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Independent Singapore Property Research
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Belgravia Ace

Belgravia Ace is an upcoming launch in D28 (OCR, North-East region). Everything below is compiled from matched transactions, URA tender data and public sources.

Developer Tong Eng GroupTenure FreeholdEst. completion 2031Nearest MRT Fernvale · 1.72km
StatusUpcoming
DistrictD28 · OCR
Total units104
Plot ratio1.4
PricePricing TBC
Data updated20 Oct 2026
Belgravia Ace in D28
Belgravia Ace — artist impression or site photograph, for illustration only.

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.

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 20 Oct 2026. Anything marked (est.) is our estimate and is explained where it appears.

Details

The full tracked record for Belgravia Ace, grouped by what it tells you. Every figure here is repeated in context further down the page, with its source and its caveats.

The project

Property type
Condo
Status
Upcoming
Developer
Tong Eng Group
Tenure
Freehold
Total units
104
Estimated completion
2031
Preview
Sep/Oct 2026

Land and cost

Plot ratio
1.4

Location

District
D28, OCR, North-East
Nearest LRT
Fernvale SW51.72 km in a straight line, ~26 min walk
Coordinates
1.38129, 103.86522

Compiled by PropertyInsider.sg from URA tender records, matched caveat transactions and public filings; last refreshed 20 Oct 2026. Values marked (est.) are our estimates — the launch-price method is set out in our pricing methodology.

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.

District
D28 · North-East · OCR
Nearest LRT
Fernvale SW51.72 km in a straight line, ~26 min walk
Coordinates
1.38129, 103.86522
Tenure
Freehold
Site status
Upcoming

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

Stations, schools, shops, food, green space, healthcare and the main employment areas around this address, grouped by type. Each place shows an estimated road distance, an off-peak drive time and, within 2 km, a walk.

MRT & LRT stationsMRT and LRT stations1 place

PlaceBy roadDriveWalk
Fernvale LRTSW5 · Sengkang LRT nearest, beyond 1.5 km2.3 km5 min26 min

Primary schoolsSchools10 places

PlaceBy roadDriveWalk
Fernvale Primary SchoolPrimary school, p1 vacancies available1.9 km4 min21 min
Rosyth SchoolPrimary school, very high P1 demand1.9 km4 min21 min
Sengkang Green Primary SchoolPrimary school, high P1 demand2.3 km5 min25 min
Hougang Primary SchoolPrimary school, moderate P1 demand2.4 km5 min27 min
Jing Shan Primary SchoolPrimary school, moderate P1 demand2.5 km5 min27 min
Serangoon Garden Secondary SchoolSecondary1.9 km4 min21 min
Anderson Secondary SchoolSecondary2.3 km5 min26 min
Pei Hwa Secondary SchoolSecondary2.4 km5 min27 min
International French School (Singapore)International school1.7 km4 min19 min
The Culinary Institute of America SingaporeOverseas university partner nearest, beyond 3 km8.5 km18 min—

Shopping mallsShopping malls4 places

PlaceBy roadDriveWalk
Greenwich VShopping mall1.1 km2 min12 min
The Seletar MallShopping mall2.2 km5 min25 min
Hougang 1Shopping mall2.3 km5 min26 min
myVillageShopping mall2.4 km5 min27 min

Hawker centresHawker centres3 places

PlaceBy roadDriveWalk
Cheng San Market and Cooked Food CentreHawker centre · 50 cooked-food stalls2.1 km4 min23 min
Chong Boon Market and Food CentreHawker centre · 39 cooked-food stalls2.4 km5 min26 min
Fernvale Hawker Centre & MarketHawker centre · 28 cooked-food stalls2.4 km5 min26 min

Parks & reservoirsParks and nature1 place

PlaceBy roadDriveWalk
Ang Mo Kio Town Garden WestPark · 21 ha nearest, beyond 2 km3.5 km8 min—

Sports & community clubsSports and community clubs3 places

PlaceBy roadDriveWalk
Hwi Yoh CCCommunity club1.7 km4 min19 min
ActiveSG Gym@Fernvale SquareActiveSG sport centre1.9 km4 min21 min
The Serangoon CCCommunity club2.1 km5 min24 min

Polyclinics & hospitalsHealthcare2 places

PlaceBy roadDriveWalk
Institute of Mental HealthPublic psychiatric hospital2.8 km6 min—
Ang Mo Kio PolyclinicPublic polyclinic · NHG Health3.1 km7 min—

Business & employment nodesWorkplaces3 places

PlaceBy roadDriveWalk
Seletar Aerospace ParkBusiness and innovation park2–5 km5–10 min—
Paya Lebar iParkBusiness and innovation park5–10 km10–20 min—
Downtown (CBD and Marina Bay)Central business district10–15 km20–30 min—

Road distances and drive times are estimates: the straight line from the site centroid to each place, with a 1.35× allowance for the road network, driven at an average 28 km/h. That is off-peak driving, not a routed journey, with no allowance for traffic, one-way roads or parking; drive times under 800 m are left out. Walks assume 80 m/min with a 1.2× routing allowance and are left out past 2 km. Each place is one representative point, so a park or a business district is not measured to its nearest entrance, and workplaces are shown as a band. Sources: NEA, NParks, SportSG, People’s Association, MOE, MOH and URA/JTC, compiled by PropertyInsider.sg; primary schools from our schools dataset and rail from the LTA exits dataset. Check journeys you rely on with OneMap. Primary-school admission uses the straight-line home-school distance, shown in the schools section below.

