Belgravia Ace Relaunch Review: Is the Final Release Actually a Good Buy?

Belgravia Ace is returning to the market in September 2026 in a rather unusual position.

It is no longer a conventional new launch. The development is completed; its landscaping and facilities can be inspected; residents have moved in; and buyers can walk through an actual house rather than decide from floor plans and architectural renderings.

The final release consists entirely of semi-detached homes, with three distinctly different configurations ranging from 3,929 sq ft to 4,370 sq ft.

Based on the latest pricing:

At first glance, Type B seems like the obvious winner. It is the largest house yet has the lowest starting PSF. But after examining the floor plans more closely, there is an important qualification.

The additional strata area does not necessarily translate directly into proportionately more internal living space.

Much of the difference between Types B and C comes from the private car porch, PES and roof-terrace areas, while Type B also receives an additional family room on the roof-terrace level.

Type A is even more different. It has no basement at all. Instead, the first storey contains the car porch and Bedroom 5, while the principal living spaces are elevated to the second storey. It also lacks the dedicated roof-terrace arrangement of Types B and C.

This changes how the three homes should be assessed. Rather than simply asking which house gives you the most square feet for the money, buyers should ask:

Which configuration gives my family the spaces we will actually use?

That distinction matters when deciding whether the Belgravia Ace relaunch represents good value.

What Makes This Belgravia Ace Relaunch Different?

Belgravia Ace is the third and final phase of Tong Eng Group’s Belgravia collection along Belgravia Drive. The freehold development occupies approximately 290,520 sq ft and comprises 107 strata houses: 104 semi-detached homes and just three terrace houses. Every house comes with five bedrooms, private parking and a private home lift.

That housing mix is important. Belgravia Villas has only 18 semi-detached homes among its 118 houses, while Belgravia Green has 10 semi-detached homes among 81 houses.

At Belgravia Ace, the semi-detached house is not the premium exception. It is essentially the standard product.

The original January 2022 launch was extremely successful. Of the 85 houses initially released, 77 were sold on launch day. The past transactions generally placed the semi-detached homes around S$4.3 million to S$4.6 million.

More than four years later, the final developer-held homes are being released at substantially higher prices.

The question is whether today’s S$5.3 million-plus pricing remains attractive when buyers can also consider resale houses within Belgravia Ace itself, as well as older strata-landed developments immediately around it.

The Three Belgravia Ace Floor Plans Are More Different Than They Look

One of the biggest mistakes buyers can make is comparing Types A, B, and C solely by their strata areas. All three are five-bedroom semi-detached homes with private lifts, but the space allocation differs significantly.

That means each configuration potentially caters to a different type of household.

Type A — 3,929 sq ft

From S$5.35 million | From S$1,362 psf

Type A is the smallest of the three configurations, but also the most architecturally distinctive. Unlike Types B and C, Type A has no basement.

Instead, you arrive directly at the first-storey private car porch. The first storey also contains the foyer and Bedroom 5, together with its associated bathroom facilities. The principal living spaces are then moved upstairs.

The second storey features the living room, dining area, deluxe kitchen, and oriental kitchen. The master and junior master bedrooms occupy the third storey, while Bedrooms 3 and 4 are located at the attic level.

The entrance-level Bedroom 5 is Type A’s biggest differentiator

At first glance, placing the main living room upstairs could seem less convenient. But the layout creates something that Types B and C do not provide in quite the same way: a bedroom substantially separated from the family’s principal sleeping quarters.

That could work particularly well for a multigenerational household.

Bedroom 5 could potentially be used by:

• elderly parents or grandparents;
• an adult child seeking greater independence;
• long-term guests; or
• another family member who benefits from having a more private part of the house.

The private lift helps maintain vertical accessibility despite the home’s multi-level configuration.

The trade-off is that Type A does not provide the conventional landed-house experience of entering the house and immediately arriving at the main living and dining spaces.

Instead, everyday family life is effectively elevated to Level 2.

Type A also lacks the dedicated roof terrace found in Types B and C. So while it has 3,929 sq ft of strata area, it is not simply a smaller version of Type B or C.

It is a fundamentally different interpretation of the house. For the right multigenerational family, that could actually be an advantage.

Type B — 4,370 sq ft

From S$5.45 million | From S$1,247 psf

Type B is the largest configuration in the relaunch. It is also immediately eye-catching from a pricing perspective.

For only S$100,000 more than Type A, buyers receive an additional 441 sq ft of strata area. And despite having the largest area, Type B has the lowest starting PSF at S$1,247 psf.

But the floor plan explains why buyers should be careful not to treat all those additional square feet equally.

Basement parking creates a more conventional living arrangement

Unlike Type A, cars are parked at basement level. The first storey can therefore function entirely as the main social level. Living, dining, the deluxe kitchen, and the oriental kitchen are grouped together, creating a more conventional landed-house hierarchy.

