Novo Place is a 504-unit Executive Condominium (EC) developed by the Hoi Hup Realty and Sunway Developments joint venture, sited at Plantation Close in Tengah — Singapore’s most ambitious new town since Punggol. Launched in November 2024 at an average median price of S$1,652 per square foot, Novo Place sold 57 per cent of its units on opening day and closed out the year at an 89 per cent sales rate, confirming strong pent-up demand for quality EC product in the west. The development sits squarely within the Plantation district of Tengah, a master-planned “forest town” that buries vehicular traffic underground and reserves the surface for cyclists, joggers, and a continuous 100-hectare forest corridor connecting the Central Catchment and Western Water Catchment areas. For the right buyer — one who qualifies under HDB’s EC income ceiling and is comfortable holding through the Minimum Occupation Period — Novo Place represents a rare opportunity to enter a catalytic precinct at a price point well below comparable private condominiums in the same geography.
Snapshot as of 2026-05 — figures above reflect publicly available URA/HDB data at the time of this editorial review (as of 2026-05).
Tengah was first announced by HDB in 2016 as Singapore’s first entirely new town in more than two decades. Unlike Punggol, which adapted incrementally, Tengah was designed from scratch around four principles: a car-free town centre, a Central Park “green spine,” smart district cooling, and a forest fringe that integrates with the Western Water Catchment. The town is subdivided into five districts — Plantation, Garden, Park, Brickland, and Forest Hill — each with its own character, and will eventually house an estimated 42,000 flats across roughly the same footprint as Bishan. Full build-out is expected to take approximately 20 years, meaning buyers entering at the current stage are acquiring into a still-forming town whose amenity stack will materially improve over the holding period.
Novo Place occupies Plantation Close, in the district closest to the future Tengah Park and Tengah Plantation MRT stations on the Jurong Region Line (JRL). Phase 1 of the JRL, stretching from Choa Chu Kang through the western corridor, has its first trains already delivered as of late 2025, with full Phase 1 passenger service anticipated by mid-2028. When the JRL opens, Novo Place residents will have direct rail access to Jurong East Interchange (linking the East-West Line and the future Jurong Lake District development), Boon Lay, and Choa Chu Kang — effectively plugging Tengah into Singapore’s cross-island transit backbone. The developer consortium also won the adjacent Plantation Close EC Parcel B (Otto Place, 548 units) at the same site, meaning the broader Plantation precinct benefits from coordinated landscaping and shared green buffers. Investors tracking the URA Real Estate Statistics will note that EC resale prices in maturing western towns have historically commanded a premium once MRT lines open and the five-year MOP expires, a pattern visible in Parc Canberra and Rivercove Residences after their respective transport upgrades. Buyers should also consult HDB’s EC eligibility guidelines to confirm income ceiling and citizenship requirements before committing.
We track 504 sales and 0 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the NOVO PLACE dashboard.
- Average sale price: $1,590,284 across 504 transactions
- District 24 PSF ranking: Mid-range (top 75%)
- 99 yrs lease commencing from 2023 · OCR · D24 · 504 units
About NOVO PLACE
NOVO PLACE is a 99 yrs lease commencing from 2023 condominium, located at PLANTATION CLOSE in District 24 (Lim Chu Kang, Tengah) (Outside Central Region), developed by Hoi Hup Sunway Jurong Pte Ltd, comprising 504 residential units, completed in 2024.
With approximately 96 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 NOVO PLACE:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 360 | $1,650 psf | $1,476,942 |
| 3 BR | 144 | $1,666 psf | $1,873,639 |
Sales Market Overview
NOVO PLACE has recorded 504 sale transactions with an average transaction price of $1,590,284, ranging from $1,338,000 to $2,039,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2024 | 406 | $1,656 psf | $1,611,310 | — |
| 2025 | 95 | $1,646 psf | $1,497,453 | ↓ 0.6% |
| 2026 | 3 | $1,688 psf | $1,684,333 | ↑ 2.5% |
NOVO PLACE ranks in the top 75% of condos in District 24 by average PSF.
Compared to the OCR average of $1,550 psf, NOVO PLACE trades 6.7% above the segment benchmark.
Loading chart data...
