Nava Grove represents one of the most compelling new-launch propositions in Singapore’s Rest of Central Region. Rising from the former Pine Grove Government Land Sales (GLS) Parcel B site along Ulu Pandan Road in District 21, this 552-unit, 99-year leasehold development by MCL Land and Sinarmas Land is positioned at the intersection of nature, connectivity, and mid-market capital appreciation. When the joint venture secured the site in November 2023 at $692.39 million ($1,223 psf ppr)—a bid 23.8% above the second-highest offer—it signalled developer conviction in the precinct’s long-term fundamentals. That conviction was swiftly validated at the November 2024 launch weekend, when 65% of units (359 out of 552) were sold at an average price of $2,448 psf, a strong take-up rate for a project comprising three 24-storey towers in a mature, leafy enclave. Buyers who understand the Upper Bukit Timah corridor’s scarcity premium—bounded by the Bukit Timah Nature Reserve, Good Class Bungalow belts, and two Downtown Line MRT stations—will recognise Nava Grove as a generational entry point into one of Singapore’s most sought-after residential addresses. URA property data for the RCR segment contextualises this pricing within the broader market trajectory.
Snapshot as of 2026-05 — figures above reflect publicly available URA/HDB data at the time of this editorial review (as of 2026-05).
District 21 occupies a distinctive position in Singapore’s residential hierarchy. Bounded by the Bukit Timah Nature Reserve to the north, the Ulu Pandan Canal to the south, and the Rail Corridor to the west, the precinct commands a scarcity that the Urban Redevelopment Authority’s masterplan protects through strict low-density zoning on large swaths of land. The Pine Grove locale in particular has been a bellwether for mid-market RCR pricing: when URA’s transaction records are examined, resale psf values in Upper Bukit Timah have consistently outpaced broader RCR averages over five-year rolling windows, supported by perennially tight supply.
The Pine Grove GLS programme released two parcels in successive years. Parcel A, won by a UOL Group and SingLand consortium in June 2022 for $671.5 million, became Pinetree Hill (520 units, launched July 2023). Parcel B became Nava Grove. Together, these two developments account for the bulk of new supply introduced to the submarket in the entire 2023–2027 window, which means secondary-market absorption should remain robust as TOP approaches in 2027–2028. Equally important is the transport overlay: King Albert Park MRT (DT6) and Beauty World MRT (DT5) on the Downtown Line (DTL) are the two nearest stations, placing Nava Grove within practical walking or feeder-bus distance of a line that runs express to Bugis and Bayfront. The DTL’s integration with the Circle Line at Botanic Gardens and the North-South Line at Newton further amplifies cross-island connectivity, a factor that resonates strongly with dual-income households and expatriate tenants employed in the CBD. Families are additionally drawn by proximity to some of Singapore’s most prestigious primary schools—Pei Hwa Presbyterian, Methodist Girls’ School, and Raffles Girls’ Primary are all within the district—reinforcing sustained rental demand from the expatriate family segment. You can explore District 21 market data and price trends on ShiokNest to benchmark Nava Grove against comparable projects in the precinct.
We track 541 sales and 0 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the NAVA GROVE dashboard.
- Average sale price: $2,501,699 across 541 transactions
- District 21 PSF ranking: Premium tier (top 7%)
- 99 yrs lease commencing from 2024 · RCR · D21 · 552 units
About NAVA GROVE
NAVA GROVE is a 99 yrs lease commencing from 2024 condominium, located at PINE GROVE in District 21 (Upper Bukit Timah, Ulu Pandan, Clementi Park) (Rest of Central Region), developed by Golden Ray Edge 3 Pte Ltd, comprising 552 residential units, completed in 2024.
With approximately 97 years remaining on its 99-year lease, the property qualifies for full bank financing and CPF usage.
Unit Mix Distribution
Transaction data breakdown by bedroom type at NAVA GROVE:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 183 | $2,486 psf | $1,645,338 |
| 2 BR | 86 | $2,543 psf | $2,216,524 |
| 3 BR | 184 | $2,458 psf | $2,791,257 |
| 4 BR | 88 | $2,510 psf | $3,955,798 |
Sales Market Overview
NAVA GROVE has recorded 541 sale transactions with an average transaction price of $2,501,699, ranging from $1,388,000 to $4,629,800.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2024 | 387 | $2,453 psf | $2,173,984 | — |
| 2025 | 131 | $2,571 psf | $3,253,464 | ↑ 4.8% |
| 2026 | 23 | $2,638 psf | $3,734,074 | ↑ 2.6% |
NAVA GROVE ranks in the top 7% of condos in District 21 by average PSF.
