Should You Buy Nava Grove? A Pricing Review Against Pinetree Hill And Other New Launches Today

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:

1. 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)
2. 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.
3. 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.
4. 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.
5. 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.