Should You Buy Nava Grove? A Pricing Review Against Pinetree Hill And Other New Launches Today
- Matt K
- November 6, 2024
- 18 min read
- Leave comment
Nava Grove Indicative Prices
For those looking at the Pine Grove area, the introduction of Nava Grove is particularly interesting because of how the developers have decided to price it against its most immediate competition – Pinetree Hill. But let’s not also forget that Nava Grove is launched at the same time as 5 other new launches, and faces tough competition in the form of Emerald of Katong and Chuan Park.
Bedroom | Size (sq ft) | Indicative Starting Price | Est. Starting $PSF |
2 Bedroom | 624 | $1,388,000 | $2,224 |
3 Bedroom | 947 | $2,188,000 | $2,310 |
4 Bedroom | 1,335 | $2,988,000 | $2,238 |
4 Bedroom DK | 1,464 | $3,468,000 | $2,369 |
5 Bedroom | 1,722 | $3,988,000 | $2,316 |
Nava Grove’s indicative pricing is quite similar to Pinetree Hill when it first launched as it was also in the $2,2xx – $2,3xx range. As such, we can expect Nava Grove to average around $2,450 PSF overall.
This provides an opportunity for buyers who missed out on lower pricing and choice units at Pinetree Hill to revisit the area. However, certain unit types, especially the 2-bedroom units, could have presented a better opportunity. To know why, let’s look at Pinetree Hill prices.
Pinetree Hill Lowest Transacted/Available Price
To make a comparison on the lowest prices at the competing Pinetree Hill, we first looked at the cheapest transacted prices for each bedroom type. If a cheaper unit is available, we use that instead:
Bedroom | Size (sq ft) | Lowest Cost | $PSF |
2 Bedroom | 700 | $1,573,000 | $2,248 |
3 Bedroom | 969 | $2,177,000 | $2,258 |
4 Bedroom* | 1,292 | $3,180,000 | $2,461 |
5 Bedroom* | 1,733 | $4,318,000 | $2,492 |
Pinetree Hill’s cheapest 2 Bedroom was more pricey than Nava Grove
There’s a difference in sizes between the 2 because Pinetree Hill was a pre-harmonisation project, and Nava Grove is a post-harmonisation project. We’ve explained the distinction more in-depth here, but this effectively also means that comparing both projects solely on a psf basis isn’t relevant anymore.
So on a quantum basis, if you can secure the cheapest 2-bedroom unit, buyers at Nava Grove can enter at a much more attractive rate of $1,388,000 instead of $1,573,000.
This 13% difference is significant for someone who is on a budget. The starting $PSF is also lower than what Pinetree Hill offered.
Considering this discount, buyers at such a price point would have price protection because of the higher prices at Pinetree Hill. As such, you can anticipate a strong interest in such units at these prices.
Of course, there are multiple other factors like how the prices are increased as the floor goes up, but just from the information we have at hand, 2-bedroom units seem to have the edge.
Pinetree Hill’s 3 bedroom is similar in quantum
While Nava Grove is more expensive on a $PSF basis, it is not that much more due to its slightly smaller size because of the GFA harmonisation. For buyers of a 3-bedroom unit, proximity to Henry Park Primary School could be important here. Ideally, you’d want a unit located within 1 km of the school and has a competitive quantum to Pinetree Hill. But this 1 km radius to Henry Park is uncertain now which we’ll discuss more in detail later.
Pinetree Hill’s 4 bedroom is more expensive and smaller than Nava Grove’s
Currently, Nava Grove’s 4-bedroom unit will be more affordable than Pinetree Hill’s 4-bedroom. It’s not only cheaper in overall price but it’s also cheaper on a $PSF basis as it’s larger which says even more given it’s a post-harmonisation project.
Here’s a look at the take-up rate of Pinetree Hill so far:
Bedroom | Total Units | Remaining Units | Take-Up |
2 Bedroom | 45 | 8 | 82.2% |
2 Bedroom Premium | 113 | 12 | 89.4% |
2 Bedroom Premium + Study | 68 | 10 | 85.3% |
3 Bedroom | 68 | 1 | 98.5% |
3 Bedroom Premium + Study | 91 | 59 | 35.2% |
4 Bedroom Deluxe (with Private Lift) | 45 | 26 | 42.2% |
4 Bedroom Premium (with Private Lift) | 45 | 9 | 80.0% |
5 Bedroom Premium (with Private Lift) | 22 | 16 | 27.3% |
Penthouse | 1 | 1 | 0.0% |
You can see that the 4 Bedroom Deluxe was even less popular than the 4 Bedroom Premium despite the lower cost. This indicates the increased demand for premium units when it comes to 4 bedders as compared to the compact version.
