Nava Grove Condo Review: Is Limited MRT Access a Drawback?

Why Invest in Nava Grove?

• Reputable Developer: Jointly developed by well-known property developers Sinarmas Land and MCL Land.
• Choice Location: Situated in Pine Grove, an upscale private residential enclave at the fringe of prime District 10 (Holland Road).
• Serene Environment: Surrounded by greenery and nature.
• Proximity to the Greater Southern Waterfront: A short drive to the Greater Southern Waterfront which will be transformed into a vibrant waterfront district.
• Modern Architecture: The design is inspired by contemporary aesthetics while making efforts to blend with its natural surroundings.
• Comprehensive Facilities: A wide range of facilities catering to residents of all ages amid lush landscaping.
• Ample Transportation Options: Convenient access to public buses and short ride to MRT stations.
• Proximity to Shopping Destinations: Near Holland Village, Clementi Central and Beauty World.
• Near Educational Institutions: Convenient access to reputable schools and tertiary institutions, as well as international schools.
• Near Major Employment Hubs: Convenient access to one-north , Singapore Science Park and Jurong Lake District.

Nava Grove Condo Fact Sheet

Unit Mix & Distribution

Who is the Developer of Nava Grove?

Nava Grove will be jointly developed by Sinarmas Land and MCL Land, two of Singapore’s most reputable real estate developers. Both have a wealth of experience and a proven track record in delivering high-quality residential projects across Singapore and the region.

Sinarmas Land: Listed on the Singapore Exchange and headquartered in Singapore, it has an extensive real estate business in Indonesia, China, Malaysia and Singapore. Known for its innovative approach to property development, the company is committed to delivering projects that cater to modern urban living while incorporating sustainable practices.

MCL Land: With over 50 years of experience, it is one of Singapore’s most trusted developers. The company has a reputation for creating well-designed and high-quality residential properties. Some of its highly successful residential developments in Singapore include Copen Grand, Piccadilly Grand and Leedon Green.

What are the Prices of Nava Grove?

Although the pricing details for Nava Grove have not yet been released yet, its estimated average launch price can be inferred from its land acquisition cost.

On 7 November 2023, the site was secured at the government land tender for $692.388 million, covering 269,552 sq ft on a 99-year leasehold. This equates to a land cost of $1,223 per square foot per plot ratio (psf ppr), which is 7.2% lower than the $1,318 psf ppr bid by UOL and SingLand for the adjacent Pinetree Hill site in June 2022.

However, Nava Grove is subjected to the URA’s Harmonisation of Floor Area guidelines, effective 1 June 2023. Under the new rules, areas such as aircon ledges and curtain walls, previously excluded from Gross Floor Area (GFA) calculations, are now included.

This could reduce the development's saleable area by up to 7%. This change could reduce the saleable area of the development by up to 7%. To account for this, developers may need to either bid lower for land or price units higher on a psf basis.

After accounting for the potential reduction in saleable area, the estimated land cost for Nava Grove is approximately $1,309 psf ppr, which is only slightly below Pinetree Hill’s $1,318 psf ppr. Therefore, the average launch price for units in Nava Grove is estimated to be between $2,400 and $2,500 psf.

Where is Nava Grove Located?

Nava Grove is situated in the serene private residential area of Pine Grove in District 21, just off Ulu Pandan Road. A stone’s throw away is Mount Sinai in Singapore's prestigious District 10.

The development occupies the former site of Nexus International School, which moved to Aljunied in January 2020.

This exclusive enclave is highly sought after for its peaceful surroundings, lush greenery and proximity to various nature trails, such as the Rail Corridor and Clementi Nature Trail. This provides residents with a quiet retreat while maintaining convenient access to the city and many popular shopping and leisure spots like Clementi Central, Holland Village, and Beauty World.

Additionally, renowned educational institutions and the upcoming Maju MRT station on the Cross Island Line are just a short bus ride away, providing a family-friendly living environment with enhanced transport connectivity.

Transport Connectivity

MRT stations near Nava Grove

While Nava Grove is not within walking distance of any MRT stations, it is well-served by several public buses that provide direct routes to key locations such as Holland Village, Clementi Central, and Beauty World.

The nearest MRT stations are Maju on the Cross-Island Line and Clementi on the East-West Line, with the latter being an integrated transport hub. They are conveniently located approximately 5 to 6 bus stops from the development. It is worth noting that the Maju MRT station is only scheduled to be operational by 2032.

Although the absence of immediate MRT access may be considered a slight drawback, it does not significantly impede residents’ access to a wide range of amenities as they are readily accessible via public buses.

Additionally, residents may find the tranquil and verdant surroundings more than compensate for this slight inconvenience.

Proximity to Expressways

For those with private transport, the Pan-Island Expressway (PIE) and Ayer Rajah Expressway (AYE) are easily accessible. This will ensure smooth and quick journeys to various parts of Singapore, including the Central Business District (CBD), Orchard Road, Greater Southern Waterfront and Jurong Lake District.

In addition, one-north (aka Singapore’s Silicon Valley), an important high-tech hub, is just a 7-minute drive away.

Nature and Leisure Options

Nava Grove, situated in the serene Ulu Pandan area, offers residents an idyllic living experience surrounded by lush greenery and nature. This attractive feature is a considerable draw for those seeking a tranquil yet well-connected lifestyle.

One of the standout features of Nava Grove is its proximity to several nature trails and parks. These include the Ulu Pandan Canal about a 10-minute walk away, Clementi Forest and Rail Corridor. Moreover, the new Jurong Town Hall Park Connector will link green trails in the western and central parts of Singapore, including the Clementi Nature Trail. This will bring residents of Nava Grove even closer to more nature, offering various outdoor recreation and exploration.

