Chuan Grove GLS
Upcoming
Est. launch price$2,820–$3,190 psf
0% sold
Gallery
Artist impressions and marketing images are supplied by the developer and compiled by PropertyInsider.sg. They are indicative only, may show upgraded finishes or landscaping that is not part of the standard specification, and are not a representation of the completed development. Verify the specification against the developer’s sales documents.
Overview
Belgravia Ace is an upcoming 104-unit freehold condominium in D28 (OCR, North-East region), developed by Tong Eng Group, with completion expected in 2031.
The site sits about 1.72 km in a straight line from Fernvale (SW5), roughly 26 minutes on foot. It has not launched, and no pricing has been published.
Preview pending
Tender not yet awarded — no land cost on record · ~104 units planned
This overview is generated from PropertyInsider.sg’s tracked record for this project — URA tender data, matched caveat transactions and public filings — not from developer marketing material. Figures as at 15 Aug 2026. Anything marked (est.) is our estimate and is explained where it appears.
Details
The full tracked record for Belgravia Ace, field by field. Every figure here is repeated in context further down the page, with its source and its caveats.
- Property type
- Condo
- Project status
- Upcoming
- Developer
- Tong Eng Group
- District
- D28 · OCR · North-East
- Tenure
- Freehold
- Total units
- 104
- Plot ratio
- 1.4
- Units sold
- 0%0 of 104 · 104 available
- Estimated completion
- 2031
- Preview
- Sep/Oct 2026
- Nearest LRT
- Fernvale SW5 · 1.72 km · ~26 min walk
- Coordinates
- 1.38129, 103.86522
Compiled by PropertyInsider.sg from URA tender records, matched caveat transactions and public filings; last refreshed 15 Aug 2026. Values marked (est.) are our estimates — the launch-price method is set out in our pricing methodology.
Estimated launch pricing
Land attributes
Estimated breakeven
Estimates are anchored on the site's estimated breakeven rate and a measured developer margin band; developers make final pricing decisions. Indicative quantums apply the estimated psf range to typical unit sizes — not a price list.
Location and connectivity
Where Belgravia Ace sits on the map, with its district, market segment and nearest station on the rail network. The nearest LRT station is Fernvale (SW5), about 1.72 km away in a straight line, roughly 26 minutes on foot. The dashed rings on the map mark straight-line 1 km and 2 km radii from the site.
Belgravia Ace is located at 1.38129, 103.86522 in D28, Singapore. The interactive map loads when this section comes into view.
- District
- D28 · North-East · OCR
- Nearest LRT
- Fernvale SW5 · 1.72 km · ~26 min walk
- Coordinates
- 1.38129, 103.86522
- Tenure
- Freehold
- Site status
- Upcoming
Open this location in Google Maps·Every tracked launch on one map·Primary schools map
The marker is an approximate site centroid compiled by PropertyInsider.sg, not a surveyed boundary. Station distances are straight-line, measured from the site centroid to the midpoint of a station’s published exits (LTA MRT/LRT exits dataset) — not the distance to the nearest exit, and not a walking route. Walking times are an estimate only and are omitted beyond 2 km. Base map tiles are © OneMap / Singapore Land Authority. Verify exact addresses, boundaries and journey times with the developer or on OneMap.
What is nearby
The places that actually shape how this address lives day to day — stations, schools, food, shops, green space, healthcare and the nearest employment nodes — with a straight-line distance and an estimated walk and drive for each. Use the buttons below to hide a category on the map above and in this table at the same time.