Competing Condos in District 24
Side-by-side comparison against the most actively traded condos in District 24 (Lim Chu Kang, Tengah):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| TENGAH GARDEN RESIDENCES | 99 years leasehold | — | $2,103 psf | 857 |
| COPEN GRAND | 99 yrs lease commencing from 2021 | 639 | $1,341 psf | 638 |
| OTTO PLACE | 99 yrs lease commencing from 2024 | 600 | $1,759 psf | 590 |
Location Map
Map shows NOVO PLACE (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- NOVO PLACE
- Chinese Garden MRT
- Bukit Batok MRT
- Lianhua Primary School
- Keming Primary School
- Institute of Technical Education (College West)
Nearby MRT Stations
NOVO PLACE is 890m from Chinese Garden MRT (East-West Line), with 2 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Chinese Garden | EW25 | East-West Line | 890m |
| Bukit Batok | NS2 | North-South Line | 1.4 km |
Nearby Schools
There are 17 schools within 2 km of NOVO PLACE, including 7 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Lianhua Primary School | Primary | 130m |
| Keming Primary School | Primary | 340m |
| Institute of Technical Education (College West) | Tertiary | 460m |
| Fuhua Primary School | Primary | 510m |
| Rulang Primary School | Primary | 850m |
| Dunearn Secondary School | Secondary | 880m |
| CHIJ Our Lady of the Nativity | Primary | 890m |
| Huamin Primary School | Primary | 1.0 km |
| Jurongville Secondary School | Secondary | 1.1 km |
| Hillgrove Secondary School | Secondary | 1.2 km |
| Jurong Primary School | Primary | 1.2 km |
| Dazhong Primary School | Primary | 1.3 km |
Credible, award-winning JV developer. The Hoi Hup Realty and Sunway Developments partnership has delivered more than 8,000 residential units across 15 Singapore projects since 2007. Their EC portfolio — which includes Rivercove Residences, Hundred Palms Residences, Parc Canberra, and Parc Central Residences — has won multiple EdgeProp Excellence Awards for layout and marketing, and Hoi Hup has been named a BCI Asia Top Ten Developer every year from 2017 to 2021. Buyers can reference Otto Place, the sister EC on the adjacent Plantation Close Parcel B site, as a live proof of the same JV’s quality standards within the identical precinct.
Tengah’s car-lite infrastructure is a genuine lifestyle differentiator. All surface roads in Tengah’s town centre are buried in an underground road tunnel, freeing the ground plane for a 5-kilometre park connector, cycling paths, and edible gardens. The planned Central Park spans over 20 hectares. For residents, this translates into door-to-door recreational access without crossing traffic — a quality-of-life proposition absent from virtually every other EC in Singapore.
JRL proximity is a structural price catalyst. Novo Place is within comfortable walking distance of two future JRL stations (Tengah Park and Tengah Plantation). When Phase 1 of the JRL opens (estimated mid-2028), travel times to Jurong East, Boon Lay, and the wider East-West Line corridor will compress significantly, making Tengah functionally equivalent to established western towns for commuters. Transport-driven price uplift is one of the most consistently documented patterns in Singapore’s residential market data, as tracked in District 24 price trends.
EC pricing advantage versus comparable private condominiums. At a median launch price of S$1,652 psf, Novo Place was priced at a material discount to equivalent new-launch private condominiums in the western OCR corridor. This structural gap — built into Singapore’s EC policy as an explicit subsidy for the “sandwiched class” — means buyers who qualify under the income ceiling gain immediate book value relative to private peers. Use the investment return calculator to model post-MOP appreciation scenarios against your specific holding assumptions.
Long MOP and EC-specific resale constraints. As an EC, Novo Place cannot be sold on the open market for five years from the date of Temporary Occupation Permit (TOP). During the MOP, it can only be sold back to the developer or transferred to immediate family. Only after ten years does the unit become fully privatised and eligible for sale to foreigners and companies. Buyers who need near-term liquidity or face uncertain employment prospects should weigh these restrictions carefully before committing.
Tengah is still a construction site. While the planning vision is clear, the vast majority of Tengah’s amenities — commercial clusters, schools, the forest corridor, the town park — will take another 10 to 15 years to reach full maturity. Residents moving in at TOP will face a transitional period with limited on-ground F&B, retail, and community facilities. The nearest mature town centre remains Choa Chu Kang or Bukit Timah/Beauty World, requiring residents to travel out for most daily needs until Tengah’s own commercial infrastructure develops.
JRL timeline risk. Phase 1 of the JRL has already been delayed approximately six months, with the revised opening estimated at mid-2028. Further construction or systems delays are possible. Until the line opens, Novo Place residents will rely primarily on buses connecting to the existing Bukit Batok, Choa Chu Kang, and Jurong East MRT stations — a less convenient arrangement than the JRL promises to deliver.
High EC land cost may limit developer-side value buffer. The Plantation Close site was acquired at S$703 psf per plot ratio — a record for EC land at the time. This high land cost was directly reflected in launch prices. Buyers should be aware that the developer’s margin buffer and any future discounting headroom may be narrower than in earlier EC cycles where land costs were lower. Use the stamp duty calculator and the mortgage calculator to stress-test affordability at prevailing interest rates.