Compared to the RCR average of $2,047 psf, NAVA GROVE trades 21.6% above the segment benchmark.
Loading chart data...
Competing Condos in District 21
Side-by-side comparison against the most actively traded condos in District 21 (Upper Bukit Timah, Ulu Pandan, Clementi Park):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| THE RESERVE RESIDENCES | 99 yrs lease commencing from 2021 | 892 | $2,494 psf | 722 |
| PINETREE HILL | 99 yrs lease commencing from 2022 | 520 | $2,486 psf | 519 |
| KI RESIDENCES AT BROOKVALE | 999 yrs lease commencing from 1885 | 660 | $1,955 psf | 481 |
| FORETT@BUKIT TIMAH | Freehold | 633 | $2,130 psf | 357 |
| VERDALE | 99 yrs lease commencing from 2018 | 258 | $1,824 psf | 216 |
Location Map
Map shows NAVA GROVE (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- NAVA GROVE
- Dover MRT
- Clementi MRT
- Pei Tong Primary School
- Singapore University of Social Sciences
- Singapore Polytechnic
Nearby MRT Stations
NAVA GROVE is 1.0 km from Dover MRT (East-West Line), with 2 stations within 1.5 km.
Nearby Schools
There are 17 schools within 2 km of NAVA GROVE, including 2 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Pei Tong Primary School | Primary | 610m |
| Singapore University of Social Sciences | Tertiary | 990m |
| Singapore Polytechnic | Tertiary | 1.1 km |
| Clementi Primary School | Primary | 1.1 km |
| Henry Park Primary School | Primary | 1.3 km |
| Anglo-Chinese School (Independent) | Secondary | 1.4 km |
| Clementi Town Secondary School | Secondary | 1.5 km |
| Australian International School | International | 1.5 km |
| Ngee Ann Polytechnic | Tertiary | 1.5 km |
| NUS High School of Mathematics and Science | Jc | 1.5 km |
| Nan Hua Primary School | Primary | 1.6 km |
| Nan Hua High School | Secondary | 1.7 km |
Nava Grove’s investment thesis rests on four mutually reinforcing pillars that distinguish it within the RCR new-launch cohort.
- Proven developer pedigree. MCL Land and Sinarmas Land bring complementary strengths. MCL Land, with projects such as Leedon Green, Parc Esta, and Margaret Ville in its portfolio, has demonstrated a consistent ability to deliver quality mid-to-premium developments on schedule. Sinarmas Land’s regional capital base provides financial resilience across project cycles. UOL Group—the other key participant in the Pine Grove GLS programme via Pinetree Hill—was named Top Developer 2025 by EdgeProp Singapore and Best Residential Developer at the PropertyGuru Asia Property Awards (Singapore) 2025, reflecting the institutional quality standard that characterises new launches in this precinct.
- Nature-adjacency scarcity premium. Nava Grove sits within minutes of the Bukit Timah Nature Reserve, Singapore’s only primary rainforest and a designated ASEAN Heritage Park. Academic research and repeated URA tender premiums consistently show that proximity to protected green spaces commands a durable pricing premium that intensifies as urban density rises. The Rail Corridor, stretching 24 km from Tanjong Pagar to Woodlands, passes close to the site, offering residents a traffic-free leisure route that is difficult to replicate elsewhere in Singapore.
- Strong launch-day validation. The 65% sold rate on launch weekend—with 2-bedroom units hitting 83% take-up and 3-bedroom units at 71%—is a reliable leading indicator of genuine end-user demand rather than speculative flipping. Average transaction prices at $2,448 psf represent a moderate premium over the land cost break-even, suggesting upside headroom as the project approaches TOP and sub-sale activity builds. Run a personalised cost analysis on the Stamp Duty Calculator and Mortgage Calculator to model your total acquisition cost and monthly debt-service obligations before committing.
