Belgravia Ace
The last 23 homes of a finished freehold strata landed estate, released for preview from 5 September 2026. The estate is built, landscaped and occupied — buyers walk the actual house.
A finished estate, selling its last houses.
- Developer
- Fairview Developments Pte Ltd — a 50:50 joint venture of Tong Eng Group and Yeap HoldingsSource: URA project record via EdgeProp; JV structure per EdgeProp launch coverage, Dec 2021
- Design architect
- JGP Architecture (S) · landscape by Coen Design InternationalSource: JGP named by EdgeProp in Dec 2021 and again in Oct 2022; the landscape architect from the Dec 2021 report only
- Tenure
- FreeholdSource: URA via EdgeProp; PropertyGuru project record
- Completion
- 2025 — TOP obtained, estate landscaped and occupiedSource: URA completion record via EdgeProp, corroborated by PropertyGuru and a Stacked Homes site visit in Aug 2026; the 2028 date still circulating is the original pre-construction estimate
- Total homes
- 107 · 104 semi-detached, 3 terracedSource: URA via EdgeProp, corroborated by EdgeProp launch coverage and Stacked Homes
- Still available from the developer
- 23 semi-detached homes, as of August 2026Source: live availability check, 21 Aug 2026; matches the ~23 units reported by Stacked Homes on 15 Aug 2026
- September 2026 release
- Preview from 5 September · booking day 17 SeptemberSource: developer-advised, Aug 2026; Stacked Homes' 15 Aug 2026 site visit put the release at "likely around September / October 2026"
- House sizes
- Semi-detached 3,929 – 4,370 sqft · terraced 3,649 – 4,026 sqft · five bedrooms throughoutSource: EdgeProp, Oct 2022, corroborated by Stacked Homes, Aug 2026
- Site
- 290,520 sqft (26,991 sqm) · master-plan GFA 24,714 sqm · plot ratio 0.92Source: EdgeProp, Oct 2022; URA via EdgeProp
- District
- D28 · Belgravia Drive, Seletar Hills · Outside Central Region
- Address
- Belgravia Drive, off Ang Mo Kio Avenue 5, Singapore
- Launch
- Preview 8 Jan 2022 · balloting launch 22 Jan 2022 — the first new residential project launch of 2022Source: EdgeProp, Dec 2021 and Jan 2022
- Launch result
- 77 of 85 released homes sold on launch day (90.6% take-up); 22 homes deliberately held backSource: EdgeProp launch-day report, 22 Jan 2022
- Launch pricing
- Semi-detached S$4.12M – S$4.61M (S$1,016 – S$1,054 psf) · terraced S$4.11M – S$4.34M (S$1,012 – S$1,078 psf)Source: EdgeProp, Oct 2022, from lodged caveats
- Price today
- S$1,192 – S$1,257 psf, average S$1,221 psfSource: URA caveat data via EdgeProp, 12 months to Aug 2026
- Historical high / low
- S$1,257 psf (Jul 2026) / S$1,012 psf (Jan 2022)Source: URA caveat data via EdgeProp
- Buyer profile
- Singaporean 100% · by prior address, 14.8% HDB and 85.2% privateSource: URA buyer records via EdgeProp
- Nearest MRT
- Ang Mo Kio (NS16) ~2.16 km · Yio Chu Kang (NS15) ~2.29 km · Serangoon North (CR9) and Tavistock (CR10) from 2030Source: distances measured on OneMap; CRL Phase 1 passenger-service year per LTA
- Awards
- EdgeProp Singapore Excellence Awards 2022 — Top Landed Development and Showflat ExcellenceSource: EdgeProp, Oct 2022
Load-bearing facts on this page are corroborated against at least two independent sources before publication. Last verified 10 Sep 2026.
79% taken up to date
The showflat is the house.
Almost every developer sale in Singapore asks a buyer to commit millions against a floor plan, a scale model and a mocked-up unit that will be dismantled before the real one exists. Belgravia Ace, in September 2026, does not. The estate was completed in 2025, the landscaping has grown in, neighbours have moved in, and the 23 homes still held by the developer are standing houses a buyer can walk through, measure and see the light in at four in the afternoon.