It could be for this reason that the compact 4 bedroom at Nava Grove has a more competitive entry price – especially if such units tend to house families with multiple kids, where entry to primary school is likely important since Nava Grove’s 1 km proximity to Henry Park is still uncertain.
Pinetree Hill’s 5-bedroom unit is more expensive than what Nava Grove is offering
In terms of overall pricing, Pinetree Hill is asking for around 8% more than Nava Grove. However, Nava Grove has the larger internal square footage as it’s a post-harmonisation project. There’s also only 1 stack here and it’s located in the most western block which is most likely to fall within 1 km of Henry Park Primary School (we cannot guarantee this as only MOE can verify, but based on existing properties around that are within the radius, it likely seems that the block does fall within 1 km).
The cheaper 5-bedroom pricing here and likely attribute of being within 1 km of Henry Park Primary presents an opportunity for families looking to buy into the district for possible capital appreciation, as the $4+ million quantum is well within range of families looking to move from their landed home nearby (Bukit Timah/Holland enclave).
1 km to Henry Park Primary School?
We’ve brought this point up a couple of times, so let’s look into it in greater depth.
One of the biggest differences between Pinetree Hill and Nava Grove is the proximity to Henry Park Primary School. For those who prioritise sending their children to a popular school, being within the 1 km mark is crucial. For residents of Pinetree Hill, this won’t be an issue as now every block is within 1 km.
However, this cannot be confirmed yet with Nava Grove. When we map the site plan over the land lots and draw the 1 km mark from the East boundary of the school plot, we can see that the 1 km radius just nicely overlaps the eastern blocks too indicating that all units could very well be within the 1 km radius since it goes by postal code (each block has their own postal code).
However, this is purely based on illustration and carries no weight – only MOE would have the actual records which aren’t available now. As such, we can expect prices to reflect this gamble.
If truly prices of the eastern blocks are priced at a discount compared to what Pinetree Hill offers/offered due to this factor and being close to Henry Park Primary is not an important factor to you, then these stacks could make sense as an investment play due to the $PSF disparity and the gamble that it turns out to be within 1 km to Henry Park Primary School.
Now that we’ve taken a look at purely the prices and size, let’s go into greater detail to compare their floor plans.
2 Bedroom
Nava Grove 2 Bedroom (624 sq ft)
The indicative price for the 624 sq ft unit here is $1,388,000 ($2,224 psf).
This unit comes with an enclosed kitchen which is rare for a 2-bedroom unit, a storage area at the entryway, a small dining area and a dumbbell layout that uses space efficiently. The master bedroom is of a good size as it can fit a king-sized bed with 2 side tables. However, it is a 1-bathroom layout which is expected for a 2-bedroom this size.
Pinetree Hill 2 Bedroom (700 sq ft)
The cheapest 2-bedroom unit at Pinetree Hill was sold for $1,573,000 ($2,253 psf). This also has an enclosed kitchen a small dining area and sports a dumbbell layout. The master bedroom is slightly smaller here compared to the one in Nava Grove, however, this one comes with a small study area (it’s not officially recognised as a study). However, such a space is really if both parties need a separate place to work (one could use the dining, another this table).
Both layouts are quite similar, but Nava Grove is smaller as a result of the GFA harmonisation, resulting in a significantly lower overall price.
Currently, the cheapest Pinetree Hill 2-bedroom 700 sq ft unit is on the 20th floor and goes for $1,758,000 which is 27% over what Nava Grove is asking for.
3 Bedroom
Nava Grove 3 Bedroom
The smallest 3-bedroom unit at Nava Grove is 947 sq ft in size and priced from $2,188,000 ($2,310 psf).
This compact 3 bedroom has a dumbbell layout which is great given this is a compact size, so this makes every square foot count. The main entrance opens up into the dining/living which lacks privacy, but for a compact 3 bedroom, this is perfectly acceptable since a z-shaped entryway wouldn’t be much of a priority for an HDB upgrader whose priority is affordability.
The layout is very practical, however, the downside is that the occupant in bedroom 2 would need to walk further to get to the bathroom. This isn’t a big deal though – the more efficient space from not having the entryway makes up for it.
One problem with this layout is the lack of ventilation in the kitchen. As a result, those doing heavy cooking would have to bear with more smells throughout the house. It also doesn’t come with a sliding door that closes the kitchen up, so we can’t say it’s enclosed either. This could be a dealbreaker for those who do heavy cooking as it’s quite typical for 3-bedroom units to come with an enclosed kitchen.