| Place | Straight line | On foot | By car |
|---|---|---|---|
| Greenwich VShopping mall | 0.83 km | 12 min | 2 min |
| International French School (Singapore)International school | 1.28 km | 19 min | 4 min |
| Hwi Yoh CCCommunity club | 1.29 km | 19 min | 4 min |
| Fernvale Primary SchoolP1 vacancies available | 1.38 km | 21 min | 4 min |
| Serangoon Garden Secondary SchoolSecondary | 1.40 km | 21 min | 4 min |
| Rosyth SchoolVery high P1 demand | 1.41 km | 21 min | 4 min |
| ActiveSG Gym@Fernvale SquareActiveSG sport centre | 1.43 km | 21 min | 4 min |
| Cheng San Market and Cooked Food CentreHawker centre · 50 cooked-food stalls | 1.53 km | 23 min | 4 min |
| The Serangoon CCCommunity club | 1.58 km | 24 min | 5 min |
| The Seletar MallShopping mall | 1.66 km | 25 min | 5 min |
| Sengkang Green Primary SchoolHigh P1 demand | 1.69 km | 25 min | 5 min |
| Anderson Secondary SchoolSecondary | 1.70 km | 26 min | 5 min |
| Hougang 1Shopping mall | 1.71 km | 26 min | 5 min |
| Fernvale LRTSW5 · Sengkang LRT nearest — beyond 1.5 km | 1.72 km | 26 min | 5 min |
| Chong Boon Market and Food CentreHawker centre · 39 cooked-food stalls | 1.75 km | 26 min | 5 min |
| Fernvale Hawker Centre & MarketHawker centre · 28 cooked-food stalls | 1.75 km | 26 min | 5 min |
| Pei Hwa Secondary SchoolSecondary | 1.79 km | 27 min | 5 min |
| myVillageShopping mall | 1.79 km | 27 min | 5 min |
| Hougang Primary SchoolModerate P1 demand | 1.81 km | 27 min | 5 min |
| Jing Shan Primary SchoolModerate P1 demand | 1.82 km | 27 min | 5 min |
| Institute of Mental HealthPublic psychiatric hospital | 2.04 km | — | 6 min |
| Ang Mo Kio PolyclinicPublic polyclinic · NHG Health | 2.31 km | — | 7 min |
| Ang Mo Kio Town Garden WestPark · 21 ha nearest — beyond 2 km | 2.61 km | — | 8 min |
| Seletar Aerospace ParkBusiness and innovation park | 2–5 km | — | 10–20 min |
| Paya Lebar iParkBusiness and innovation park | 5–10 km | — | 20–30 min |
| The Culinary Institute of America SingaporeOverseas university partner nearest — beyond 3 km | 6.27 km | — | 18 min |
| Downtown (CBD and Marina Bay)Central business district | 10–15 km | — | 30–45 min |
No categories selected. Pick one above, or .
27 places shown Every distance here is a straight line between two points, not a walking or driving route, and each place is a single representative coordinate — a park or a business district is one point, not its nearest entrance. Treat them as a ranking of what is close, not as journey times. Verify anything you are relying on with OneMap. Primary-school bands carry their own MOE caveat in the schools section below.
Distances are straight lines from an approximate site centroid compiled by PropertyInsider.sg, not walking or driving routes, and each place is a single representative coordinate. Walking times are an estimate only, at an 80 m/min pace with a 1.2× allowance for street routing, and are omitted beyond 2 km. Verify anything you are relying on with OneMap.
Bedroom types and unit prices
Matched developer-sale transactions by bedroom type: average price, average psf, transacted price range, size range and units sold. Entry prices usually reflect lower floors or less ideal facings.
| Type | Avg price | Avg psf | Transacted range | Size range | Units sold | Available |
|---|
Site map
Site plans are developer marketing material compiled by PropertyInsider.sg. Block positions, unit counts, facing and facility placement are indicative and can change between the marketing plan and the approved building plan. Confirm against the developer’s sales documents and the approved plans before relying on a stack, facing or distance.
Tower view — what is still available
Latest transactions
| Date | Unit | Type | Size | Price | Price psf |
|---|
How D28 resales have performed
Capital appreciation context for Belgravia Ace: what sellers of completed condos in the same district actually realised on 1,532 matched buy-and-sell pairs (March 1995 to August 2026), including the 7.7% that sold at a loss.
Read this first: these are completed matched exits, profitable and unprofitable, over March 1995 to August 2026. A median describes what the middle seller realised — never the probability that any particular purchase will do the same. Note also that an owner sitting on a paper loss can decline to sell, so the true loss rate across all purchases is higher than the 7.7% recorded on completed sales here.
Median annualised return
3.5% p.a.
all exits in district D28, winners and losers
Share that made money
92.3%
1,414 of 1,532 matched exits
Median gain when it worked
$195k
gross, before transaction costs
Median loss when it did not
-$57k
118 exits sold at or below cost
Median holding period
7.4y
purchase to sale
OCR segment median
2.8% p.a.
78,217 exits island-wide, 86.3% profitable
Quarterly median exit psf of all matched resales, profitable and not, March 1995 to August 2026. Quarters with fewer than 5 exits carry no point; lines bridge to the next qualifying quarter. Source: URA caveat data, matched pairs.