The master and junior master occupy the second storey, while Bedrooms 3, 4 and 5 are positioned on the third storey. Above everything is the roof-terrace level containing a family room together with covered and open terrace spaces.

The house therefore follows a logical progression:

Basement parking → living and entertaining → master/junior master → additional bedrooms → rooftop family and recreation.

But where does Type B’s additional area actually come from?

This is where the comparison with Type C becomes important. Type B measures 4,370 sq ft, while Type C measures 4,058 sq ft.

That is a difference of 312 sq ft.

However, the difference is not simply 312 sq ft of larger bedrooms or a dramatically bigger living room.

A significant portion comes from Type B’s larger private car porch, PES and roof-terrace allocation, together with its dedicated rooftop family room. That distinction matters because strata areas can include private enclosed spaces, open roof terraces, voids, air-conditioning ledges, and M&E areas.

Consequently, 4,370 sq ft should not be interpreted in the same way as 4,370 sq ft of enclosed condominium living area.

Nevertheless, Type B’s additional space is not necessarily wasted. The rooftop family room could become one of the most useful parts of the house for a large family.

It could serve as a:

• children’s playroom;
• TV or entertainment room;
• games room;
• teenage hangout;
• informal family lounge; or
• secondary gathering space away from the formal living room.

For a household with several children or multiple generations living together, having a second family zone can significantly improve how the house functions.

So Type B’s advantage is not simply that it is larger. It provides more separation between formal entertaining, bedrooms and informal family life.

Type C — 4,058 sq ft

From S$5.30 million | From S$1,306 psf

Type C could easily be overlooked because it sits between the other two configurations in terms of size. But it may actually be the most balanced option for households that do not need Type B’s additional PES and carpark spaces.

Like Type B, Type C places the private car porch at basement level. The first storey therefore contains the main living, dining and kitchen spaces.

The master and junior master are located on the second storey, Bedrooms 3, 4 and 5 occupy the third storey, and the house culminates in a roof terrace.

Type C versus Type B

The fundamental internal organisation of Types B and C is therefore quite similar.

The major differences are primarily associated with:

1. Private car porch area

Type B has the larger parking area.

2. PES space Allocation

Both provide outdoor space, but Type B has the larger overall PES space

3. Family room

Type B includes a dedicated family room on the roof-terrace level, while Type C does not provide the same additional enclosed family zone. This makes the 312 sq ft difference between the two much easier to understand.

If your household will genuinely use the larger parking area, family room and expanded rooftop spaces, Type B’s additional area could be highly valuable.

If not, Type C may deliver most of Type B’s core functionality without requiring you to pay for as much ancillary space. And importantly, Type C starts at S$5.30 million, making it the lowest-quantum entry into the final release.

Which Belgravia Ace Layout Suits Which Family?

The floor plans make it difficult to declare one configuration universally superior.

This is why the S$/psf comparison needs to be treated cautiously. Type B looks exceptionally cheap at S$1,247 psf, but part of that apparent value comes from the way its larger strata area is calculated.

Conversely, Type A’s S$1,362 psf looks expensive, but a household specifically seeking an entrance-level fifth bedroom may value its configuration more highly.

The better question is therefore:

How much are you paying for the spaces your family will actually use?

Facilities Are Another Major Belgravia Ace Advantage

The houses themselves are only part of the proposition. Belgravia Ace offers one of the more elaborate communal programmes among the strata-landed developments in this enclave.

Facilities include a 50m lap pool, family pool, children’s waterplay area, jacuzzi, hydrotherapy facilities, putting green, fitness areas, playground, BBQ pavilion, clubhouse, gym, lawns, pavilions and multiple landscaped gardens.

This helps explain the appeal of the strata-landed concept.

Buyers can obtain something approaching the scale and privacy of landed living while retaining condominium-style facilities, estate security and an MCST responsible for maintaining the common areas.

For families with children, that combination can be particularly attractive.

But Belgravia Ace Is Not Cheap

The strongest argument against the relaunch becomes apparent once we compare it with neighbouring strata-landed developments.

Ace is clearly the newest and is overwhelmingly semi-detached.

But buyers are paying for those advantages.

Belgravia Villas Is Probably the Most Important Alternative

Belgravia Villas is the comparison we would take most seriously. Completed in 2018, it contains 18 semi-detached houses ranging from approximately 3,929 to 4,026 sq ft.

That puts them almost directly into Type A and Type C territory. These are also substantial five-bedroom strata houses with basement parking, wet and dry kitchens, roof terraces and individual lifts.

The pricing difference, however, is considerable.

