Novo Place
Novo Place is the third executive condominium to land in Tengah, following Copen Grand and Otto Place, and it arrives with a developer pedigree that is by now familiar to anyone tracking the Plantation precinct. Hoi Hup Realty and Sunway Developments — the same JV behind Otto Place — are building 504 units on a 99-year leasehold parcel issued in 2023, with TOP reported for 2024 on the early phases. The site sits within walking distance of the upcoming Tengah Plantation MRT station on the Jurong Region Line, which is scheduled to open in stages from 2027.
For Singaporean first-timer households weighing an EC purchase, Novo Place is a textbook proposition: HDB-administered eligibility rules at launch, a five-year minimum occupation period, and a ten-year runway to full privatisation in year eleven. With roughly 97 years of lease runway from the 2023 land tender, the tenure profile is among the cleanest in the OCR pipeline. The question for buyers is whether Tengah's Forest Town vision will mature on the schedule HDB and URA have published — and how Novo Place will price against its two sibling ECs once Copen Grand's first resale prints arrive from 2027 onwards.
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 is Singapore's first new town in over two decades, master-planned by HDB as a Forest Town with car-lite streets, a 100-metre central forest corridor, and five distinct districts. Novo Place sits in the Plantation district alongside Copen Grand and Otto Place, forming a three-EC cluster that will dominate the precinct's private-equivalent supply through the late 2020s. Schools, the neighbourhood centre, and the JRL station are being commissioned in parallel rather than promised in isolation.
The District 24 rental and resale market has historically been anchored by Bukit Batok and Choa Chu Kang, both mature estates with established HDB resale ceilings. Tengah is a different animal: new-launch-driven, with most stock still in the OCR EC and private launch pipeline. For buyers, that means limited resale comparables in the immediate vicinity — Copen Grand's first post-MOP prints from 2027 onwards will be the cleanest signal of how Tengah ECs clear, and Novo Place will inherit that benchmark when its own MOP arrives in 2029.
The wider district 24 picture matters for exit planning. JRL completion will physically connect Tengah to the Jurong Lake District, Singapore's designated second CBD. URA's Jurong Lake District plans envisage office, retail, and lifestyle anchors over the next decade, which underwrites the long-term demand thesis for west-side ECs that hand over before the JRL goes live.
Overview & Key Facts
Novo Place is a 504-unit Executive Condominium (EC) at Plantation Close in District 24, developed by Hoi Hup Sunway Jurong Pte Ltd — the joint venture of Hoi Hup Realty and Sunway Developments. The 99-year leasehold commences 2023, leaving approximately 96 years remaining. Situated within Singapore’s newest and most ambitious new-town project, Novo Place is only the second EC to launch in Tengah’s Plantation District, following Copen Grand (2022, Garden District) and directly preceding Otto Place (2025), which shares the same Plantation Close address and the same Hoi Hup–Sunway developer partnership.
At an average transacted PSF of $1,654, Novo Place was launched into a Tengah market that had already demonstrated strong EC demand: Copen Grand sold at $1,341 PSF in 2022, Otto Place followed at approximately $1,700 PSF in 2025 — confirming a steady PSF appreciation trajectory within the precinct. The land was secured by Hoi Hup–Sunway at a record-breaking $703 per square foot per plot ratio, signalling developer conviction in Tengah’s long-term value case even as the town’s infrastructure and community remained under development.
The Tengah context is integral to evaluating Novo Place. Tengah is Singapore’s first “Forest Town” — a fully master-planned smart and sustainable new town by HDB with a 100-metre-wide, 5-kilometre-long Central Park forest corridor, Singapore’s first car-free HDB town centre (with vehicles routed underground), and a long-term infrastructure commitment from LTA that includes four Jurong Region Line (JRL) stations within the town boundaries. For buyers willing to accept the near-term constraint of an emerging community, Tengah offers a combination of greenery density, planning quality, and EC pricing that is effectively unavailable elsewhere in Singapore in 2024–2025.
Location & Connectivity
Novo Place sits on Plantation Close in Tengah’s Plantation District — one of five districts within the larger Tengah new town. The Plantation District is the westernmost residential enclave within Tengah, bounded by the Tengah Central Park forest corridor to the north, the Pan Island Expressway (PIE) approach to the south, and the future Tengah Park MRT station (JRL) to the immediate vicinity. The street address is shared with Otto Place, the adjacent EC that launched in 2025 from the same developer on a contiguous parcel — making Plantation Close arguably the most EC-dense single street address in Singapore’s new-town history.