Pinetree Hill Compact 3-Bedroom
The compact 3-bedroom at Pinetree Hill is quite the opposite. It’s a regular layout and comes with a longer entryway that’s z-shaped for privacy. As a result, the layout may look more practical – after all, it also comes with a kitchen that’s ventilated, right?
But if we put the floor plan side by side and match the bed sizes for scale, you’ll see where the compromise is:
While the compact 3-bedder at Pinetree Hill looks more practical, we can see where the sacrifice lies. Nava Grove has a more spacious kitchen and comes with 3 hobs. The living room, bedrooms and bathrooms are also slightly bigger. All this was made possible while being 2 sqm smaller and without counting the AC ledge in the size as it is a post-harmonisation project.
There are pros and cons to both layouts, however, the regular 3-bedroom layout at Pinetree Hill is safer in that it’s a more familiar layout that comes with an enclosed kitchen.
Unfortunately, all the 969 sq ft Pinetree Hill 3-bedroom units are sold out with the exception of the penthouse unit. The cheapest was sold at $2,177,000 ($2,247 sq ft) which is just 0.5% less than what Nava Grove is asking for.
The penthouse unit goes for $2,671,000 and is found on the 24th floor. It comes in at 1,163 sq ft which is more square footage due to the high ceiling (strata void area) in the living area.
3 Bedroom Premium
If you’re looking at the premium 3-bedroom, then Nava Grove offers one at 1,098 sq ft:
Naturally, this layout comes with a small entryway but there is some privacy as people outside can’t look directly into the unit. There’s a dry and wet kitchen, a WC, a bomb shelter and a ventilated enclosed kitchen. There isn’t a yard indicated on the floor plan, but you could use the space right outside the WC though it is quite small. Premium layouts tend to come with a proper yard, so not having one could be a dealbreaker.
At an indicative price of $2,248 psf, this would go for $2,468,000.
The cheapest 3-bedroom premium unit at Pinetree Hill is 1,216 sq ft which went for $2,801,000 ($2,303 psf). This was located on the 6th floor:
In terms of practicality, the one at Pinetree Hill is slightly better. It comes with a wet kitchen with more countertop space and a yard – typical for a premium variation. This one also comes with a study room which is extremely practical as it can also be used as a helper’s room. Currently, the lowest price on offer is $2,950,000.
4 Bedroom
Nava Grove 4-bedroom
The compact 4-bedroom is 1,335 sq ft in size and has 2 variations. The main difference lies in the entryway – one just has a longer one compared to the other.
Surprisingly, the compact 4 bedroom is also missing a yard. Again, the compromise would be having to use the small space outside the washer/dryer area, but this is right next to the WC and it’s not a large area at all. Apart from that, the layout is pretty average. Every bedroom is ensuite which is convenient. The living and dining are somewhat separate as the walls on either side of the hallway do not line up exactly.
At the indicative price of $2,238 psf, the compact 4-bedroom unit would cost $2,988,000.
Pinetree Hill compact 4-bedroom
Pinetree Hill manages to squeeze a lot in a 1,292 sq ft unit. Mind you, this is smaller than the one Nava Grove is offering and is inclusive of the AC ledge. It has a proper yard and even comes with a private lift with its own foyer. The main sacrifice is in the bathroom. All 3 common bedrooms have to share 1 bathroom and only 1 bedroom is ensuite. Both the living and dining share the same space, so there’s flexibility in customising each space there.
Between the two, it is debatable which one is more practical. If we had to really pick one, it would be Pinetree Hill due to the more practical kitchen with greater countertop space, a completely separate yard and the private lift. 3 bedrooms sharing 1 bathroom may not sound ideal, but it’s very workable – all HDBs (even executive flats) also have just 2 bathrooms. So HDB upgraders looking to move into a more affordable 4-bedder would find this acceptable – but not having a proper yard could be shocking given it’s an upgrade from an HDB and the fact that this is a 4-bedroom which typically comes with a proper yard.
The cheapest 4-bedroom compact unit went for $3,204,000 ($2,480 psf) on the 3rd floor. Currently, the cheapest compact 4-bedroom is going for less at $3,191,000 ($2,470 psf). This is on the 2nd floor which makes it an interesting case because now we have a direct comparison to Nava Grove.
Nava Grove 4 Bedroom Premium
Now let’s compare the 4-bedroom premium layout. Here’s the one at Nava Grove which is 1,550 sq ft in size:
This layout is more in line with the compact version at Pinetree Hill as it comes with a private lift and a separate yard. There’s also a rather large storage area beside the bomb shelter, as well as a dry kitchen. The dining/living layout is quite spacious too and can be flexibly customised. In fact, the living area is huge as there’s space for the dining in a separate space.