How D28 resales have performed

Capital appreciation context for Belgravia Ace: what sellers of completed condos in the same district actually realised on 1,949 matched buy-and-sell pairs (March 1995 to October 2026), including the 6.1% that sold at a loss.

Read this first: these are completed matched exits, profitable and unprofitable, over March 1995 to October 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 6.1% recorded on completed sales here.
Median annualised return
4.1% p.a.
all 1,949 exits in district D28, winners and losers; 93.9% made money
OCR segment median
3.2% p.a.
87,845 exits island-wide, 87.8% profitable
D28 resalesOCR resales, all districts

Resale lines: median exit psf of all matched resales, profitable and not, from 2010, smoothed as a 4-quarter moving average. Quarters with fewer than 5 exits carry no point. A new launch is priced against resale stock that is older and on a shorter remaining lease, so compare direction and the size of the gap, not the levels alone. 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.

3.6% p.a.middle of the 7 mapped, all exits0.4–5.6%slowest to fastest of the 7$183kmiddle project’s median gain, gross$1,172 psftheir middle average resale psf
Pin colour:3.2–6% (at or above the island median)Below the 3.2% island medianThis launch
ProjectTOPExitsProfitable Median ann. returnMedian holdMedian gainAvg psf
The Topiary2016270100.0%5.6% p.a.10.8y$641k$1,461
Lush Acres2016122100.0%5.0% p.a.10.4y$583k$1,379
High Park Residences2019660100.0%4.9% p.a.6.6y$271k$1,121
Parc Botannia2022232100.0%3.6% p.a.5.3y$183k$1,311
H2o Residences201529599.0%2.1% p.a.8.7y$155k$1,030
Seletar Park Residence201517175.4%0.6% p.a.9.5y$68k$1,158
The Greenwich201419161.8%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.

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
Primary schoolsFernvale Primary School1–2km1.38 km (est.)≈ 21 min walkVacancies available · 2026 P1
2A 0.32×2B 0.00×2C 0.67×2C(S) 0.40×
Primary schoolsRosyth School1–2km1.41 km (est.)≈ 21 min walkVery high demand · 2026 P1GEP
2A 1.15× • ballot SC >2km2B 0.86×2C 2.61× • ballot SC <1km2C(S) —
Primary schoolsSengkang Green Primary School1–2km1.69 km (est.)≈ 25 min walkHigh demand · 2026 P1
2A 1.09× • ballot SC 1–2km2B 0.50×2C 1.34× • ballot SC <1km2C(S) —
Primary schoolsHougang Primary School1–2km1.81 km (est.)≈ 27 min walkModerate demand · 2026 P1
2A 0.77×2B 0.08×2C 0.88×2C(S) 2.44× • ballot SC <1km
Primary schoolsJing Shan Primary School1–2km1.82 km (est.)≈ 27 min walkModerate demand · 2026 P1
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: primary schools near new launches.

Compare with nearby launches

Other tracked launches and GLS sites in D28 or the same segment and region.

Chuan Park

10 units available
D19OCR916 units
$2,555–$2,617 psf
99% sold

One Chuan Grove

Upcoming
D19OCR1,056 units
Est. launch price$2,820–$3,190 psf
0% sold

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.

S$
%
% p.a.
years
Total loan amount—
Estimated instalment
—
per month
  • Principal, first month—
  • Interest, first month—
  • Interest over the full term—

The split shown is the first month’s instalment, not an average: early payments are mostly interest and late ones mostly principal, while the monthly figure itself stays level. This is the loan only — it excludes stamp duty, legal fees, maintenance and property tax, and a home bought under construction draws the loan down in stages rather than all at once. What a bank will actually lend you depends on the LTV limit, TDSR and, for HDB flats and developer-sold ECs, MSR. Work those out on the affordability calculator, stamp duty calculator and progressive payment calculator. Estimates only, not financial advice.

Talk this project through with an advisor

The analysis on this page tells you what the data says. If you want to work through what it means for your own situation — budget, ABSD position, timing an HDB sale, or how this project compares with alternatives — you can request a one-to-one consultation.

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  • Affordability and stamp duty worked out on your actual numbers.
  • Launch and tender alerts for the projects you shortlist.

Disclosure: advisory consultations are provided by Jamus Lee (CEA Reg. No. R065771E, ERA Realty Network Pte Ltd, Licence No. L3002382K), the publisher of PropertyInsider.sg, via JamusProperty.com. This is a separate service from our editorial research and has no influence over what we publish. See our editorial policy. Submitting this form shares your details with the advisory practice; see our privacy policy.

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