MRT connectivity is Novo Place’s most significant location variable — and the most important caveat for prospective buyers. The nearest MRT station, Tengah Park (JE2) on the Jurong Region Line (JRL), is a new station expected to open as part of the JRL Phase 3 around 2027–2028. As of the launch date (late 2024), the JRL is not yet operational. Buyers purchasing Novo Place are effectively making a forward commitment on connectivity: the MRT will arrive, but not until approximately the same period as the EC’s TOP. The JRL’s Tengah stations will provide connections toward Jurong East interchange (EWL and NSL), from which residents can access the CBD, Orchard, and Changi Airport. This is a one-transfer-required connectivity model, not a direct CBD line — an important distinction from CCR and even some RCR addresses.
In the interim period before the JRL opens, vehicular access is the primary mode. Novo Place benefits from proximity to the PIE (Pan Island Expressway), which will receive a direct connection to the Tengah precinct around 2027 per LTA’s road infrastructure timeline. Driving to the CBD takes approximately 20–25 minutes under normal traffic conditions, and Jurong East’s existing retail (Westgate, JEM, IMM) is accessible in 10–15 minutes by car. A shuttle bus service is likely to be provided by the EC during the pre-MRT period, as is common practice for Tengah ECs.
The neighbourhood amenity landscape is in an active development phase. The Tengah town centre — featuring Singapore’s first car-free civic and commercial hub with underground vehicle routing — is under construction and expected to open progressively from the late 2020s. Within the Plantation District, the immediate pedestrian environment is campus-like and green rather than commercially activated. Dulwich College (Singapore) is adjacent to Tengah Park MRT, making the Plantation District an attractive location for families with children at that school. Primary schools within reasonable distance include Jurong Primary, Pioneer Primary, and Bukit Panjang Primary — though Tengah’s own primary schools are being built as part of the town rollout.
The long-term location case for Tengah Plantation District centres on the Tengah Forest Corridor — a continuous 100-metre-wide green belt that will connect the Western Catchment Area with the Central Catchment Nature Reserve. This is not a typical HDB park strip but a designated rainforest habitat corridor at an urban planning scale that is genuinely unique in Singapore. For buyers who prioritise living adjacent to significant greenery and who value long-term liveability over immediate urban convenience, Tengah’s ecological infrastructure offers an asset that simply cannot be replicated in established districts.
Schools & Education
5 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Lianhua Primary School | primary | Within 1 km |
| Keming Primary School | primary | Within 1 km |
| Institute of Technical Education (College West) | tertiary | Within 1 km |
| Fuhua Primary School | primary | Within 1 km |
| Rulang Primary School | primary | Within 1 km |
| Dunearn Secondary School | secondary | Within 1 km |
| CHIJ Our Lady of the Nativity | primary | Within 1 km |
| Huamin Primary School | primary | ~1.0 km |
Facilities
Novo Place’s facilities programme reflects Hoi Hup–Sunway’s EC delivery track record, scaled to serve 504 units across seven 18-storey towers on a site area of approximately 176,973 sq ft. The developer has invested in a multi-zone amenity deck rather than a single centralised club structure, distributing facilities across the site to reduce congestion and reflect the campus-scale nature of the development.
The centrepiece of the facilities offering is a 50-metre lap pool positioned centrally within the development, accompanied by a leisure pool, aqua gym, and kids’ pool and wading zone. The pool cluster is complemented by a dedicated jacuzzi spa and a fitness lawn for outdoor exercise. Multiple gymnasium zones are distributed across the development rather than concentrated in a single gym block, reducing queuing at peak hours — a thoughtful operational decision for a 504-unit development in a demographics bracket that skews young families and fitness-conscious professionals.
Social and community amenities include two function rooms, a gourmet dining room, media room, kids’ party room, a library, and multiple landscaped garden pavilions. A community garden reflects the Tengah eco-town philosophy of integrating residents with the natural environment — an amenity that is both practically useful and symbolically consistent with the Forest Town branding. The BBQ and picnic lawn zones extend social entertaining options beyond the standard pavilion-only offering of many ECs.
The multi-pool configuration (four pools in total) is a genuine facilities strength for a 504-unit EC. EC buyers frequently cite pool crowding as a quality-of-life concern at larger developments; the distribution of four pools across the site substantially reduces this risk. The distributed gymnasium model similarly addresses the single-gym bottleneck that is common in ECs of this scale. The overall facilities proposition positions Novo Place above the EC baseline and broadly consistent with the developer’s earlier Tengah EC offering, Copen Grand — which set a high benchmark for EC facilities programming in this precinct.