- Constrained future supply. The Upper Bukit Timah submarket has no GLS sites remaining in the current Government Land Sales reserve list that would materially add supply before 2029. This supply inelasticity, combined with increasing infrastructure investment along the DTL corridor (Beauty World is earmarked for mixed-use intensification under the URA masterplan), provides a structural tailwind for both capital appreciation and rental yields. Use the Price Heatmap to visualise how District 21 psf levels compare across neighbouring districts.
No investment decision is complete without a clear-eyed assessment of the headwinds Nava Grove buyers must price into their underwriting.
- Entry price versus rental yield compression. At $2,224–$2,448 psf, Nava Grove sits at the upper end of what typical rental income in the immediate catchment can service. Gross rental yields for mid-sized condominiums in Upper Bukit Timah have historically tracked between 2.6% and 3.2%, meaning investors relying on rental income to offset holding costs should model conservative scenarios before purchasing. Use the ROI Calculator to stress-test various rental assumptions against current mortgage rates.
- 99-year leasehold decay. Lease commencement from 2024 means buyers are acquiring 99 years of economic life, which compares unfavourably on a pure tenure basis with freehold and 999-year leasehold alternatives in Districts 9–11. While the DTL connectivity and nature proximity partially compensate, sub-sale and eventual resale liquidity will be subject to the standard lease-decay discount that Singaporean buyers apply to ageing leasehold stock. Buyers who prioritise tenure quality should weigh Nava Grove against comparable freehold options using the Property Comparison Tool.
- Construction and TOP timing risk. With an expected TOP of 2027–2028, purchasers face a multi-year progressive payment period during which market conditions, interest rates, and personal financial circumstances may shift materially. Global monetary policy remains uncertain, and any sustained rise in SORA-linked mortgage rates between now and TOP would increase monthly debt-service costs for buyers on floating-rate packages.
- Oversupply risk in the wider RCR cohort. While Upper Bukit Timah supply is constrained, the broader RCR pipeline remains active. Projects in the Queenstown, Holland, and One-North corridors are scheduled to reach TOP in overlapping windows, which may compete for the same pool of HDB-upgrader and returning expatriate renters, tempering rental growth assumptions in the medium term.
- Additional Buyer’s Stamp Duty (ABSD) for foreign nationals and second-property purchases. ABSD rates remain a material cost for non-citizens (60%) and Singapore citizens purchasing a second property (20%). Buyers in these categories should compute their all-in acquisition cost carefully before proceeding.
[
{
"persona": "HDB upgrader — Singapore citizen couple, household income $15,000+, seeking first private property",
"fit_color": "green",
"reason": "Nava Grove’s 2-bedroom and 3-bedroom entry price points ($1.39M–$2.19M) are accessible to well-qualified HDB upgraders after a qualifying 5-year MOP. The project’s nature setting, top-school proximity, and DTL connectivity align directly with the upgrade motivations of this segment. ABSD is zero for the first private property purchase."
},
{
"persona": "Expatriate family tenant (long-term rental, 3–5 year horizon)",
"fit_color": "green",
"reason": "District 21’s concentration of international schools and the nature-park lifestyle make Nava Grove a natural fit for high-income expatriate families, the same demographic that sustains premium rental levels at nearby Florapath, D’Leedon, and Leedon Green. Landlords targeting this segment can command rents at the upper end of the submarket range."
},
{
"persona": "Yield-focused investor (second property, Singapore citizen)",
"fit_color": "amber",
"reason": "Entry yields at $2,448 psf are unlikely to exceed 2.8–3.0% gross on current rental comps, and ABSD of 20% adds materially to the acquisition cost. The investment case relies more on capital appreciation than income, which suits patient investors with a 7-to-10-year horizon rather than short-to-medium-term income seekers."
},
{
"persona": "Foreign national investor (non-resident, non-citizen)",
"fit_color": "red",
"reason": "The 60% ABSD surcharge on foreign nationals purchasing residential property in Singapore makes Nava Grove economically unviable as a pure investment for this buyer segment. Even with capital-appreciation upside, the stamp-duty burden requires extraordinary price growth over the holding period to break even."
},
{
"persona": "Nature-lifestyle owner-occupier (remote worker or semi-retired professional)",
"fit_color": "green",
"reason": "For owner-occupiers prioritising liveability over pure investment metrics, Nava Grove is an outstanding fit. Immediate access to Bukit Timah Nature Reserve trails, the Rail Corridor, and Ulu Pandan Park Connector creates a lifestyle environment that is nearly impossible to replicate at this price point elsewhere in Singapore."