That is a deliberate outcome rather than an accident. When Fairview Developments launched Belgravia Ace on 22 January 2022 — the first new residential project launch of that year, arriving five weeks after the December 2021 cooling measures — it released only 85 of the 107 homes and held 22 back. Seventy-seven sold that day by ballot, a 90.6% take-up on what was released, with most semi-detached houses going between S$4.3M and S$4.6M and more than 200 cheques lodged beforehand. By October 2022, EdgeProp put take-up of the released tranche at 98% on lodged caveats. The withheld homes were kept off the market until the project was built.
The product itself is the reason the launch worked. These are five-bedroom houses of 3,929 to 4,370 sqft across three storeys and an attic, with a 6 m frontage, a 4.9 m ceiling on the first floor, a mezzanine study loft and a private lift to every level. Eighteen pairs of the semi-detached houses are joined at the rear rather than the side — an unusual move that leaves the front and both flanks open, so from the street they read as detached houses. The project took Top Landed Development and Showflat Excellence at the EdgeProp Singapore Excellence Awards in 2022.
Scarcity is the other half of the argument, and it is a rule change rather than a marketing line. The government revised its strata landed guidelines in 2014: the minimum share of land given to communal facilities and greenery rose from 30% to 45%, and the site area countable towards dwelling units fell from 100% to 40%. Belgravia Ace has 107 houses where the old rules would have allowed about 170, as the developer told EdgeProp in December 2021 — which is precisely why so few developers have built strata landed since. It is also the last phase of the Belgravia collection; with Villas and Green already sold out, the enclave closes at 306 homes.
Up about a fifth since launch — and the asks now sit above that.
Caveats lodged in the 12 months to August 2026 put Belgravia Ace between S$1,192 and S$1,257 psf, at an average of S$1,221 psf. Against a launch band of S$1,012 to S$1,078 psf, that is roughly 13% higher measured from the top of the launch range and roughly 21% from the bottom — over four and a half years, and through the completion of the estate.
What buyers should look at closely is the gap between that recorded level and what is being asked. Listings across EdgeProp and PropertyGuru in August 2026 run from S$5.0M to S$5.5M, or about S$1,144 to S$1,400 psf. The top of that asking range sits roughly 11% above the highest price URA has ever recorded here. The developer had not published an official price list for the September release as at 22 August 2026, and we will not guess one.
The Belgravia ladder
The cleanest comparison for Belgravia Ace is not a condo — it is its own two predecessors, by the same developer, on the same street, with the same tenure. Each phase has traded above the last.
| Phase | Mix | Launched | Completed | URA avg psf | Recorded high |
|---|---|---|---|---|---|
| Belgravia Villas | 118 homes · 100 terraced + 18 semi-detached | Oct 2013 | 2018 | S$1,107 psf | S$1,125 psf (Feb 2026) |
| Belgravia Green | 81 homes · 71 terraced + 10 semi-detached | Nov 2018 | 2022 | S$1,178 psf | S$1,187 psf (Jul 2026) |
| Belgravia Ace | 107 homes · 104 semi-detached + 3 terraced | Jan 2022 | 2025 | S$1,221 psf | S$1,257 psf (Jul 2026) |
Source: URA caveat data via EdgeProp, 12 months to August 2026, for each project. Belgravia Ace prices about 3.7% above Belgravia Green and 10.3% above Belgravia Villas on average psf. Completion years are URA records except Belgravia Villas, whose 2018 completion is taken from EdgeProp's reporting because the URA-sourced field on its project page still reads “Uncompleted”.
Five bedrooms, three configurations, one lift each.