Every bedroom is ensuite too and the master bedroom comes with both a study/dresser area and a walk-in wardrobe.
At an indicative price of $2,369 psf, this would come in at $3,468,000.
Pinetree Hill 4 bedroom premium
The premium version comes in at 1,464 sq ft so it’s slightly smaller than the one at Nava Grove. However, it does come with a much bigger kitchen area with an island countertop in the middle. It’s also got a larger yard area too. This is where the compromise is – where Nava Grove expanded the living to the full width and had a separate dining space, Pinetree Hill combined the living and dining into one while providing a larger kitchen/yard.
Aside from that, the rest of the layout is pretty regular. All bedrooms are ensuite as expected of the premium layout.
Again, which is better boils down to personal preferences. However, those who entertain guests and spend more time outside the kitchen than inside might find the larger living/dining area at Nava Grove to be more attractive. It’s certainly not as common as the regular Pinetree Hill layout, but there is good appeal in keeping the kitchen size to a limit while expanding the living/dining as that’s where most people spend their time.
The cheapest 4-bedroom premium at Pinetree Hill went for $3,444,000 ($2,353 psf) on level 2. Currently, the cheapest premium version on offer is $3,824,000 ($2,612 psf) and it’s on level 14.
5 Bedroom
Nava Grove 5-bedroom unit
There’s only one layout and stack for the 5-bedroom units. The layout is a dumbbell one as the fourth common bedroom is located on one side and it’s ensuite, making it convenient for the occupant. In fact, every bedroom is ensuite which is great!
There’s also both a storage area and a household shelter, although the yard is lacking in terms of space. It’s nice to also see that the master bathroom has dual sinks which is convenient.
The dining area is quite limited as it’s squeezed next to the dry kitchen next to the walkway, however, this allows for a very big living area.
Pinetree Hill 5 Bedroom Unit
The layout is similar to its 4-bedroom unit. However, the living/dining area shares the same space, so there’s flexibility in configuring it unlike Nava Grove’s living and dining layout. However, this does mean that the living area is smaller compared to what Nava Grove has to offer which is compromised by the larger kitchen Pinetree Hill offers. There’s also a junior master bedroom which is slightly bigger than bedroom 4 at Nava Grove.
Another difference is that 3 of the common bedrooms here have to share 1 bathroom unlike with Nava Grove where 2 common bedrooms share 1, and another one has its own which makes it more convenient. This may be a dealbreaker to some who live with older kids who want their own bathrooms.
The master bathroom here is also better as it comes with a bathtub and dual sink. The master bedroom itself has quite some space on the south side for a study or powder area.
Both layouts have their pros and cons, however, Nava Grove currently offers the more affordable option at $3,988,000 at the cheapest price. Currently, Pinetree Hill is asking for 8.2% more and it’s very similar in size.
New launch alternatives
Aside from Pinetree Hill, here are the other new launches available. We’ll take a closer look at The Reserve Residences, as it’s the next closest competitor and alternative for those living in the area. The Reserve Residences has the appeal of being an Integrated Development too, an attribute that brings huge convenience to residents that both Nava Grove and Pinetree Hill lack.
