· Belgravia Ace Insights
Bukit Sembawang Estates proposed on 16 October 2026 to acquire a 5.1ha portion of the 13ha Kallang Distripark site, according to a bourse filing reported by EdgeProp. The seller is Tropical Warehousing Co, which is owned by members of the Lee group of companies, and the arrangement takes the form of a conditional put-and-call agreement. For anyone who owns or leases out land, the filing shows how a working warehouse estate can change hands. The filing, made on the evening of 16 October 2026, ties the deal to two approvals and a long list of site works, which this note takes in turn.
The land-use backdrop comes first. In August 2026, URA proposed amending the Master Plan to convert the whole privately owned Kallang Distripark industrial and warehouse site into a residential estate. The proposal outlines an estimated 2,250 to 2,550 condominium units across three private housing plots, a 1.8ha reserve site, a 2ha neighbourhood park and added roads. The other two plots are largely freehold and residential only. In plain terms, the proposal covers a change of use for the whole estate, not only a change of owner for one portion.
The portion in the proposed deal is bounded by the Kallang River and Pelton Canal and covers roughly 51,000 sq m. That includes a 24,905 sq m housing plot with about 41 years left on its 99-year lease, which expires in 2067. A fresh 99-year lease would need in-principle approval from SLA, through surrender of the existing head lease. Permissible gross floor area is about 74,707 sq m at a gross plot ratio of 3.0, subject to approvals. The lease position stands out: the existing term has about 41 years left, while the proposed structure would replace it with a fresh 99-year term through surrender of the head lease.
The buyer's duties extend past the housing blocks. The developer must design, build, complete and maintain a 2ha public park, a 15m-wide waterfront promenade and new roads, and demolish certain warehouses and buildings. The plan is for non-landed leasehold private housing with commercial space on the first storey. Analysts cited by EdgeProp estimated in August 2026 that the portion could hold 600 to 800 condominium units.
Two conditions apply: shareholder approval at an extraordinary general meeting, where Lee-group entities and a director abstain, and in-principle approval from SLA. The location is city-fringe Kallang, about 5km from the city centre, near Geylang Bahru and Kallang MRT stations and major expressways. Bukit Sembawang said the purchase diversifies a portfolio of landed projects that includes Luxus Hills, Seletar Hills Estate and Sembawang Hills Estate.
Belgravia Ace Landed is a freehold strata landed collection at 365 Belgravia Drive in District 28, Seletar Hills Estate, off Ang Mo Kio Avenue 5. Its final phase holds 107 houses, 104 semi-detached and 3 terrace, on a 290,520 sq ft site developed by Fairview Developments, a unit of Tong Eng Group. TOP was obtained in 2026, vacant possession in the brochure is 31 January 2028, and expected legal completion is 31 January 2031. Tenure, dates and house types are laid out on the project details page.
Owners and buyers following the Seletar Hills area can reach the Sales Concierge through the contact page.
Source: EdgeProp, 17 October 2026.
General information only, not financial or legal advice.
Source: EdgeProp. This article is independent commentary; Belgravia Ace Landed is not affiliated with the parties mentioned.
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