All 23 homes still held by the developer are semi-detached. The three terraced houses sold out at the 2022 launch, between S$4.11M and S$4.34M. The semi-detached houses come in three layout configurations — 36 of them, in 18 back-to-back pairs, joined at the rear rather than the side, with the remaining 68 joined conventionally at the flank.
| Type | In project | Size | Status |
|---|---|---|---|
| Semi-detached, back-to-back · street-level car porch | 18 | 3,929 – 4,370 sqft | Part of the 23 remaining |
| Semi-detached, back-to-back · basement car porch | 18 | 3,929 – 4,370 sqft | Part of the 23 remaining |
| Semi-detached, side-joined · basement car porch | 68 | 3,929 – 4,370 sqft | Part of the 23 remaining |
| Terraced | 3 | 3,649 – 4,026 sqft | Sold out at launch |
Configuration counts and sizes from EdgeProp's December 2021 and October 2022 reporting; the 3,929 – 4,370 sqft semi-detached range is corroborated by Stacked Homes' August 2026 site visit. The developer has not published which specific units make up the remaining 23, so the size range is given per configuration rather than split across the 23.
- Ceiling height, first floor4.9 m
- Frontage6 m
- Mezzanine study loft1.95 m ceiling
- Private liftevery level
- Flooringmarble L1 · Burmese teak above
- KitchenV-Zug · Samsung Family Hub
- EV chargingone per house
- Monthly maintenanceS$528 – S$576
Specification from EdgeProp's December 2021 showflat report; maintenance range from Stacked Homes' August 2026 visit, and varies by share value.
Belgravia Drive — quiet, green, and a drive from everything.
Belgravia Drive runs off Ang Mo Kio Avenue 5 inside Seletar Hills, a low-rise landed enclave with almost no through traffic. That is the appeal, and it comes with an honest cost: Ang Mo Kio MRT (NS16) is about 2.16 km away in a straight line and Yio Chu Kang (NS15) about 2.29 km. Neither is a walk. Households here run on cars, and the buyer profile reflects it — 85.2% of purchasers came from a private address.
Rail is coming closer, slowly. Two Cross Island Line stations, Serangoon North (CR9) and Tavistock (CR10), are under construction on the Ang Mo Kio Avenue 3 corridor south of the estate, with passenger service on CRL Phase 1 slated for 2030. EdgeProp already lists both as the project's nearest stations. LTA has not published entrance locations precise enough to quote a distance from Belgravia Drive, so we won't — and either way it is a 2030 improvement, not a 2026 one.
Day to day, Greenwich V on Seletar Road is the closest retail at about 818 m, with two Sheng Siong supermarkets nearby. The Seletar Mall is about 1.66 km and AMK Hub about 2.29 km. Jalan Kayu's food strip is roughly 2 km east. Every distance on this page was measured on OneMap from the estate's own address records rather than taken from marketing copy.
What's actually within reach.
Distances below are straight-line measurements taken on OneMap in August 2026 — the same basis MOE uses for its Primary 1 priority tiers. Read the school section carefully: no primary school falls inside the 1 km radius, which several listings for this project get wrong.
- Rosyth School~1.39 km · 1–2 km tier
- Serangoon Garden Secondary~1.36 km
- Sengkang Green Primary~1.70 km · 1–2 km tier
- Hougang Primary~1.75 km · 1–2 km tier
- Ang Mo Kio MRT (NS16)~2.16 km · drive
- Yio Chu Kang MRT (NS15)~2.29 km · drive
- Serangoon North (CR9), Tavistock (CR10)CRL Phase 1, 2030
- Seletar Expressway (SLE)north of the estate
- Greenwich V, Seletar Road~818 m
- The Seletar Mall~1.66 km
- AMK Hub (pictured)~2.29 km
- Jalan Kayu food strip~2 km
- 50 m lap pool, clubhouse & gymon site
- Yio Chu Kang Sports Centre~2.20 km
- Bishan-Ang Mo Kio Park (pictured)~2.97 km
- The Oval, Seletar Aerospace Park~3.05 km
A rare product at a price that already reflects it.
Freehold strata landed at this size is genuinely scarce, and the ability to inspect a finished house removes most of the risk that makes off-plan buying uncomfortable. What it does not remove is the price: the asks on the final tranche sit above anything URA has recorded here, and the location asks you to drive.