2 Bedroom new launch alternatives
Project Name | Tenure | Area | Lowest Asking |
Nava Grove | 99 yrs | Bukit Timah | $1,388,000 |
Kassia | Freehold | Pasir Ris | $1,401,000 |
The Shorefront | 999 yrs from 27/11/1937 | Pasir Ris | $1,471,000 |
Jansen House | 999 yrs from 01/09/1876 | Hougang | $1,499,000 |
Hillock Green | 99 yrs from 19/12/2022 | Ang Mo Kio | $1,534,000 |
SORA | 99 yrs from 30/08/2023 | Jurong East | $1,543,000 |
Chuan Park* | 99 yrs | Serangoon | $1,550,000 |
Emerald of Katong* | 99 yrs | Marine Parade | $1,550,000 |
The LakeGarden Residences | 99 yrs from 31/05/2023 | Jurong East | $1,554,300 |
The Myst | 99 yrs from 11/05/2023 | Bukit Panjang | $1,559,000 |
Hillhaven | 99 yrs from 13/02/2023 | Bukit Batok | $1,569,392 |
Lentoria | 99 yrs from 19/12/2022 | Ang Mo Kio | $1,640,000 |
Orchard Sophia | Freehold | Rochor | $1,694,300 |
The Collective @ One Sophia | 99 yrs | Rochor | $1,710,000 |
Bartley Vue | 99 yrs from 13/04/2020 | Toa Payoh | $1,725,000 |
Pinetree Hill | 99 yrs from 12/09/2022 | Bukit Timah | $1,758,000 |
The Arcady at Boon Keng | Freehold | Kallang | $1,758,000 |
Koon Seng House | Freehold | Geylang | $1,807,000 |
Claydence | Freehold | Geylang | $1,807,800 |
The Continuum | Freehold | Geylang | $1,849,000 |
8@BT | 99 yrs | Bukit Timah | $1,881,000 |
Terra Hill | Freehold | Queenstown | $1,884,000 |
The Hillshore | Freehold | Queenstown | $1,890,000 |
Hill House | 999 yrs from 01/07/1841 | River Valley | $1,937,000 |
Grand Dunman | 99 yrs from 12/09/2022 | Marine Parade | $1,964,000 |
One Bernam | 99 yrs from 10/12/2019 | Downtown Core | $1,987,000 |
Union Square Residences | 99 yrs | Singapore River | $1,998,000 |
Tembusu Grand | 99 yrs from 25/04/2022 | Marine Parade | $2,102,000 |
Grange 1866 | Freehold | River Valley | $2,285,000 |
10 Evelyn | Freehold | Novena | $2,292,650 |
Midtown Bay | 99 yrs from 02/01/2018 | Downtown Core | $2,308,000 |
TMW Maxwell | 99 yrs from 28/04/2023 | Outram | $2,404,000 |
Cuscaden Reserve | 99 yrs from 14/08/2018 | Orchard | $2,565,000 |
Atlassia | Freehold | Geylang | $3,059,028 |
Boulevard 88 | Freehold | Orchard | $4,785,000 |
Nava Grove comes in as the cheapest 2 bedroom available in the market today. You’ll also notice that if you’re looking at this unit type, Pinetree Hill’s cheapest is already at over $1.7 million dollars.
For those looking to stay near an MRT, Hillock Green might be an attractive option. It’s right opposite Lentor Modern which is integrated, so in terms of amenities, Hillock Green comes out on top, but it’s not within 1 km of a popular primary school. It’s also in a drastically different location, so it’s not even truly comparable and it’s about $150k more for a unit that’s also a 2-bathroom unit.
3 Bedroom New Launch Alternatives
Project Name | Tenure | Area | Lowest Asking |
North Gaia | 99 yrs from 15/02/2021 | Yishun | $1,228,000 |
Novo Place | 99 yrs | Tengah | $1,298,000 |
Lumina Grand | 99 yrs from 27/12/2022 | Bukit Batok | $1,364,000 |
The Shorefront | 999 yrs from 27/11/1937 | Pasir Ris | $1,739,000 |
The Arden | 99 yrs from 14/07/2023 | Bukit Batok | $1,837,000 |
Kassia | Freehold | Pasir Ris | $1,838,000 |
The Myst | 99 yrs from 11/05/2023 | Bukit Panjang | $1,891,000 |
Jansen House | 999 yrs from 01/09/1876 | Hougang | $1,988,000 |
Lentoria | 99 yrs from 19/12/2022 | Ang Mo Kio | $1,988,000 |
Hillhaven | 99 yrs from 13/02/2023 | Bukit Batok | $2,008,917 |
SORA | 99 yrs from 30/08/2023 | Jurong East | $2,073,000 |
Mori | Freehold | Geylang | $2,093,000 |
Emerald of Katong* | 99 yrs | Marine Parade | $2,100,000 |
Chuan Park* | 99 yrs | Serangoon | $2,150,000 |
The Botany at Dairy Farm | 99 yrs from 08/06/2022 | Bukit Panjang | $2,112,000 |
Hillock Green | 99 yrs from 19/12/2022 | Ang Mo Kio | $2,116,000 |
Bartley Vue | 99 yrs from 13/04/2020 | Toa Payoh | $2,163,000 |
Nava Grove | 99 yrs | Bukit Timah | $2,188,000 |
