SHOWCASE - Belgravia Ace (Cluster Housing)
When it comes to landed properties, many Singaporeans prefer Freehold as opposed to Leasehold. One of the reasons is as leasehold properties get older, their values start to depreciate in the cycle of lease decay. If you are interested to learn more, I have discussed the difference between Freehold and Leasehold landed properties in detail here.
But the problem is, freehold landed properties are scarce, and they also come at a premium price and are generally more expensive than their leasehold counterparts.
If you are considering to enter the Freehold landed residential segment but the price is an obstacle for you, then perhaps you should consider Strata landed housing, or "Cluster" housing instead.
Cluster Houses are landed properties that are uniformly built in clusters. These houses are usually within a gated estate, and they often share common recreational facilities such as a swimming pool, gym etc.
The way it works is very similar to a condominium. Cluster house owners hold a strata title, and together with other residents in the cluster, they share the development and manage a MCST. Similar to condominium owners, they contribute monthly to the maintenance fees of the development and also have to abide by the by-laws of the MCST.
Key feature - Cluster houses are much more affordable than fully landed properties.
Let's put the spotlight on the latest big cluster project - Belgravia Ace.
Belgravia Ace is a FREEHOLD cluster landed housing consisting of 104 Semi-Ds and 3 terraces. It is located at D28 in the landed enclave of Yio Chu Kang, a short distance from Greenwich V Mall. It is expected to TOP in 2nd half of 2027.
When it was launched in Jan 2022, most of the Semi-Ds flew off the shelves at prices ranging from $4.3M to $4.6M. More than 90% of the units were sold for the Phase 1 sales. To date, there are still about 13 semi-Ds available for sale and about 19 units on hold by Developer. All 3 terraces were sold.
So what is the appeal of Belgravia Ace?
What makes Belgravia Ace very different from other cluster houses is the low density.
In 2014, the government revised the guidelines for strata housing development to enhance the living environment within strata landed housing developments as well as the landed housing estate as a whole.
"To safeguard more space for communal facilities and greenery within strata landed housing developments, we will raise the minimum Communal Open Space (COS) requirement from 30% to 45%. Of the 45%, at least 25% must be set aside for on-ground greenery."
This meant that instead of having the potential to build up to 179 terraces or 134 Semi-D, only 107 units of mostly Semi-Ds were built at Belgravia Ace. The rest of the space - greenery and communal open space!
So you can imagine, compared to the earlier projects by Tong Eng Group in the Belgravia Trilogy Belgravia Green and Belgravia Villa, Belgravia Ace has the lowest density with lots of breathing space among the houses.
One marked difference is the big distance between houses front door to front door at Belgravia Ace. In a regular landed housing estate, a 2-way carriageway road between a row of houses is roughly about 6-7m wide. But at Belgravia Ace, it's 18m, almost 3 times of that! Not only is there a lot of privacy, but on top of that, this 18m space is vehicles-free in a gated community where your children can play safely and happily.
I think for families with children, this is a huge plus.
Each house at Belgravia Ace has five bedrooms - Master bedroom and Junior master bedroom on the second level plus three other bedrooms (one en suite) on the third level. The Semi-Ds have a 6m wide frontage and a stunning 4.9m ceiling height on the first level. There is also a mezzanine loft with a 1.95m ceiling height between the 1st and 2nd levels which is ideal as a study or Work From Home office where you can work and still keep an eye on the children.
Special Feature - Parking and Adjoining Wall
Most strata landed houses have parkings at the basements, and that's usually where residents assess their houses, through the basement door. But At Belgravia Ace, there are 18 very special Semi-Ds which have car porches on the ground floor at the street level, similar to conventional landed living.
Type A Semi-Ds are also special because their adjoining walls to their neighbour is not on the side, like typical semi-Ds are built. Type A Semi-Ds are joined by their back walls to Type B houses. What this means it, when you look from the front, these Semi-Ds basically look like detached houses. And you get space on both sides of the yards. Definitely unique and a great design.
Very often, Strata housing come with very limited facilities. Throw in a small pool shared among 10-20 units, plus maybe a small gym, and that will be it for a typical cluster housing.
But not at Belgravia Ace. Besides a 50m lap pool, there is also a clubhouse, gym, game court, reading pods, fitness corner, jacuzzi etc. The facilities are comparable to a full-pledge condominium! This is definitely not typical of a strata landed housing. And before you conclude that the maintenance fees must be very high which is the norm for cluster housing, no, it is actually below $500/month!