Unit Sizes & Layout
Novo Place’s 504 units are distributed across seven 18-storey towers, offering 3-bedroom, 3-bedroom+study, 4-bedroom, and 4-bedroom+study configurations. The unit mix skews toward 3-bedroom and 3-bedroom+study configurations, reflecting the EC buyer demographic of young families and upgraders. No 2-bedroom units are offered, consistent with HDB’s EC policy intent to serve family housing needs rather than investor/single-occupant demand.
The unit breakdown is as follows: 3BR at 872 sqft (126 units), 3BR+Study at 883–947 sqft (144 and 90 units respectively), 4BR at 1,012 sqft (36 units), and 4BR+Study at 1,163 sqft (108 units). All units include a home shelter (bomb shelter) and yard. The 3-bedroom configurations at 872–947 sqft represent genuinely practical family units by Singapore standards; the 4-bedroom configurations at 1,012–1,163 sqft are functional rather than spacious, though consistent with the EC price bracket.
The design language across Novo Place’s unit typologies is clean and contemporary, consistent with Hoi Hup’s delivery standard at Copen Grand and other recent developments. Finish specifications at the EC tier are functional rather than luxury-grade — buyers coming from private condominium comparisons at similar PSF should calibrate expectations accordingly. The smart home integration is the clearest specification differentiator: the ability to control unit systems remotely is increasingly standard across Tengah ECs and reflects HDB’s smart town framework for the estate.
For EC upgraders evaluating unit sizing, Novo Place’s 3BR+Study at 883–947 sqft offers the most versatile configuration: the study provides a dedicated work-from-home space that has become a practical necessity for many families post-2020, and the overall footprint is manageable without feeling cramped. The 4BR at 1,012 sqft is the development’s tightest configuration per bedroom; buyers with three or more children should evaluate whether four bedrooms at this total quantum delivers adequate per-room liveability.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 360 | $1,650 | $1,476,942 |
| 3 BR | 144 | $1,666 | $1,873,639 |
Pricing & Market Position
Based on 504 recorded transactions, sale prices range from $1,338,000 to $2,039,000, averaging $1,590,284 (~$1,630 psf).
Price Appreciation
From 2024 to 2026, the average PSF has appreciated by 2% (from $1,656 to $1,688 psf).
Neighbourhood Comparison
The most direct and structurally important comparison for Novo Place is Otto Place EC, the adjacent development on the same Plantation Close street, also by Hoi Hup–Sunway, launched approximately eight months later in 2025 at an average of $1,700 PSF. The two ECs share the same developer, the same street address, the same MRT catchment (Tengah Park JRL), and the same Tengah Plantation District context. Otto Place’s 2.8% PSF premium over Novo Place is consistent with the natural price step-up between consecutive launches by the same developer in the same micro-location. For buyers who missed Novo Place’s ballot and are evaluating Otto Place as an alternative, the two projects are functionally equivalent in most respects; the choice reduces to price and specific unit configuration availability.
Copen Grand EC (by CDL & MCL, 2022, Garden District, Tengah) was the first EC launched in Tengah and remains the primary historical comparable for Novo Place’s post-MOP trajectory. Copen Grand launched at $1,341 PSF — a $313 PSF discount to Novo Place at equivalent launch timing — and sold out rapidly, validating strong EC demand in Tengah even in a more challenging interest-rate environment. Copen Grand is located in the Garden District rather than the Plantation District, providing a slightly different micro-location: its nearest JRL station is Tengah (JS3) rather than Tengah Park (JE2), with broadly comparable walk times. Copen Grand’s resale performance post-MOP (expected around 2030) will be watched closely as a leading indicator for both Novo Place and Otto Place’s post-MOP pricing.
Looking beyond Tengah, the broader D24–D22 western corridor EC landscape provides useful price anchors. Lumina Grand EC (by CDL, Bukit Batok West, 2023, 512 units) launched at approximately $1,465 PSF — a PSF discount to Novo Place, reflecting Bukit Batok’s more established but less ecologically differentiated address. Plantation Edge (the upcoming private condominium in the Tengah area, not an EC) represents the private condominium ceiling for comparison: private launches in Tengah are expected to price at $1,800–$2,000 PSF when they come to market, maintaining the EC subsidy differential even as EC prices step up. The gap between Novo Place at $1,654 PSF and likely private-condo pricing in Tengah at $1,800+ PSF continues to make the EC offering compelling for eligible buyers.
