At a glance: Belgravia Ace sits on a quiet landed home enclave. As a strata landed property type, it straddles the best of both worlds with condo-like facilities and security, minus the cost of upkeep and the heftier price tags associated with full landed homes.
|Property Name||Belgravia Ace|
|Property Type||Strata landed (Cluster House)|
|Developer||Tong Eng Group|
|Number of Floors||3 storeys + basement + attic|
|Total Units||107 (104 semi-detached + 3 terraces)|
|TOP Date (Expected)||End June 2025|
|Schools Within 2-km (approx.)||• Fernvale Primary School|
• Hougang Primary School
• Jing Shan Primary School
• Rosyth School
• Sengkang Green Primary School
|Nearby International Schools||• Lodestar Montessori School (~15-min walk)|
• Lycée Francais De Singapour (~8-min drive)
• The Grange Institution and International Preschool (~8-min drive)
|Nearest Amenities||• Greenwich V shopping centre with a Cold Storage supermarket (~12-min walk)|
• Sheng Siong supermarket at ITE College Central (~5-min drive)
• Hougang 1 mall with a Fairprice Xtra supermarket (~5-min drive)
• Cheng San Market & Food Centre (~7-min drive)
• The Seletar Mall with a Fairprice Finest supermarket (~8-min drive)
• Eateries along Jalan Kayu (~9-min drive)
• Seletar Aerospace Park (~11-min drive)
• Serangoon Gardens Country Club (~9-min drive)
• Seletar Country Club (~14-min drive)
• Marina Country Club (~14-min drive)
Belgravia Collection and Tong Eng Group
Upcoming Belgravia Ace is the third and final phase of the Belgravia Collection, a series of strata housing projects along Belgravia Drive developed by Tong Eng Group. Belgravia Villas (TOP: 2018) and Belgravia Green (TOP: 2023) were the first two phases in the collection.
If you look at these two projects, you can expect Belgravia Ace to be in a similar vein: modern and sleek facades coupled with lush landscapes and boosted by plush and opulent interiors.
Tong Eng Group has a pretty good track record as a developer. They first dipped their toes in the property development business back in the 1950s with an industrial estate. Since then, they have amassed a ton of experience developing real estate across a wide variety of sectors from condominiums to offices and landed homes.
Why strata landed: the best of both worlds?
Belgravia Ace is a strata landed property, otherwise also known as a cluster house. If you are new to strata landed homes in Singapore, they are essentially housing units set within a common development site with shared facilities and a single vehicular access point.
Living in a strata landed house means you don’t own the land your house sits on, but you get to enjoy the security and an array of facilities similar to living in a condominium with the additional benefits of more space, privacy and a feeling of exclusivity.
Unlike for fully landed homes, there isn’t a need to maintain the area or the facilities yourself (the MCST handles them for you because you pay a maintenance fee). The other upside is that a strata landed home is likely to be in moved-in condition with the interior spaces decked out in the necessary appliances and fittings, so you may be able to save on some renovation costs.
Here’s a look at the similarities and differences between strata homes vis-à-vis condominiums and full landed homes:
|Strata Landed Homes||Condominium||Landed Homes|
|Facilities||Shared, but with fewer households||Shared||None, unless DIY|
|Space and Privacy||Lots of space and|
privacy similar to landed homes
|Apartment sizes||Lots of space|
|Privacy||High degree of privacy||Apartments tend to be closer together||High degree of privacy|
|Maintenance||Managed by MCST, but fewer units so higher maintenance fees||Managed by MCST, cost shared by the total number of units in the development||DIY|
|Eligibility to Buy||Foreigners and PRs will need to ask for approval||Open to all||Foreigners and PRs will need to ask for approval|
Details of what Belgravia Ace is going to offer in terms of facilities haven’t been released. But you can expect much of its 26,000 sqm land to be dedicated to them, thanks in part to URA guidelines.
According to URA, a minimum 45 per cent of the site area of a strata land development needs to be set aside for Communal Open Space (COS). This can include recreational areas like swimming pools and fitness corners as well as landscaping features like fountains. Of this 45 per cent, 25 per cent needs to be for on-ground greenery.
Surrounding Belgravia Ace
Located in Seletar Hills Estate, Belgravia Ace is accessible through Belgravia Drive—an exclusive road for the three developments in the Belgravia Collection—from the main road Ang Mo Kio Ave 5. This development is nestled within a low-density, private housing cluster, and is some way off the main road so you do get quite a lot of quiet and privacy.
This quiet ‘hood unfortunately also means things aren’t going to be so convenient amenities wise. As expected, most are only accessible by driving. The exception is Greenwich V, a small shopping centre located along Yio Chu Kang Road, which is within a 12-min walking distance. The mall isn’t overly big but it packs the essentials: there’s a pharmacy, a Cold Storage supermarket, some eateries, a few bakeries and a dentist and a clinic.
For larger malls with more services and F&B options, you can always drive out to Hougang 1 or The Seletar Mall. The Jalan Kayu stretch is known for a few food gems and is a popular supper spot, whereas Seletar Aerospace Space Park, a business park centred on the aerospace industry, comprises a few restaurants and cafes and is a lovely family-friendly spot to hang out during the weekends. Both areas are within a short driving distance.
If you like golfing or hanging out at country clubs, Belgravia Ace is pretty much surrounded by them. There’s Serangoon Gardens Country Club to the south, and Seletar Country Club and Marina Country Club to the north. All three are within a 15-min driving distance.