Hill House | 999 yrs from 01/07/1841 | River Valley | $2,218,000 |
The LakeGarden Residences | 99 yrs from 31/05/2023 | Jurong East | $2,233,400 |
Sceneca Residence | 99 yrs from 10/02/2021 | Bedok | $2,248,000 |
Lentor Mansion | 99 yrs from 11/07/2023 | Ang Mo Kio | $2,307,000 |
Terra Hill | Freehold | Queenstown | $2,376,000 |
The Continuum | Freehold | Geylang | $2,377,000 |
Koon Seng House | Freehold | Geylang | $2,387,000 |
The Arcady at Boon Keng | Freehold | Kallang | $2,390,000 |
Lentor Hills Residences | 99 yrs from 25/04/2022 | Ang Mo Kio | $2,424,000 |
Grand Dunman | 99 yrs from 12/09/2022 | Marine Parade | $2,458,000 |
Claydence | Freehold | Geylang | $2,474,800 |
Tembusu Grand | 99 yrs from 25/04/2022 | Marine Parade | $2,648,000 |
The Hillshore | Freehold | Queenstown | $2,670,000 |
Pinetree Hill | 99 yrs from 12/09/2022 | Bukit Timah | $2,671,000 |
Atlassia | Freehold | Geylang | $2,804,578 |
8@BT | 99 yrs | Bukit Timah | $2,813,000 |
Union Square Residences | 99 yrs | Singapore River | $2,820,000 |
The Collective @ One Sophia | 99 yrs | Rochor | $2,850,000 |
J’den | 99 yrs from 30/08/2023 | Jurong East | $2,970,000 |
Enchante | Freehold | Novena | $3,398,700 |
10 Evelyn | Freehold | Novena | $3,416,000 |
Ikigai | Freehold | Novena | $3,465,280 |
Canninghill Piers | 99 yrs from 17/09/2021 | Singapore River | $3,652,000 |
One Bernam | 99 yrs from 10/12/2019 | Downtown Core | $3,800,000 |
Cuscaden Reserve | 99 yrs from 14/08/2018 | Orchard | $3,848,000 |
Midtown Bay | 99 yrs from 02/01/2018 | Downtown Core | $4,714,000 |
Watten House | Freehold | Bukit Timah | $5,038,000 |
Klimt Cairnhill | Freehold | Newton | $5,128,000 |
The Giverny Residences | Freehold | Bukit Timah | $5,497,000 |
Pinetree Hill’s compact 3-bedder has only 1 unit left at the time of writing, so you can anticipate that at this pricing, Nava Grove’s compact 3-bedder would be popular also because it is priced quite attractively. It’s priced very close to the lowest-cost 3-bedroom that was sold at Pinetree Hill, and the cheapest in Pinetree Hill now is about $500k more.
If we look at where Nava Grove is positioned, you’ll find that the price makes sense compared to its competition. It may not be close to the MRT like Hillock Green, but those who already stay in this area and are likely to stay may not mind the lack of one to begin with. Moreover, families looking to upgrade into this area would find the low $2m quantum palatable as that’s what’s expected today in newer, more centrally-located condos.
4 Bedroom New Launch Alternatives
Project Name | Tenure | Area | Lowest Asking |
Novo Place | 99 yrs | Tengah | $1,581,000 |
Lumina Grand | 99 yrs from 27/12/2022 | Bukit Batok | $1,650,000 |
North Gaia | 99 yrs from 15/02/2021 | Yishun | $1,682,000 |
Altura | 99 yrs from 20/06/2022 | Bukit Batok | $1,728,000 |
The Arden | 99 yrs from 14/07/2023 | Bukit Batok | $2,193,000 |
Straits at Joo Chiat | Freehold | Bedok | $2,196,520 |
Jansen House | 999 yrs from 01/09/1876 | Hougang | $2,430,000 |
Hillhaven | 99 yrs from 13/02/2023 | Bukit Batok | $2,495,595 |
Kassia | Freehold | Pasir Ris | $2,522,000 |
Norwood Grand | 99 yrs | Woodlands | $2,590,000 |
Lentoria | 99 yrs from 19/12/2022 | Ang Mo Kio | $2,598,000 |
Hillock Green | 99 yrs from 19/12/2022 | Ang Mo Kio | $2,608,000 |
Lentor Mansion | 99 yrs from 11/07/2023 | Ang Mo Kio | $2,676,000 |
The LakeGarden Residences | 99 yrs from 31/05/2023 | Jurong East | $2,693,200 |
Sky Eden@Bedok | 99 years leasehold | Bedok | $2,698,000 |
The Myst | 99 yrs from 11/05/2023 | Bukit Panjang | $2,746,000 |
Emerald of Katong* | 99 yrs | Marine Parade | $2,750,000 |
Koon Seng House | Freehold | Geylang | $2,780,000 |
Lentor Hills Residences | 99 yrs from 25/04/2022 | Ang Mo Kio | $2,787,000 |
The Shorefront | 999 yrs from 27/11/1937 | Pasir Ris | $2,797,000 |
Nava Grove | 99 yrs | Bukit Timah | $2,988,000 |