Currently, a Type C Semi-Detached unit at Belgravia Ace of 4,058sqft is selling at $4,532M. That is about $1,115psf.
Compare that to a similary sized landed semi-D at Neram Road just 1km away which was sold at $5.4M ($1,289psf) in Dec 2021*. That is a difference of almost S$1M.
To put it into perspective, it is impossible to get a landed house of this size of 4,000+ sqft for $4M+. Don't forget it is also FREEHOLD, brand new, with lots of branded appliances and sanitary fittings from V-Zug, Grohe & Toto, a smart home system and Samsung fridges and Blum fittings.
One of the objections about staying in a landed property is the stairs climbing. And I'd be honest, there are a lot of stairs to climb in Belgravia Ace, being 3 storeys high with an attic and/or basement (except Type A). If there are old folks staying in a landed property, most of the time they would opt for the ground floor "granny's room" because of the staircases.
That's when you'd appreciate that all units at Belgravia Ace come with a home lift. It is small and compact and fits 5 (skinny) people. And yes, it also fits a regular wheelchair. We put it to a test to make sure because this can be an important consideration for some families.
All in all, I think Belgravia Ace is a beautiful project with many unique features that enabled it to sell so well on launch day.
Belgravia Ace may be the last major strata landed development to be launched under these guidelines. So if you have always been thinking of staying in a strata landed house, you really should take a look at Belgravia Ace! Call me for a viewing at 8268 1409!
For your reference, below is a list of some Strata Landed Housing in D19. You will notice that most of them are much smaller developments.
Expected TOP - Nov 2022
Address - Lorong 1 Realty Park
Tenure - 99years
9 min walk to Hougang MRT Station
Close to Amenities, stadium, park
TOP - 2012
Address - Lorong Ah Soo
Tenure - Freehold
Project Size - 21 units (Semi-D and Terraces)
Unit Size - 2530 - 5295 sqft
Facilities - Car park, Swimming pool, 24-hours security and Gym
0.3km Paya Lebar Methodist Girl's Primary
0.9km Bartley MRT Station
Bus Stop at doorstep
TOP - 2015
Address - 27 Richards Avenue
Tenure - Freehold
Project Size - 12 units
5-6 Bedroom 3 storey Cluster landed
Price - S$ 3,300,000 ~ S$ 3,788,008
7 min walk to Kovan MRT Station
Home Lift and Private Jacuzzi
TOP - 2014
Address - 1 Charlton Road
Tenure - Freehold
Project Size - 21 Units
Facilities - BBQ, Games Room, Gym, Jacuzzi, Lap Pool, Steam Room
Unit Types - 6 Bedrooms (5350-7342 sqft)
Price - $2,988,888 ~ $7,680,000
<1km from Paya Lebar Methodist Girl's Primary
8min walk to Kovan MRT
Jewel @ Chuan Hoe
TOP - 2011
Tenure - 999 years leasehold
Project Size - 12 Units (11 terraces (4,079 – 5,661 sqft), 1 bungalow (5,586 sqft) )
Facilities - swimming pool, covered car park, Jacuzzi, and gym
Price - $2,900,000 ~ $2,900,000
TOP - 2016
Address - 94 Paya Lebar Crescent
Tenure - Freehold
Project Size - 7 units (5 terraces, 2 semi-D)
Facilities - NA
Unit Types - 4- 5 bedrooms (5,382 - 6,071sqft)
Price - $3,680,000 ~ $3,680,000
Spa Pool in roof terraces
TOP - 2017
Address - Surin Avenue
Tenure - Freehold
Project Size - 27 Units
Facilities - 50m Swimming pool, outdoor fitness corner, playground, gym, BBQ
Unit Types -
5-bedroom Corner Terrace – 4,531 – 5,952sqft (16 units)
5-bedroom Inter Terrace – 3,982 - 5,952 sqft (11 units)
Price - $3M-$3.45M
3 storeys high together + attic + basement
*Source - Huttons Analyser
About the Author
Jayne is a licensed real estate agent who is passionate about helping others find their dream homes.
She is a mother of 3 amazing children and a cute but silly maltipoo named Cookie. She claims she doesn't have a favourite, but just between you and me, I think she loves the 4-legged kid the most.
She is a morning person. You can usually find her working out, meditating and/or reading a book over a cup of black coffee on the roof terrace in the morning.
Her super power is her attitude of gratitude, and so with a thankful heart, thank you for being here!
Call Jayne at 8268 1409 to chat about your real estate matters!