A 3,961 sq ft Belgravia Villas Semi-Detached was transacted for S$4.35 million in May 2026, equivalent to S$1,098 psf. (Source: URA)

Compare that with Ace:

• Type A: S$5.35M / S$1,362 psf
• Type B: S$5.45M / S$1,247 psf
• Type C: S$5.30M / S$1,306 psf

For Type A in particular, that means paying approximately S$1 million more for slightly less strata area than that particular Villas transaction.

That S$1 million premium effectively buys you a much newer house, newer building systems and fittings, a more contemporary development, stronger facilities and the ability to purchase a completed developer-held unit rather than an older resale home.

Whether that is worth S$1 million depends heavily on the buyer.

Belgravia Green Provides the Newer Resale Alternative

Belgravia Green occupies an interesting middle ground. Completed in 2023, it is considerably newer than Villas while still providing resale pricing below Ace.

The development comprises 81 houses: 71 terraces and 10 semi-detached homes.

A July 2026 transaction achieved approximately S$1,187 psf. However, this transaction involved an inter-terrace unit rather than a semi-detached home, making it an imperfect direct comparison with the remaining semi-detached units at Belgravia Ace. (Source: URA)

Against that benchmark, Ace’s starting premiums are approximately:

This comparison continues to make Type B look attractive on headline pricing, although we now know why its lower PSF needs qualification: some of the additional area comes from the car porch and rooftop spaces.

Este Villa Is the Value Buyer’s Alternative

Este Villa represents the other end of the spectrum. Completed in 2013, it is considerably older than Ace.

But it shows how much physical house buyers can get for substantially less money if they are prepared to accept an older development.

Recent transactions have included approximately 3,423 sq ft at S$3.662 million, or S$1,070 psf, while another 3,358 sq ft home transacted at S$3.485 million.

For buyers primarily concerned with getting five bedrooms and substantial space at the lowest possible price, that difference is difficult to ignore.

But the comparison is not purely financial. At 13 years old, buyers should pay closer attention to waterproofing, air-conditioning systems, lifts, finishes, renovations and the general condition of the house.

Ace substantially reduces those concerns because it is effectively new.

What Does the Price Trend Tell Us?

The transaction data from September 2024 to July 2026 shows:

The market already assigns Ace the highest PSF within this micro-market. That is understandable.

It is the newest development, overwhelmingly consists of semi-detached houses and provides an extensive facility package. The more important question is whether the final-release pricing pushes that premium too far.

Fortunately, we now have transactions within Ace itself to answer that.

The July 2026 Belgravia Ace Transaction Is the Most Important Benchmark

A 4,058 sq ft Belgravia Ace Type C Semi-D was sold for S$5.10 million in July 2026, equivalent to S$1,257 psf. (Source: URA)

Another 4,058 sq ft Type C was also sold for S$5 million in June.

This gives us a same-development benchmark:

This remains one of the strongest arguments for Type B.

But the revised floor-plan analysis adds context.

Type B Is Still Attractive — But Not Simply Because It Is 4,370 sq ft

Previously, it would be tempting to conclude:

Type B gives you 4,370 sq ft for S$5.45 million, therefore it is unquestionably the best value.

The floor plans require a more nuanced conclusion.

Type B is indeed 312 sq ft larger than Type C, but some of that difference comes from larger parking and PES spaces rather than simply larger enclosed living areas.

That means its S$1,247 psf should not be interpreted as proof that every usable room is dramatically cheaper.

However, there is an important counterargument. The additional spaces are actually useful.

The rooftop family room creates a genuine second communal zone, while the larger roof-terrace proposition could be particularly valuable to a household that enjoys outdoor entertaining.

So Type B remains attractive—but because of the functionality of the additional space, not merely because the PSF calculation looks cheap.

Type C May Be the More Efficient Choice for Some Families

This is where Type C deserves more credit.

At S$5.30 million, it is S$150,000 cheaper than Type B.

It retains:

• basement parking;
• first-storey living and dining;
• separate deluxe and oriental kitchens;
• master and junior master suites;
• five bedrooms overall;
• private lift; and
• roof terrace.

What it sacrifices is primarily some parking/terrace area and Type B’s additional rooftop family room. For a smaller family with little need for a second lounge, Type C may represent a more efficient use of capital.

There is also a particularly useful market benchmark. The July 2026 S$5.10 million transaction was for the same Type C unit.

The developer’s S$5.30 million starting price therefore represents only a S$200,000 or approximately 3.9% premium.

For the right unit position, that looks reasonable.

Type A Is Not Necessarily Worse — It Is More Specialised

Type A remains the hardest configuration to justify purely from the numbers.

At S$5.35 million, it costs:

S$50,000 more than Type C;
despite being 129 sq ft smaller; and
carries the highest starting PSF at S$1,362.