Residents can also easily access nature parks like the Bukit Timah Reserve, Hindhede Nature Park and Rifle Range Nature Park. In addition, Singapore’s Botanic Gardens, a UNESCO heritage site is just a 9-minute drive from Nava Grove.

These verdant green spaces and nature parks offer various opportunities for outdoor activities like jogging, cycling, peaceful walks, and wildlife spotting, allowing residents to embrace and be inspired by nature’s beauty.

About Ulu Pandan Canal

Ulu Pandan Canal is a scenic waterway in Singapore that offers a tranquil escape from the city. Its lush green banks provide a picturesque backdrop for leisurely walks, cycling, or kayaking.

Residents can enjoy the peaceful ambience, watch wildlife, or simply relax by the water. The surrounding greenery not only contributes to the aesthetic appeal of Nava Grove but also promotes a healthier lifestyle.

The abundance of trees and plants helps improve air quality and provides a natural cooling effect, making the environment more comfortable and pleasant.

Shopping Malls and Amenities Near Nava Grove

Nava Grove’s proximity to several shopping destinations ensures residents have easy access to many shopping malls, essential amenities and dining options. Most of these places are just a short bus or train ride away and they include the following:

• The Star Vista: Located next to the Buona Vista MRT station, besides a variety of dining outlets, retail shops, and entertainment options, it also boasts the Star Performing Arts Centre which holds regular events and performances.
• Clementi Mall: It offers various retail outlets, dining options and a FairPrice supermarket. Nearby are neighbourhood shops and a hawker centre, catering to daily shopping needs and casual dining with family and friends.
• Holland Village: Known for its trendy cafes, boutique shops, and vibrant nightlife, it is a perfect destination for weekend brunches, social gatherings, and evening entertainment.
• Dempsey Hill: A unique enclave that combines colonial charm with modern sophistication. It offers a diverse array of restaurants, cafes, and speciality shops amidst lush greenery. Residents can enjoy different cuisines, from local favourites to international delights while relaxing in the charming neighbourhood.
• Beauty World: Besides being home to a plethora of local eateries, services, and retail outlets, its ongoing transformation under the URA Master Plan will turn it into an even more bustling lifestyle hub. Already home to several shopping malls such as Bukit Timah Plaza, Beauty World Plaza and Beauty World Centre, a new mall known as Bukit V is currently under construction as part of the Beauty World Integrated Transport Hub.
• Jurong East: As a major commercial hub in the West of Singapore, Jurong East is easily accessible from Nava Grove by taking a train ride from the Buona Vista MRT Station. The area boasts prominent shopping malls such as Westgate, JEM, and IMM, catering to all shopping needs from high-street fashion to home furnishings, including a wide range of restaurants and eateries.

Schools and Educational Institutions Near Nava Grove

Nava Grove is an ideal location for families with school-going children due to its proximity to some of Singapore’s premier educational institutions in Clementi and one-north nearby.

These areas are recognised as an educational hub due to the presence of numerous primary and secondary schools, junior colleges and tertiary institutions of repute. This can only boost the investment value of Nava Grove.

According to a study by the NUS Institute of Real Estate Studies, properties near highly sought-after schools command a price premium compared to those located further away.

In addition, the proximity of these educational institutions will offer families a better quality of life due to shorter commutes. This will provide them with more resting and family bonding time.

Primary Schools

Several primary schools are located within a radius of 1-2km of Nava Grove, providing families with children entering Primary One priority admission due to the Education Ministry’s distance-based allocation system.

Secondary and Junior Colleges

For older children, there are also many secondary schools to choose from. They offer diverse academic and co-curricular programmes to prepare students for further studies. Some of these schools are:

Tertiary Institutions

In addition to the above, Nava Grove also enjoys convenient access to several reputable local and foreign tertiary institutions. Students pursuing a higher education or vocational training will find a diverse range of programmes available.

These institutions are renowned for their academic excellence and offer courses across various fields, including business, engineering, arts, social sciences, and more. Some of these are tertiary include:

• National University of Singapore (NUS).
• SIM University.
• INSEAD.
• ESSEC Business School.
• Singapore Polytechnic.
• Ngee Ann Polytechnic.

International Schools

Nava Grove’s proximity to several renowned international schools is expected to further enhance its investment prospects. Being within a 10-minute drive from the development, it is particularly attractive to expatriate families seeking quality education for their children.

This is especially beneficial for those working in one-north and Singapore Science Park, major employment hubs in Singapore. Some of these international schools are:

• United World College of Southeast Asia (Dover Campus).
• Dover Court International School.
• Tanglin Trust School.
• HWA International School.
• The Japanese School.
• Waseda Shibuya Senior High School.

Major Employment Hubs Near Nava Grove

Nave Grove condo’s strategic location near key employment hubs like one-north, Jurong Lake District, and Singapore’s financial centre and Central Business District significantly enhances its investment potential.

Convenient access to these hubs via efficient public transport networks makes Nava Grove an attractive housing choice for tenants and buyers, especially from professionals working in these bustling districts.

One-north is a renowned hub for research and development, technology, and media industries, attracting a high-income workforce.

Jurong Lake District, undergoing a major transformation, is set to become Singapore’s largest business district outside the city, offering ample job opportunities and amenities.

The financial centre and Central Business District are the heart of Singapore’s economy, housing numerous multinational corporations and financial institutions.