Families with young children will take to Belgravia Ace’s proximity to several primary schools, the most popular being Rosyth School, which is a 7-min drive away. There are a few international schools within short driving distance as well, so that’s something to take note of if you are planning to rent the space out to expats.
Connectivity: Not the most ideal, but…
It’s not stellar, in terms of public transportation. It’s much too far to walk to the nearest existing MRT stations, which are Buangkok on the North-East line and Yio Chu Kang on the North-South line. Tavistock MRT station on the upcoming Cross-Island Line is expected to be up only in 2030 and is situated where the Ang Mo Kio industrial Park is, but it will still be at least a 20-25-min walking distance from Belgravia Ace.
The buses are a short walk down to the main road, Ang Mo Kio Ave 5. But they are somewhat limited in their reach. Buses there take you to neighbourhoods like Bishan, Toa Payoh, Hougang, Sengkang, Punggol and Tampines.
But it’s another story completely if you drive. Belgravia Ace is located less than a 5-min drive to the entrance of major expressway, CTE, so Orchard Road, and the start of the shopping belt, is approximately a 15-min drive away. An additional 4 mins or so will take you to the Downtown Core.
There will be further improvements to the connectivity in the Belgravia Ace area, thanks to the upcoming new expressway called the North-South Corridor (NSC). Located adjacent to the CTE, the 21.5-km road stretches from Woodlands, bypassing neighbourhoods like Ang Mo Kio and Toa Payoh to the Central Business District.
Image courtesy of The Straits Times
The NSC will intersect with other major expressways like SLE, PIE and ECP and will comprise bus routes and cycling lanes—definitely a bonus for those who don’t drive. Work for this new expressway has started in 2020 and is expected to be completed by 2026.
Investment potential of Belgravia Ace
If you are looking at it from a buying to stay, homeowner point of view, Belgravia Ace is well, ace. Because of its strata landed status, you get to have the spatial and privacy benefits associated with a landed home, minus the inconvenience and hefty costs of having to manage your own property. Plus, it’s cheaper. In other words, strata landed homes are an affordable means to owning a landed home.
It’s an obvious choice for inter-generational families. Even if that isn’t the case for you, with work from home becoming the norm these days, the extra square footage is definitely welcome.
What is the potential for price appreciation though? Strata landed homes aren’t the most common type of property in Singapore and that rarity and limited supply (thanks in part to URA’s revised development guidelines of setting aside 45 per cent of the land for communal open space, up from 30 per cent previously) looks set to preserve the value of cluster homes.
According to a 2018 analysis reported in The Business Times, it was found that sales of strata landed homes rose 168 per cent from 2014 to 2017. To be fair, it had reached a low in 2014, in line with the weakened property market sentiment in Singapore.
Strata landed homes do have a downside if you are looking to buy and sell. The pool of buyers is smaller since foreigners and Singapore PRs are not able to buy them without first getting approval. The extra paperwork and the uncertainty of getting that approval will mean fewer interested buyers.
The prices of Belgravia Ace haven’t been released. But you can expect them to be similar to Belgravia Green, which was launched in 2018 with a price range from $865 to $1,020 per square foot. In November 2020, a 5-bedroom home (~3,121 – 4,004 sqft) in Belgravia Green went for $3.17m.
Here’s a look at the average transacted prices of freehold properties in the area (based on transactions for the past 6 months):
|Property Type||TOP||Average Transacted Price PSF||Rental Yield|
|Belgravia Villas||Strata landed||2017||$890||3.0|
|Este Villa||Strata landed||2013||$762||2.8|
|Stratton Green||Terraced house|
|Stratton Park||Terraced house||1992||$1,064||2.1|
|Belgravia Park||Terraced house||1995||$1,254||1.3|
As expected, fully landed homes are more expensive than strata landed homes in the same area since you do get ownership of the land after all.
Mimosa Park, the only condominium listed on this data table, is similarly priced on a high side psf despite its age. If you think in quantum value, a condo unit at Mimosa Park is going to be cheaper than a house at Belgravia Ace. But if you look at price psf, it would make sense to go for a bigger home where you can also enjoy similar condo-like facilities and security.
You will also want to take note of the higher maintenance fees with strata landed homes because there are fewer units to split the cost, so to speak.
For landlords, you will likely be able to realise a better rental yield compared to full landed homes since strata landed homes are cheaper yet they are able to fetch a similar rent to landed homes because of all that space plus extra facilities.
Here’s a look at how much rental you can expect to get, based on the rental income of surrounding strata and non-strata landed homes from Jan to Aug 2021:
As you can see, strata landed cluster homes like Belgravia Villas and Este Villa are able to fetch a higher rental income on average.
In terms of rental potential, a house at Belgravia Ace will appeal to large families, particularly those with school-going children thanks to the area’s proximity to primary schools. As mentioned in the earlier part of the article, the nearby international schools will also attract some expat renters. Take note however that this area isn’t a typical expat neighbourhood.
The surrounding area comprises mainly full landed homes rather than strata landed homes, which will mean the facilities available at Belgravia Ace will be that much more attractive for those looking to rent a bigger home.
Belgravia Ace’s proximity to nearby business parks, such as the ones in Seletar Aerospace Park and the upcoming Punggol Digital District, may also see interest from those working in those areas.
Belgravia Ace is set to launch in mid-Dec 2021. Reach out to us for more information on this development.