- Freehold tenure on a landed home — no lease decay, and almost no new supply of it
- You inspect the actual house, in a finished and landscaped estate, before committing
- Nearly 4,000 sqft and five bedrooms with a private lift, at strata landed pricing
- The 2014 strata guidelines cut density from about 170 houses to 107 — the format is structurally supply-constrained
- Prices are up roughly 13–21% on the launch band, and each Belgravia phase has traded above the last
- Condo-grade facilities — 50 m pool, clubhouse, gym — without giving up a landed title
- Asking prices up to ~S$1,400 psf sit about 11% above the highest figure URA has recorded here
- No MRT within 2 km; the CRL stations that fix it open in 2030
- No primary school inside the 1 km Primary 1 radius — Rosyth is ~1.39 km
- Thin transaction volume, so independent valuation rests on a handful of caveats
- Strata landed carries a monthly maintenance charge a conventional landed home does not
- No URA rental record yet; the sibling project next door implies a 2.6% yield
If you need to be within walking distance of an MRT, this is the wrong address and no amount of CRL optimism changes that before 2030. If a Primary 1 place at Rosyth is the reason you are looking, check the measurement first — the estate is in the 1–2 km tier, not the 1 km one. And if you are buying for yield, four thousand square feet of freehold house is the least efficient way to earn rent in Singapore. This suits a multi-generational owner-occupier who wants space, a freehold title and a finished house they can move into, and who is willing to pay a completed- product premium for not having to imagine it.
Walk the house before you buy it.
23 homes remainas of August 2026, all semi-detached, 3,929 to 4,370 sqft. Preview runs from 5 September 2026 and booking day is 17 September. Leave your contact and we'll send the release details and price list as the developer issues them, and arrange a walkthrough of the actual units.
What buyers keep asking.
- Is Belgravia Ace a new launch? +
- No. Belgravia Ace is a completed development — URA records its completion year as 2025, and the estate is built, landscaped and occupied. What is being released in September 2026 is the final tranche of homes the developer deliberately held back at the 2022 launch, so it is a developer sale of finished stock rather than a new launch off a floor plan.
- When is the September 2026 Belgravia Ace preview and booking day? +
- Belgravia Ace previews from 5 September 2026, with booking day on 17 September 2026. Those dates are developer-advised as of August 2026; Stacked Homes' 15 August 2026 site visit put the release at likely around September or October 2026. Because the estate has already obtained TOP, the preview walks buyers through actual completed houses rather than a showflat mock-up.
- How many units at Belgravia Ace are still available? +
- 23 of the 107 homes remained available from the developer as of August 2026, meaning 84 have sold — about 79% of the project. All 23 are semi-detached houses, between 3,929 and 4,370 sqft; the three terraced houses sold out at the 2022 launch. The figure comes from a live availability check on 21 August 2026 and matches the roughly 23 units Stacked Homes reported after its August site visit.
- When was Belgravia Ace completed, and what about the 2028 TOP date? +
- Belgravia Ace was completed in 2025 according to URA's completion record via EdgeProp, and PropertyGuru lists the same year. A 2028 date still circulates on several listing sites — that was the original pre-construction estimate given when the project launched in January 2022, not the actual outcome. As of August 2026 the estate has TOP and residents have moved in.
- How much does a house at Belgravia Ace cost? +
- Caveats lodged in the 12 months to August 2026 range from S$1,192 to S$1,257 psf, averaging S$1,221 psf — roughly S$4.7M to S$5.1M for a 3,929 to 4,058 sqft home. Listings on EdgeProp and PropertyGuru in August 2026 ask between S$5.0M and S$5.5M, or about S$1,144 to S$1,400 psf. The developer had not published its official price list for the September release as at 22 August 2026.