What past projects here returned
Completed condos in D28 with at least 20 matched exits — the closest historical read on what this location has delivered. Ranked by median annualised return across every exit, not only the profitable ones.
2.1% p.a.middle of the 5 mapped, all exits0.4–4.9%slowest to fastest of the 5$153kmiddle project’s median gain, gross$1,158 psftheir middle average resale psf
Map of the 5 projects ranked below. Each pin is labelled with that project’s median annualised return.
Pin colour:3.2–6% (at or above the island median)Below the 3.2% island medianThis launch
| Project | TOP | Exits | Profitable | Median ann. return | Median hold | Median gain | Avg psf |
|---|---|---|---|---|---|---|---|
| High Park Residences | 2019 | 654 | 100.0% | 4.9% p.a. | 6.6y | $270k | $1,121 |
| Parc Botannia | 2022 | 218 | 100.0% | 3.6% p.a. | 5.2y | $182k | $1,311 |
| H2o Residences | 2015 | 292 | 99.0% | 2.1% p.a. | 8.7y | $153k | $1,030 |
| Seletar Park Residence | 2015 | 170 | 75.3% | 0.6% p.a. | 9.5y | $67k | $1,158 |
| The Greenwich | 2014 | 190 | 61.6% | 0.4% p.a. | 10.9y | $31k | $1,172 |
Projects in the same district with at least 20 matched exits, ranked by median annualised return across every exit — profitable and not. Median gain is gross, before stamp duties, legal and agent fees, mortgage interest and renovation. Realised outcomes of past projects are context, not a prediction for this launch. Full dataset: resale exit dashboard.
Land cost versus comparable sites
What the developer paid for this site, ranked against the sites most like it — same market segment and planning region where we have enough of them, widening only if we do not. Land is the largest single input into a launch price and it is fixed two to three years before the show flat opens. Every tracked site sits on the land cost tracker.
Primary schools within 1km and 2km
MOE primary schools within a straight-line 1km and 2km of this project, with each school's P1 demand tier and phase-by-phase oversubscription ratios from the last completed registration exercise. An address inside a school's 1km band ranks highest whenever that school ballots. Explore every school on the primary schools map.
Map of Belgravia Ace and the 5 primary school(s) inside its straight-line 1km and 2km rings. It loads when this section scrolls into view; every school is listed below with its distance.
Primary school1km ring2km ring
Rosyth School1–2km1.41 km (est.)≈ 21 min walk
2A 1.15× • ballot SC >2km2B 0.86×2C 2.61× • ballot SC <1km2C(S) —
Sengkang Green Primary School1–2km1.69 km (est.)≈ 25 min walk
2A 1.09× • ballot SC 1–2km2B 0.50×2C 1.34× • ballot SC <1km2C(S) —
Hougang Primary School1–2km1.81 km (est.)≈ 27 min walk
2A 0.77×2B 0.08×2C 0.88×2C(S) 2.44× • ballot SC <1km
Jing Shan Primary School1–2km1.82 km (est.)≈ 27 min walk
2A 1.18× • ballot SC2B 0.00×2C 0.95×2C(S) 1.33× • ballot SC 1–2km
Phase chips show applicants per place: 1.00× or under every applicant placed, 1.01–1.50× oversubscribed, above 1.50× heavily oversubscribed. Distances are straight-line estimates computed from project and school coordinates and shown to 2 decimal places — they are not the official home-school distance. Walking times use the same model as the nearby-places table above: 80 m/min with a 1.2× allowance for street routing, omitted beyond 2 km. For P1 registration, verify the exact 1km/2km status with the OneMap School Query tool, which applies MOE’s official measurement. No guarantee of accuracy; school demand tiers reflect the 2026 P1 exercise and can change year to year. The tier is read from Phase 2C alone — the round for children with no family link to the school, and the only one where home distance decides who gets in. Very high demand means the 2C ballot cut into citizens within 1km AND at least 1.5 applicants turned up per place. Full map and methodology: NaN
Compare with nearby launches
Other tracked launches and GLS sites in D28 or the same segment and region.
Chuan Park
31 units available
$2,555–$2,616 psf
97% sold
Hougang Central GLS
Upcoming
Est. launch price$2,580–$2,920 psf
0% sold
In depth
Mortgage calculator
What a loan of this size costs a month, before you talk to a bank. Change any figure — the instalment, the loan amount and the interest bill all recalculate as you type.
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