For buyers who are not EC-eligible (foreigners, those who have previously owned an EC, those exceeding the household income ceiling), Novo Place is not available. The comparison universe narrows to older resale ECs at Tengah (none yet), or private condominiums in the western corridor. The EC subsidy — the difference between $1,654 PSF EC pricing and the $1,800–$2,000 PSF that equivalent private product would command — remains the strongest single argument for eligible EC buyers across all Tengah comparisons.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| NOVO PLACE | 99 yrs lease commencing from 2023 | 2024 | 504 | $1,630 |
| TENGAH GARDEN RESIDENCES | 99 years leasehold | — | — | $2,103 |
| COPEN GRAND | 99 yrs lease commencing from 2021 | 2022 | 639 | $1,341 |
| OTTO PLACE | 99 yrs lease commencing from 2024 | 2025 | 600 | $1,759 |
Lease Decay Analysis
The 99-year lease runs from 2023, meaning approximately 3 years have already been consumed. Roughly 96 years remain — still comfortably within the range where most banks will offer full financing without restrictions.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~96 years | Full bank financing available |
| 2053 | ~69 years | CPF usage still unrestricted for most buyers |
| 2062 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2082 | ~39 years | Significant financing restrictions for next buyer |
| 2122 | Expiry | Lease reverts to state |
For a buyer purchasing today with a 10-year horizon (exit around 2036), the lease situation is essentially a non-issue — you’d be selling a property with ~86 years remaining, which is still very bankable. The risk profile changes for longer holds.
ShiokNest Scores
Our proprietary scoring system evaluates NOVO PLACE across multiple dimensions.
What Residents Say
“We balloted for Novo Place because of the green environment and the smart home features. The Tengah concept is genuinely exciting — a town built around nature rather than retrofitting it. The MRT delay is a known trade-off and we’re comfortable with it for the long-term lifestyle upside.”
— Buyer comment via NextHomeSG
“The PSF premium over Copen Grand is justified when you look at what Tengah will be in 10 years. The Forest Corridor, the car-free town centre, the JRL — the infrastructure investment is real and it will be reflected in resale prices post-MOP.”
— Investor comment via PropertyLimBrothers
“The four pools and distributed gyms are well thought-out for a development of this size. Copen Grand was our reference point and Novo Place delivers a similar quality of facilities programming. The smart home integration works well in daily use.”
— Resident feedback via 99.co
“The main concern is the wait — for TOP, for MOP, and for the JRL and town centre to be operational. We are effectively buying into a vision, not a finished product. But the land-rate bidding and the developer track record gave us confidence.”
— Buyer review via PropertyNet.sg
The buyer sentiment pattern at Novo Place reflects two distinct profiles: EC upgraders attracted by the entry price point and green living credentials, and longer-horizon investors who view the post-MOP resale as the primary return event. Both groups consistently reference the Tengah macro thesis — the eco-town vision, the infrastructure pipeline, and the Forest Corridor — rather than any specific immediate convenience as the primary purchase driver. The near-term MRT absence is consistently acknowledged as a trade-off rather than a deal-breaker, with most buyers demonstrating car-dependent commute patterns or working in the western employment corridor (Jurong Lake District, one-north, Pioneer industrial estates).
Earliest TOP in the Tengah EC cluster. With TOP reported for 2024, Novo Place hands over ahead of Otto Place and ahead of most pipeline private launches in the precinct. Early-mover EC buyers capture the cluster's amenity build-out — schools, neighbourhood centre, park connectors — across the full MOP window, which historically supports resale uplift when the five-year mark clears.
Lease runway and tenure profile. A 2023 land tender means roughly 97 years of leasehold remaining at handover — materially cleaner than older 99-year stock in adjacent estates and a meaningful factor for buyers modelling exit values in years 10-15. Lease decay does not become a pricing drag until well past the typical EC holding horizon.
EC pricing discipline and CPF grant access. ECs are sold under HDB-administered rules with an income ceiling and CPF Housing Grant access for eligible first-timers. The CPF Housing Grant for ECs can meaningfully offset the down payment for qualifying households, and the price-per-square-foot gap to private launches in the same precinct typically runs 20-30%.
Plantation MRT walkability. Tengah Plantation station on the JRL is within a comfortable walking radius. LTA's JRL schedule has the line opening in stages from 2027, which means Novo Place residents could see operational rail service well before the MOP clears in 2029 — a sequencing that is favourable for resale pricing.
