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

Why Invest in Nava Grove Condo?

• Reputable Developer: Jointly developed by well-known property developers Sinarmas Land and MCL Land.
• Choice Location: Situated at Pine Grove, an upscale private residential enclave at the fringe of prime District 10 (Holland Road).
• Elevated Land: Sit on top of a 5-storey high elevated land, providing excellent views even for units on the lower floors.
• 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, with efforts made 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: Easy access to public buses and a short ride to MRT stations.
• Proximity to Shopping Destinations: Near Holland Village, Clementi Central, and Beauty World.
• Near Educational Institutions: Convenient access to reputable educational institutions and international schools.
• Near Major Employment Hubs: Convenient access to one-north , Singapore Science Park and Jurong Lake District.

Nava Grove Design Concept & Features

Below is the design concept behind Nava Grove.

Nava

The name "Nava" is infused with the concept of newness, beauty, and goodness across various ancient languages. It symbolizes a new beginning and rhymes well with the excitement of moving into a new home.

The alphabets in the name "NAVA" stands for Nature, Allure, Vibrancy, and Aspiration, encapsulating the development's core values: Nature, Nurture, and Nourish.

This is further reinforced by the phenomenal success of Nava Park in Indonesia, developed by Hongkong Land and MCL Land. Both are reputable developers whose commitment to excellence is unquestionable.

Grove

The word "Grove" acknowledges the rich history of the area in Pine Grove. Nestled in lush, leafy surroundings, Nava Grove creates a harmonious dwelling space where the beauty of nature blends with modernity in perfect unison.

Here, the residents will enjoy exquisite landscapes, serene naturalistic pools, and a plethora of amenities designed to bring vitality and wellness. Contemplated as a sanctuary, Nava Grove has plentiful space for a family to enjoy and grow, not being just a residence but a certain lifestyle destination.

The following is a snapshot of Nava Grove's concept and designs:

• Thoughtfully designed condominium blending modern living with nature
• Inspired by Pine Grove’s lush historical landscapes
• Sanctuary-like environment encouraging a connection with nature

Features include:

• Lush landscapes and greenery
• Naturalistic pools enhancing the natural ambience
• Wellness-focused amenities promoting health and vitality
• Emphasis on open spaces fostering a community-centric atmosphere
• Ideal for families and individuals seeking tranquillity and well-being
• Architecture and layout crafted to enhance holistic living and personal well-being

Nava Grove Condo Fact Sheet

Unit Mix & Distribution

Who are the Developers of Nava Grove Condo?

Nava Grove Condo 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 for Nava Grove?

During Nava Grove's sales launch on 17 November 2024, 359 out of the 552 units 65%) were sold at an average price of $2,448 psf. Around 83% of 2-Bedroom and 71% of 3-Bedroom units were sold.

This reflects its excellent location in the RCR (Rest of Central Region), proximity to amenities, schools, and one-north, and its exceptional built design that covers less than 20% of its 269,522 sq ft site.

The following are the launch prices for Nava Grove Condo, which are very attractive. This is especially so after taking into account that the project is subjected to the new Gross Floor Area Harnomisation rules (see below):

• 2-Bedroom (624 sq ft): From $1,388,000 ($2,224 psf)
• 2-Bedroom Premium (700 sq ft): From $1,568,000 ($2,240 psf)
• 2-Bedroom+Study (786 sq ft): From $1,888,000 ($2,402 psf)
• 3-Bedroom (947 sq ft): From $2,188,000 ($2,310 psf)
• 3-Bedroom Premium (1,098 sq ft): From $2,468,000 ($2,248 psf)
• 4-Bedroom (1,335 sq ft): From $2,988,000 ($2,238 psf)
• 4-Bedroom Dual Key (1,464 sq ft): From $3,468,000 ($2,369 psf)
• 4-Bedroom Premium (1,550 sq ft): From $3,588,000 ($2,315 psf)
• 5-Bedroom Premium (1,722 sq ft): From $3,988,000 ($2,316 psf)

During the government land tender on 7 November 2023, the 269,552 sq ft 99-year leasehold site was secured at a price of $692.388 million. 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 included from Gross Floor Area (GFA) calculations, are now excluded.

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 (per square feet per plot ratio), which is only slightly below Pinetree Hill’s $1,318 psf ppr.

Pricing Comparison of Recent New Launches

To enable homebuyers and property investors to make well-informed decisions, the following price comparison will offer valuable insights into the current state of Singapore's real estate market.

If you require the latest pricing and project information, please Whatsapp me.

Where is Nava Grove Condo Located?

Nava Grove Condo 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 Condo 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 Near Nava Grove

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 Condo 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 Condo 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.

Investment Prospects of Nava Grove Condo

Nava Grove Condo can offer a compelling investment opportunity for several reasons.

Developed by reputable developers Sinarmas Land and MCL Land, it ensures quality and reliability. The development features modern architecture and comprehensive facilities for all ages that harmoniously blend with the natural surroundings.

Situated in the upscale Pine Grove area near District 10, Nava Grove provides a serene environment and is close to several nature parks and the future Greater Southern Waterfront. This will appeal to both homeowners and property investors.

Its convenient access to major employment hubs such as one-north, Singapore Science Park and Jurong Lake District and popular shopping destinations like Holland Village and Beauty World, as well as reputable educational institutions, further enhances its appeal.

A potential drawback is the lack of an MRT station within walking, which could be an important consideration for some buyers. Thus, a decision has to be made between transport convenience and the appeal of a tranquil, upscale neighbourhood.

Comparative Market Analysis

Although there isn’t an MRT station within walking distance, let’s assess how this impacts a property’s investment potential by examining the performance (average psf price) of four nearby condominiums in District 21 since they were launched. They are:

1. Pinetree Hill (99-year leasehold launched in July 2023).
2. Ki Residences (999-year leasehold launched in December 2020).
3. Cavendish Park (99-year leasehold launched in February 1995).
4. Astor Green (99-year leasehold launched in February 1995).

Nava Grove Comparative Market Analysis

According to the above chart, their overall average price (psf) growth are:

1. Pinetree Hill: +5.05%.
2. Ki Residences: +22.40%.
3. Astor Green: +119.78%.
4. Cavendish Park: +143.19%.

However, for a clearer analysis, the above capital appreciation rates are annualised to show their compound growth rates yearly:

1. Pinetree Hill: +4.32%.
2. Ki Residences: 5.55%.
3. Astor Green: 2.69%.
4. Cavendish Park: 3.02%.

Of the four condominiums, Ki Residences and Pinetree Hill have registered a higher annualised growth rate since they were launched, and significantly too.

It is worth noting that they are also the newest compared to Astor Green and Cavendish Park which are almost 30 years old.

As properties age, they face lease decay and high maintenance costs, making them less desirable and adversely affecting their rate of capital appreciation.

Like Nava Grove, Ki Residences at Sunset Way and Pinetree Hill nearby also enjoy an idyllic and serene living environment. Neither of them has an MRT station within walking distance as well.

The analysis indicates that the absence of an MRT station may not significantly affect a housing development’s prospects. This finding should alleviate any concerns regarding the investment potential of Nava Grove.

But, like any property investment, an exit strategy is crucial to maximise ROI. If you wish to learn more about Nava Grove or property investment, please contact me.