be glad that major expressways such as the Central Expressway (CTE), Tampines Expressway (TPE) and Seletar Expressway (SLE) are easily accessible.
Hence a trip to Orchard Road and Raffles Place only takes about 20 minutes’ drive.
Come 2026 with the completion of the North-South Corridor (NSC), travelling to the city will be much improved. When operational, it will connect the northern region to the city and East Coast Parkway, passing through areas such as Ang Mo Kio, Bishan and Toa Payoh. At the same time, it will relieve the traffic congestion along CTE during the morning/evening peak hours.
The NSC will be Singapore’s longest Transit Priority Corridor spanning 21.5 km. Featuring dedicated bus lanes, cycling trunk routes and pedestrian paths, it will provide smoother and faster journeys for everyone.
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
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 provides 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 that 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.
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 tin plates 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, as often 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 that is located beside it (refer to table below), they are transacted close to $900 psf.
Belgravia Villas Latest Transaction Prices
And for Belgravia Green which is still under construction nearby, the asking price is about $950 psf. Hence, Belgravia Ace is likely to be launched in the region of $950-$1,000 psf given the current bullish sentiment. For updates of pricing or request for floor plans and E-brochure, please email us. Alternatively, you may 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. The future supply of freehold land will only come from en bloc sales or landbank held privately as the government has stopped offering them under its land sale programme.
In addition, developers that acquire new landed parcels via en bloc sale may not necessarily redevelop 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.
But how did landed housing perform amid the increasing scarcity of supply? Let’s look at the charts below:
URA Housing Price Trend for Different Property Types
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 which 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.
And in Q3, prices of landed properties rebounded by a strong 2.6% following a slight 0.3% contraction Q2.
Another interesting point to note is that freehold landed properties have seen more transactions every month than leasehold landed properties in the last year. This goes to show the ongoing appetite for freehold landed homes. See the chart below:
Landed Home Transactions Trend - Freehold versus Leasehold
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 the 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 an 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 for 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.
For enquiries, show flat viewing or to request for e-brochure, please Email or WhatsApp Us.
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