- ✅ First-timer EC upgrader (HDB couple, household income S$12,000–S$16,000): Novo Place is purpose-built for this segment. EC grants, deferred payment schemes, and subsidised pricing versus private condos make this the highest-value entry point available to eligible buyers in the western OCR. The 5-year MOP aligns naturally with a long-term owner-occupier horizon.
- ✅ Young professional couple relocating to a western workplace hub (JTC/Jurong Lake District): Once the JRL opens, Tengah’s Plantation stations will offer rapid access to Jurong East and the broader Jurong Innovation District corridor. Car-lite infrastructure reduces transport running costs. The lifestyle proposition — cycling, green corridors — resonates with this demographic.
- ⚠️ EC investor targeting 5-year post-MOP resale: Historical EC markets in maturing towns have rewarded patient investors, but Tengah’s full amenity stack remains 10+ years away. Post-MOP resale demand will depend heavily on how quickly the town populates and whether the JRL delivers on time. Yields during the MOP are also unavailable, constraining interim cash return.
- ⚠️ Foreign national or Singapore PR (SPR) without prior HDB property: SPRs may purchase EC only after the development has been listed on the open market for at least 10 years (full privatisation). Foreigners are ineligible to purchase ECs at any stage before full privatisation. This restricts both the buyer pool and the liquidity available to EC holders seeking to exit early.
- ❌ Buyer seeking immediate amenity and lifestyle convenience: Tengah is in active development. Schools, commercial F&B, and transport connections that are standard in mature estates will take years to materialise. Buyers who rely on dense walkable amenity in the near term should look at established western towns like Jurong West or Choa Chu Kang instead. Cross-reference other condominiums in the comparison tool or the price heatmap to calibrate expectations.
- ❌ Multi-generational family needing flexibility to sublet rooms immediately: EC resale and subletting rules are materially stricter than private condominiums for the first ten years. During the MOP, subletting individual rooms requires HDB approval and the owner must continue to occupy the unit. Families banking on rental income to service the mortgage should stress-test this constraint carefully.
Novo Place is not a speculative play — it is a conviction bet on Tengah’s master plan. The fundamentals supporting that conviction are unusually strong: a credible developer with a proven EC track record, a transit catalyst (JRL) with trains already delivered, a government-backed planning vision that has materially de-risked the “will this town actually get built?” question, and a structural pricing subsidy built into the EC format. The risks are real but largely temporal: the MOP restricts liquidity, the town needs another decade to mature, and the JRL may slip further. For buyers who are EC-eligible, plan to hold through at least the MOP, and prioritise long-term capital appreciation over near-term convenience, Novo Place is among the most defensible EC purchases available in Singapore’s 2024–2025 cycle. For buyers who need short holding periods, immediate lifestyle amenity, or subletting flexibility, a maturing private condominium elsewhere in the OCR will likely serve better. Model your specific scenario with the ROI calculator before committing.
FAQ
What is the average price for NOVO PLACE?
What is the rental yield for NOVO PLACE?
Is NOVO PLACE freehold or leasehold?
What amenities are available in Tengah today, and what is the long-term plan?
Tengah is actively being built out. Current on-ground amenities are limited, with connectivity primarily via feeder buses to Choa Chu Kang and Bukit Batok. The master plan includes a 100-hectare forest corridor, a car-free Central Park town centre with underground roads, a 5-kilometre park connector, cycling and pedestrian paths throughout, smart district cooling, and multiple primary and secondary schools. HDB has already launched BTO projects in the Garden and Plantation districts, signalling active residential population build-up. Full amenity maturity is projected to take approximately 20 years from the initial 2016 planning announcement. Buyers should treat the next five to ten years as a transitional phase with gradually improving convenience.
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA.
- Sales data: 504 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 NOVO PLACE
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.
New Sale vs Resale Mix
Of the 1,466 condo transactions recorded in District 24 over the last 12 months, 100% new sale. A resale-heavy mix points to an established market trading on fundamentals; a new-sale-heavy mix means developer launches are setting the price benchmarks.
Loading chart data...
Upcoming Supply Pipeline
1 active Government Land Sales site in District 24 could add roughly 615 new units to local supply. Incoming supply of this scale tends to cap short-term price growth in the immediate area but also signals planning confidence in the location.
| Site | Street | Est. units | List | Status |
|---|---|---|---|---|
| Tengah Garden Walk (EC) | — | ~615 | Confirmed | Available |
HDB Alternatives Nearby
Weighing NOVO PLACE against staying public? These HDB towns sit within walking or short-drive distance:
- Bukit Batok — 4-room average $626,224 (240m away), an upgrader gap of about $950,000
- Jurong East — 4-room average $564,824 (340m away), an upgrader gap of about $1,050,000