Its PSF is approximately 8.3% above the latest S$1,257 psf Ace transaction. But describing Type A simply as inferior would overlook its fundamental layout difference.

It is the only one of the three that places Bedroom 5 at the entrance level rather than following the basement-parking configuration of B and C.

For a family with elderly parents, an adult child or long-term guests, that separation could be extremely useful.

Type A should therefore be purchased because you prefer its configuration, not because you are trying to maximise square footage per dollar.

So Which Belgravia Ace Type Would We Buy?

The new floor-plan analysis changes the ranking slightly.

Rather than simply saying Type B is best because it is the largest and cheapest per square foot, we would evaluate the three according to family requirements.

Type B — Best for larger families

4,370 sq ft | From S$5.45M | S$1,247 psf

Type B remains my preferred overall configuration. But the strongest argument is now the additional functionality, not simply the additional area.

The rooftop family room creates another meaningful living zone, while basement parking allows the entire first storey to function as the principal entertaining level.

For families with several children or multiple generations living together, that separation could prove extremely useful.

Value: Strong
Layout: Strongest for larger households
Family functionality: Excellent
Resale positioning: Strong

Type C — Potentially the most efficient choice

4,058 sq ft | From S$5.30M | S$1,306 psf

Type C deserves to be viewed as more than simply the smaller Type B. It preserves most of B’s fundamental planning while removing some of the additional parking and rooftop allocation.

For a family that does not need the additional family room or PES space and parking space, paying S$150,000 less may make more sense.

Its starting price is also only around 3.9% above the July 2026 transaction for another 4,058 sq ft Ace house.

Value: Good
Layout: Strong
Space efficiency: Potentially strongest
Resale positioning: Good

Type A — Best for a specific multigenerational requirement

3,929 sq ft | From S$5.35M | S$1,362 psf

Type A remains the most expensive on a PSF basis, so it is difficult to recommend purely as a value purchase. But its layout should not be dismissed.

The absence of basement parking allows Bedroom 5 to occupy the entrance level, physically separating it from the main bedroom floors.

For the right multigenerational household, that could outweigh the disadvantage of having the main living spaces upstairs.

Value: Most selective
Layout: Buyer-specific
Multigenerational suitability: Potentially strongest
Resale positioning: Requires more caution

Final Verdict: Is the Belgravia Ace Relaunch a Good Buy?

Belgravia Ace is not cheap. Buyers can purchase older strata-landed houses nearby for substantially less.

Belgravia Villas demonstrates that similarly sized freehold homes can trade around the low-S$4 million range, while Este Villa pushes the value proposition even further into the S$3 million-plus range.

What Ace offers in exchange is a different package:

newness + freehold tenure + semi-detached living + five bedrooms + private lift + extensive facilities + completed-product certainty.

The more detailed floor-plan analysis also changes how I would approach the three remaining configurations.

Type B at or close to S$5.45 million: Strongest overall choice

Type B remains the house we would inspect first. But we would no longer describe it as the obvious winner simply because 4,370 sq ft at S$1,247 psf looks cheap.

Some of its additional area comes from the larger private car porch and PES spaces. We still favour it because the additional space has a genuine purpose—particularly the rooftop family room.

For a large household that will use it, Type B offers the most complete family-living proposition.

Type C at or close to S$5.30 million: Potentially the smarter efficiency play

Type C could actually be the better purchase for families that do not need Type B’s extra recreational space. You retain most of the fundamental layout advantages while saving S$150,000.

And with the developer asking only around 3.9% more than the July 2026 transaction for another 4,058 sq ft Ace house, the premium is relatively modest.

Type A at or close to S$5.35 million: Buy for the layout, not the PSF

Type A is the hardest to justify financially. But it may be the easiest to justify functionally for a very specific household.

If having Bedroom 5 separated at entrance level solves a genuine multigenerational-living requirement, Type A offers something Types B and C do not replicate in the same way.

For everyone else, its S$1,362 psf starting price requires greater scrutiny.

The key takeaway

The most important conclusion from the Belgravia Ace relaunch is therefore not simply that Type B is cheapest on a PSF basis.

It is that the three houses solve different problems.

• Type A prioritises separation.
• Type B prioritises additional family and recreational space.
• Type C prioritises a more efficient balance between conventional landed-house planning, space and purchase quantum.

That is also why buyers should resist treating strata area as the sole measure of value. At more than S$5 million, the best Belgravia Ace house is not necessarily the one that gives you the most square feet.

Article contributed by Jerry Wong.

Jerry Wong is a realtor at Propnex Realty, bringing a rich background in interior and lighting design to his work. He loves exploring diverse spaces and observing the transformative power of real estate. Beyond his professional role, Jerry finds his greatest fulfillment in connecting people with the right properties, gaining immense satisfaction from helping clients achieve their dreams.

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