Sceneca Residence | 99 yrs from 10/02/2021 | Bedok | $3,000,000 |
Chuan Park* | 99 yrs | Serangoon | $3,150,000 |
Pinetree Hill | 99 yrs from 12/09/2022 | Bukit Timah | $3,180,000 |
Tembusu Grand | 99 yrs from 25/04/2022 | Marine Parade | $3,288,000 |
The Continuum | Freehold | Geylang | $3,306,000 |
Grand Dunman | 99 yrs from 12/09/2022 | Marine Parade | $3,311,000 |
J’den | 99 yrs from 30/08/2023 | Jurong East | $3,312,000 |
Blossoms By The Park | 99 yrs from 10/01/2022 | Queenstown | $3,436,000 |
Terra Hill | Freehold | Queenstown | $3,469,000 |
8@BT | 99 yrs | Bukit Timah | $3,613,000 |
Enchante | Freehold | Novena | $3,748,300 |
The Hillshore | Freehold | Queenstown | $3,880,000 |
Union Square Residences | 99 yrs | Singapore River | $4,620,000 |
Watten House | Freehold | Bukit Timah | $4,956,000 |
Claydence | Freehold | Geylang | $4,977,200 |
Canninghill Piers | 99 yrs from 17/09/2021 | Singapore River | $5,544,000 |
AMO Residence | 99 yrs from 30/08/2021 | Ang Mo Kio | $5,588,000 |
Midtown Modern | 99 yrs from 10/12/2019 | Downtown Core | $6,208,000 |
The Arcady at Boon Keng | Freehold | Kallang | $7,387,000 |
Irwell Hill Residences | 99 yrs from 13/04/2020 | River Valley | $9,452,000 |
The Giverny Residences | Freehold | Bukit Timah | $9,566,000 |
32 Gilstead | Freehold | Novena | $13,016,000 |
We’ve highlighted before that Pinetree Hill’s cheapest 4-bedroom unit on offer hasn’t been sold out yet, and as mentioned this may be due to the slower uptake of the compact 4-bedder as compared to the premium. Either way, Nava Grove’s pricing remains attractive as it’s set to start lower than what Pinetree Hill is offering now.
As aforementioned, those priced lower are located outside of the Central Region. Thus, even the 4-bedroom unit prices make sense here. If we go down the list, you’ll start to see more expensive options which also make sense such as those located in D15 or integrated developments like J’den.
5 Bedroom New Launch Alternatives
Project Name | Tenure | Area | Lowest Asking |
Lumina Grand | 99 yrs | Bukit Batok | $2,130,000 |
Altura | 99 yrs from 20/06/2022 | Bukit Batok | $2,210,000 |
Straits at Joo Chiat | Freehold | Bedok | $3,022,240 |
The Myst | 99 yrs from 11/05/2023 | Bukit Panjang | $3,180,000 |
Lentor Mansion | 99 yrs from 11/07/2023 | Ang Mo Kio | $3,191,000 |
The LakeGarden Residences | 99 yrs from 31/05/2023 | Jurong East | $3,215,500 |
Emerald of Katong | 99 yrs | Marine Parade | $3,550,000 |
Chuan Park* | 99 yrs | Serangoon | $3,750,000 |
Nava Grove | 99 yrs | Bukit Timah | $3,988,000 |
Tembusu Grand | 99 yrs from 25/04/2022 | Marine Parade | $4,028,000 |
Grand Dunman | 99 yrs from 12/09/2022 | Marine Parade | $4,034,000 |
Pinetree Hill | 99 yrs from 12/09/2022 | Bukit Timah | $4,318,000 |
Terra Hill | Freehold | Queenstown | $5,511,000 |
The Continuum | Freehold | Geylang | $5,511,000 |
Watten House | Freehold | Bukit Timah | $7,958,000 |
Canninghill Piers | 99 yrs from 17/09/2021 | Singapore River | $8,904,000 |
Union Square Residences | 99 yrs | Singapore River | $9,288,000 |
Irwell Hill Residences | 99 yrs from 13/04/2020 | River Valley | $11,080,000 |
One Bernam | 99 yrs from 10/12/2019 | Downtown Core | $16,446,000 |
The same pattern again emerges for the 5 bedroom units. Its pricing is naturally more than those in the outskirts such as those in Bukit Batok and Bukit Panjang. And at just under $4 million, this pricing is within the budget for those looking to move from a landed home in the vicinity to a condo.
Resale alternatives in the area
Like Pinetree Hill, Nava Grove does not have any real comparable resale alternatives in the area. Condos in the vicinity are much older and were built in a different era having a larger floor plate and thus, a larger quantum even though their $PSF is lower. They’re also less convenient since they are a drive in unlike Pinetree Hill and Nava Grove which are located along Ulu Pandan Road.