},
{
"persona": "Tenure-conscious buyer seeking predominantly freehold or 999-year leasehold assets",
"fit_color": "amber",
"reason": "The 99-year leasehold tenure commencing 2024 is adequate for medium-term holding strategies but introduces lease-decay risk in the long run. Buyers who place strong emphasis on perpetual wealth transfer or who plan to hold for 30–40 years should compare Nava Grove against freehold alternatives in Districts 10–11 before committing."
}
]
Nava Grove earns a Considered Buy verdict for the right buyer profile. The fundamentals are genuinely compelling: a supply-scarce submarket, DTL connectivity to the CBD, Bukit Timah Nature Reserve adjacency, and a joint-venture developer consortium with proven large-scale residential delivery capability. The 65% launch-weekend sell-through at $2,448 psf average confirms that the market has already priced in these strengths, which means prospective buyers are not picking up a misunderstood asset—they are paying a fair premium for a well-located, well-regarded product. For HDB upgraders purchasing their first private property and owner-occupiers drawn to the nature-lifestyle proposition, the case is strong and the risk-reward is asymmetric in their favour. For investors funding a second or subsequent purchase, the arithmetic demands careful modelling: ABSD, leasehold decay, and yield compression must all be absorbed within the return target before the investment merits a buy decision. Prospective purchasers are strongly encouraged to run scenario analysis using the Mortgage Calculator and Stamp Duty Calculator, and to review comparable active listings via the Property Comparison Tool before signing the Option to Purchase. Overall, Nava Grove is a well-positioned, institutionally credible development in one of Singapore’s most durable residential precincts—one that rewards patient capital and owner-occupier conviction in equal measure.
FAQ
What is the average price for NAVA GROVE?
What is the rental yield for NAVA GROVE?
Is NAVA GROVE freehold or leasehold?
When is Nava Grove’s expected TOP (Temporary Occupation Permit) date?
Nava Grove is currently under construction with an expected TOP of 2027–2028. The 99-year leasehold commenced in 2024 when the developers, MCL Land and Sinarmas Land, acquired the Pine Grove Parcel B GLS site. Buyers on progressive payment schemes should plan their financing drawdown schedules accordingly and check with the developer for the most current construction timeline.
What is the nearest MRT station to Nava Grove, and how long does it take to reach the CBD?
The two nearest MRT stations are King Albert Park (DT6) and Beauty World (DT5) on the Downtown Line (DTL). Both are accessible by feeder bus or a brisk walk. The DTL runs directly to Bugis (DT14) in approximately 20 minutes and to Bayfront (DT16, interchange for the Circle and East-West Lines) in roughly 25 minutes, making Nava Grove highly practical for CBD-based professionals.
What school options are available for families living at Nava Grove?
District 21 is home to some of Singapore’s most sought-after schools. Within the 1–2 km primary school registration radius, families typically have access to Pei Hwa Presbyterian Primary School and schools in the broader Bukit Timah cluster. At the secondary and tertiary levels, Methodist Girls’ School, Raffles Girls’ Primary, and Hwa Chong Institution are nearby. International schools such as the German European School Singapore and the Canadian International School are also within reasonable distance, underpinning sustained expatriate rental demand.
What ABSD rates apply to Nava Grove purchases, and are there any exemptions?
Additional Buyer’s Stamp Duty (ABSD) rates as of 2024 are: 0% for Singapore citizens buying their first residential property; 20% for Singapore citizens buying a second property; 30% for Singapore citizens buying a third or subsequent property; 5% for Singapore Permanent Residents (PRs) buying their first property; 25% for PRs buying a second or subsequent property; and 60% for foreigners. Married couples with at least one Singapore citizen partner purchasing jointly as their first property qualify for a full ABSD remission if they meet the eligibility criteria under the IRAS ABSD guidelines. Use the Stamp Duty Calculator for a precise computation of your total stamp duty liability.
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 541 transactions analysed
- Gross yield = (avg monthly rent × 12) / avg sale price
Median values used to minimise outlier impact. PSF = price per square foot.
View Live Data for NAVA GROVE
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.