JRL timing slippage risk. Rail projects can and do slip. If Tengah Plantation MRT opens materially later than 2027, the walkability premium that supports Novo Place's pricing case will be deferred. Buyers should size affordability against a no-MRT scenario through at least the early years of the MOP rather than assume the station opens on the published date.
Three-EC cluster oversupply. Copen Grand, Otto Place, and Novo Place together place well over 1,500 EC units into the Plantation district in tight succession. Rental yield in the early MOP years will compete with brand-new sibling stock, and resale prints from 2027 onwards will cross-reference each other rather than draw from a diversified comparable set.
EC-specific resale rules. ECs cannot be sold to foreigners or corporate entities until year 11 (full privatisation in 2034 for Novo Place). For the first ten years, the buyer pool is restricted to Singapore Citizens and Permanent Residents under specific eligibility tiers, which can lengthen time-on-market relative to true private condos in adjacent districts.
Tengah amenity lag risk. The Forest Town vision is funded and phased, but day-one experience for 2024 handover residents will precede the full retail, school, and transport build-out. Households expecting a mature estate experience at TOP may find the precinct still under construction in their early years — a quality-of-life consideration that affordability math cannot fully capture.
Best fit: first-timer Singaporean couples with combined income near the EC ceiling. Households that qualify for the CPF Housing Grant for ECs and can hold through the five-year MOP get the cleanest value capture — entry at EC pricing, exit at progressively private-equivalent pricing as the precinct matures and JRL opens.
Reasonable fit: HDB upgraders selling a mature flat. Couples disposing of an existing HDB unit to fund the EC purchase should model the timing carefully — the resale levy waiver window and the cash-over-valuation dynamics of their outgoing flat both matter. A mortgage affordability check against MAS TDSR limits is the right starting point.
Poor fit: investors seeking immediate rental yield. ECs cannot be rented out during the MOP, and the post-MOP rental market in Tengah will be tested by concurrent supply from Copen Grand and Otto Place. Pure-yield buyers should look at district 24's existing private condo stock or compare yields against commercial alternatives rather than chase the EC premium.
Poor fit: foreign buyers and PRs without citizen co-applicants. EC eligibility is structured around Singapore Citizen households at launch. Foreigners are excluded entirely for the first ten years; PRs face restricted pathways. The district comparison tool can surface true-private alternatives if the EC route is closed.
Novo Place is a credible early-handover EC in a precinct that is finally being built out, with a developer pairing that has earned the benefit of the doubt on delivery and a tenure profile that gives buyers a clean lease runway for at least one full investment cycle. The investment case rests on two external dependencies — the JRL opening on schedule and the broader Jurong Lake District story maturing — neither of which the developer controls, but both of which have funded, published timelines.
For eligible first-time Singaporean buyers with a five-to-ten-year horizon, Novo Place looks like a reasonable entry into the Tengah thesis at EC pricing, with the additional sequencing advantage of being the first of the three Plantation ECs to clear MOP. The risk-adjusted view is favourable when the buyer is willing to absorb potential JRL slippage and accepts that resale prints will cross-reference Copen Grand and Otto Place rather than a diversified comparable set.
For yield-driven investors, the EC structural constraints make this a non-starter until at least year six. For HDB upgraders, the affordability math against the outgoing flat's resale value is the deciding variable — model it explicitly before committing.
Sources & References
Frequently Asked Questions
What are the EC eligibility requirements for Novo Place?
When is the Novo Place EC MOP date and what does MOP mean?
When will the Tengah Park MRT station open and how far is it from Novo Place?
How does Novo Place compare to Otto Place and Copen Grand in Tengah?
What is the Tengah Forest Town concept and why does it matter for Novo Place buyers?
Can CPF be used to purchase Novo Place and what are the financing terms?
Is Novo Place an EC or a private condo?
Novo Place is an executive condominium, sold under HDB-administered EC rules. Buyers must meet eligibility criteria at launch, observe a five-year MOP, and the development privatises fully in year eleven.
Can I use the CPF Housing Grant for Novo Place?
Eligible first-timer Singaporean households can apply the CPF Housing Grant for ECs, subject to income ceiling and other conditions published by HDB and CPF.
Can foreigners buy Novo Place?
No. ECs are restricted to Singapore Citizens and qualifying Permanent Residents until full privatisation in year eleven. The district 24 private condo market offers alternatives for foreign buyers.