Here’s a look at their average $PSF based on the past 12 months of transactions:
Project Name | Tenure | Average $PSF | Average Price | Average Size Transacted (Sq Ft) |
ASTOR GREEN | 99 yrs from 18/11/1991 | $1,397 | $1,503,750 | 1,076 |
PARKSUITES | 110 yrs from 01/11/2017 | $2,403 | $1,691,107 | 685 |
CAVENDISH PARK | 99 yrs from 18/11/1991 | $1,545 | $1,735,778 | 1,133 |
THE SIERRA | 947 yrs from 15/05/1937 | $1,820 | $1,832,500 | 1,006 |
PINE GROVE | 99 yrs from 01/11/1984 | $1,101 | $1,883,714 | 1,713 |
THE SERENADE @ HOLLAND | 99 yrs from 05/06/2001 | $1,555 | $2,743,333 | 1,772 |
QUINTERRA | 99 yrs from 08/03/2006 | $1,648 | $2,768,000 | 1,679 |
MONTVIEW | Freehold | $2,129 | $3,018,333 | 1,414 |
THE TRIZON | Freehold | $2,155 | $3,134,714 | 1,459 |
ALLSWORTH PARK | 999 yrs from 06/07/1885 | $1,896 | $3,182,667 | 1,650 |
THE MARBELLA | Freehold | $2,267 | $3,197,714 | 1,410 |
VILLAGE TOWER | Freehold | $1,853 | $3,350,000 | 1,808 |
PANDAN VALLEY | Freehold | $1,412 | $3,426,643 | 2,620 |
RIDGEWOOD | 999 yrs from 06/07/1885 | $1,708 | $3,499,500 | 2,083 |
LEIGHWOODS | Freehold | $1,624 | $3,600,000 | 2,217 |
GLENTREES | 999 yrs from 17/09/1885 | $1,526 | $3,644,000 | 2,614 |
BEAVERTON COURT | Freehold | $1,801 | $5,717,500 | 3,175 |
FONTANA HEIGHTS | Freehold | $2,337 | $8,100,000 | 3,466 |
Most resale condos around are either 999-year or freehold. Leasehold options are a lot cheaper due to their age.
If you look at some of the freehold options, you’ll see that their $PSF is still above $2,000 on average. Coupled with a larger floor plate, these prices are in the $3+ million range where you can get a 4 bedroom in Nava Grove.
Cheaper options like Astor Green have a lease start year of 1991 and are already 33 years old, meaning its lease has just 66 years left. While it is old, prices have still been appreciating, showcasing strong demand in the area. In fact, all of the condos have hit new highs in the past 2 years:
As such, if we consider the resale condos around, we’ll see that Nava Grove can be an attractive option due to its lower quantum (due to its smaller size), good demand for homes in the area and newer age relative to other condos, making it stand out in the resale market.
Conclusion
In assessing Nava Grove’s pricing, here are some things to note:
- Nava Grove is attractive relative to Pinetree Hill in all categories as its prices are either lower or match what the older Pinetree Hill offers (at least based on indicative pricing)
- Units that have a lower $PSF compared to Pinetree Hill would have better price protection for investors. Units in the eastern blocks may be a gamble as there’s no confirmation that it’s within 1 km of Henry Park Primary School.
- In terms of layout, it’s a toss-up on whether Nava Grove or Pinetree Hill is better. However, we do find that Pinetree Hill’s more regular and practical layout would be preferred in the resale market.
- Nava Grove’s pricing is attractive if we look at the new launch market today. It’s the most affordable in the 2 bedroom category, and well positioned in the 3 – 5 bedroom category.
- In the resale market, we can see that condos around have done well. There’s a mix of both leasehold and freehold options, with leasehold ones being quite old and thus providing a stark contrast to its leasehold competitors. Other condos around are also a lot bigger in general, resulting in a high quantum and giving Nava Grove a further edge due to its smaller size.
Nava Grove seems well positioned for HDB upgraders in the area looking at primary schools as an option. The upcoming Dover BTO enclave (although this would likely be PLH and much further down the road) would also result in spillover demand in the years to come and the 2 and 3-bedroom units are priced for such a market. However, the exit from this shouldn’t be depended on in the short-term as Dover BTO would likely face greater restrictions in MOP.
Condo/landed homeowners who want to move to a newer condo but wish to stay in the area would likely find the overall price to be reasonable since this area is not priced low to begin with.
We hope that our analysis will help you in your decision-making. If you’d like to get in touch for a more in-depth consultation, you can do so here.