Tong Eng Group is marketing the remaining houses at Belgravia Ace, its freehold estate of 107 houses in Seletar Hills. Most are five-bedroom semi-detached homes, and the estate comes with condominium facilities: a 50m lap pool, a three-storey clubhouse and landscaped grounds. It sits in the same area as two earlier estates of the same name, Belgravia Villas and Belgravia Green.
All three are strata landed: houses held on a strata title inside a condominium development, rather than houses on their own land. That changes the price, and it changes what you own.
What the Belgravia houses have sold for
Roov's URA records show the developer sold 83 houses at Belgravia Ace between January and April 2022, at a median $4,406,000 for a median strata area of 4,058 sq ft. Six have resold since February 2024, before completion, at a median $4,965,000, the latest in August. That is about 13% above the launch median, though six sales is a small sample and every house differs by size and position.
The older estates trade lower: Belgravia Villas at a median $3,750,000 across 34 resales since September 2021, and Belgravia Green at just under $4 million across eight resales since May 2023.
Strata against land-titled, in District 28
Over the last 24 months in District 28, 11 strata semi-detached houses sold at a median $4,380,000, against 117 land-titled semi-detached houses at a median $5,300,000. That is about 17% less for the strata house. Strata terraces sold at a median $3,390,000 across 78 deals, against $4,176,000 for 245 land-titled terraces, about 19% less.
Compare the prices, not the psf. URA records a land-titled house by the size of its land and a strata house by its strata area, so a psf figure for one tells you nothing about the other.
District 28 is one of the two places where strata landed trades most. Across Singapore over the last two years, District 19 recorded 91 strata-landed sales and District 28 recorded 89, well ahead of any other district.
What a strata title changes
You own the house, not a plot. The land belongs to the estate as a whole, which a management corporation runs, as it would a condominium. That buys shared facilities and security, and it costs a monthly maintenance fee and by-laws you agree to follow.
You cannot rebuild alone. On a land-titled plot an owner can, with approval, demolish and rebuild. On a strata title, changes to the outside of your house generally need the management corporation's approval, because the estate is designed and maintained as one development.
The estate can be sold together. A strata-landed estate is a strata development, so it can go through a collective sale like a condominium. Our piece on the new en bloc thresholds explains how this year's law changed the consent a sale needs.
A foreigner can buy one without approval. Land-titled houses need government approval before a foreigner can buy them. Strata houses inside an approved condominium development do not, which is part of why these estates draw foreign buyers. Stamp duty still applies at the rate for the buyer's profile, which the stamp duty calculator and our stamp duty guide set out.
For financing, it is private residential property like any condominium, with the same loan limits and the same borrowing test. Our guide to how much you can borrow explains both.
Who it suits
Strata landed suits a family that wants the space of a house without running its own security, pool and grounds, or a buyer who cannot buy land-titled property at all. It suits less a buyer who wants the land itself, the freedom to rebuild, or a house that stands entirely on its own.
If you are weighing a strata house against a condominium or a land-titled house, run the valuation tool on comparable sales, then compare the two homes on total cost over the years you plan to hold. If you are selling an HDB flat to make the move, the upgrade planner sets out the sequence and the cash each step needs.