- Is Belgravia Ace freehold? +
- Yes. Belgravia Ace is freehold, confirmed in URA records via EdgeProp and on PropertyGuru. It occupies a 290,520 sqft (26,991 sqm) freehold site on Belgravia Drive, with a master-plan gross floor area of 24,714 sqm at a plot ratio of 0.92. The land came from a 40-acre freehold parcel the joint-venture partners bought in the early 1970s.
- How big are the houses at Belgravia Ace and how many bedrooms? +
- Every house at Belgravia Ace has five bedrooms across three storeys plus an attic, with most also having a basement car porch. The 104 semi-detached houses span 3,929 to 4,370 sqft in three layout configurations; the three terraced houses were 3,649 to 4,026 sqft. Each has a 6 m frontage, a 4.9 m first-floor ceiling, a mezzanine study loft and a private lift serving every level.
- Which primary schools are near Belgravia Ace? +
- No primary school falls within Belgravia Ace's 1 km Primary 1 priority radius. Rosyth School, the closest, is about 1,389 m away in a straight line, which places it in MOE's 1–2 km tier along with Sengkang Green Primary at roughly 1,704 m and Hougang Primary at roughly 1,748 m. Marketing copy that puts Rosyth inside 1 km does not survive a OneMap measurement.
- How far is Belgravia Ace from an MRT station? +
- Belgravia Ace is about 2.16 km from Ang Mo Kio MRT (NS16) and 2.29 km from Yio Chu Kang MRT (NS15), both straight-line measurements on OneMap. This is a car-first address, and buyers should treat it as one. Two Cross Island Line stations — Serangoon North (CR9) and Tavistock (CR10) — are being built on the Ang Mo Kio Avenue 3 corridor to the south, with passenger service on CRL Phase 1 slated for 2030.
- How does Belgravia Ace compare with Belgravia Villas and Belgravia Green? +
- All three are freehold strata landed projects by the same developer on the same street, and they price in a clean ladder. Over the 12 months to August 2026, URA caveats average S$1,107 psf at Belgravia Villas (completed 2018), S$1,178 psf at Belgravia Green (completed 2022) and S$1,221 psf at Belgravia Ace (completed 2025) — Ace commands about 3.7% over Green and 10.3% over Villas, reflecting its later completion and larger, predominantly semi-detached format.
- Why did the developer hold back units at Belgravia Ace? +
- Fairview Developments released only 85 of the 107 homes at the January 2022 launch and withheld 22, as EdgeProp reported on launch day. Those held-back homes were kept off the market until the project was finished, which is why they are being sold now as completed houses. It is a pricing and timing decision by the developer, not a sign of weak demand — launch-day take-up on the released homes was 90.6%.
- What facilities does Belgravia Ace have? +
- Belgravia Ace has a 50 m lap pool, a two-storey clubhouse with a residents' lounge, a private dining room with kitchen facilities, a games room and a gym, plus a children's play area and barbecue pavilions, reached through an air-conditioned lobby at the main entrance. Stacked Homes' August 2026 visit also recorded hydrotherapy jets, a jacuzzi, a party lawn and a putting green across eight garden-themed zones.
- What is the rental yield at Belgravia Ace? +
- URA has no rental record for Belgravia Ace yet, which is normal for an estate completed in 2025. The nearest guide is Belgravia Villas next door, where URA rents of S$2.20 to S$2.50 psf per month imply a 2.6% yield. Asking rents for Belgravia Ace houses on PropertyGuru in August 2026 sit between S$12,000 and S$13,800 a month. Strata landed at this size is an owner-occupier product; the income case is thin.
Belgravia Ace is a completed development, not a new launch, and this page covers the final tranche of homes the developer held back at the January 2022 launch. Transaction, buyer-profile and project figures come from URA records via EdgeProp, with launch detail from EdgeProp's December 2021, January 2022 and October 2022 reporting and current condition from Stacked Homes' August 2026 site visit. Distances are straight-line measurements taken on OneMap rather than quoted from marketing material. The 5 and 17 September 2026 dates are developer-advised and can move; availability and pricing change without notice, and we confirm both at the time you enquire. If there's a question we haven't covered, email hello@whichcondo.sg.