Nava Grove

Nava Grove’s story is absorption. It launched in November 2024 into a pocket its neighbour had already proven, priced above that neighbour’s sheet, and cleared 387 units in the launch year alone. What follows covers the land bid behind the price, the ladder the market bought, the Ulu Pandan supply picture and who the estate fits.

Nava Grove Prices: From the Parcel B Land Bid to the Subsale Sheet

Start at the ground. MCL Land and Sinarmas Land took Pine Grove Parcel B with a Land Bid of $692,388,900, or $1,223 psf per plot ratio. That figure sits under everything else here, because a developer writes its list off site cost, construction and whatever the market next door has shown it.

Position explains the sheet better than a psf headline does. Pinetree Hill sits 130 metres away on Parcel A, launched a year earlier in 2023 with 520 units, so Nava Grove could read a neighbour’s absorption before setting its own list. Across the ridge, Ki Residences at Brookvale answers the tenure question with 999 years. Wider in the planning area, Daintree Residence completed 327 units in 2022 on the same 99-year footing, Royalgreen at 285 units and Leedon Green at 638 mark the freehold comparison, and Dunearn House adds 380 units for 2029.

Now the numbers. Nava Grove opened on 16 November 2024 at $2,209 to $2,749 psf, with a two-bedder from $1,388,000 and a three-bedder from $2,188,000. As of July 2026 the last sixty caveats ran $2,416 to $2,804 psf, median around $2,661 psf, and the twelve months to July carried 102 caveats with a median near $2,626 psf. The same stock trades above its opening figures.

On the developer’s current list only the 786 sqft two-bedroom-plus-study remains, from $2,194,900 or $2,792 psf. The three, four and five-bedroom rows are sold out, which matches 551 caveats against 552 units. A family format now means the subsale market, at a different price and a different timeline. Our Q2 2026 property market review benchmarks that pace nationally.

Weighing an entry at these levels? On a sold-out project the stack, floor and facing move a subsale price far more than the listing headline does. Speak to us before you offer and we will run those numbers with you, honest advice, no pressure. WhatsApp us.

Nava Grove Floor Plans: A Ladder Built for the Long Stay

The Nava Grove floor plan ladder opens at 624 sqft and closes at 1,772 sqft. Above the entry two-bedders sit 92 two-bedroom premium units at 700 sqft and 46 two-bed-plus-study at 786 sqft. The family half runs 92 three-bedders at 947 to 990 sqft, 92 three-bedroom premium at 1,098 to 1,109 sqft, 46 four-bedders at 1,335 sqft, 23 dual-key at 1,464 sqft and 46 four-bedroom premium with private lift at 1,550 sqft.

Price that ladder at the July 2026 median of about $2,661 psf and it reads plainly. The 624 sqft two-bedder lands near $1.66m and the 786 sqft two-bed-plus-study close to $2.09m. Three-bedders run roughly $2.52m to $2.63m, the premium threes $2.92m to $2.95m, the four-bedroom tier about $3.55m to $4.12m and the five-bedder near $4.72m. Treat those as arithmetic on the caveat record rather than quotes.

The live prints track it. A 786 sqft two-bed-plus-study went for $2,176,900 in July 2026 and a 700 sqft two-bedroom premium cleared $1,951,900 in May 2026. On the family end, a 1,464 sqft dual-key changed hands at $3,932,500 in June 2026 and a five-bedroom at $4,629,800 in March 2026.

The 23 dual-key homes deserve a separate look. A dual-key gives a multi-generational household a self-contained annexe, or an owner a sub-unit with its own entrance, and inside a school radius both uses find takers. Our dual-key condo guide covers the tax, tenancy and resale trade-offs first.

Provisioning is deep for 552 homes: a lagoon pool with lazy river and jacuzzi cove, a separate infinity-edge wellness pool with hydrotherapy pockets, a forest walk, putting green, glamping pavilion and a pet’s lawn, with gymnasium, playroom and resident’s lounge indoors. More than forty stations in all.

Is Nava Grove Worth Buying? The Ulu Pandan Count

Zoom in to the subzone that actually competes. Ulu Pandan holds 20 private developments and about 4,659 units, and the age profile is the story. Pandan Valley dates to 1978 and Pine Grove to 1984, with most of the pocket built before 2010. Only Parksuites in 2023 and Pinetree Hill in 2026 carry a recent completion year, and Nava Grove is the sole project under construction in the subzone.

The demand side reads differently here than in a heartland town. Bukit Timah carries just 2,554 HDB flats, 1,983 of them 4-room or larger, so this is not an address fed by a local upgrader queue. Buyers arrive from private stock across the west and from the one-north, NUS and NUH employment belt, which is also the catchment behind the rental yields this corridor sustains.

The wider planning area is busy, though not in this pocket. Bukit Timah has 8@BT at 158 units and The Reserve Residences at 732 units for 2027, The Sen at 347 in 2028, Dunearn House at 380 in 2029, and Amberwood at Holland plus the Dunearn Road and Holland Plain land sales around 2030. Every one of them sits in another subzone.

Planning holds the pocket steady. The URA Master Plan keeps Ulu Pandan’s density where it is, and the Ulu Pandan Park Connector runs at the doorstep. Errands go to The Clementi Mall, 321 Clementi and Grantral Mall rather than to anything downstairs.

Liquidity has an unusual shape. 551 caveats against 552 units, 387 in the launch year, 131 in 2025 and 33 more by July 2026, so price discovery has already moved to the subsale market. Across a district of 75 condominiums and about 18,145 private homes, only twelve projects are ten years old or newer. Rail is the swing factor over a long hold: our Cross Island Line price study shows how new lines have repriced pockets elsewhere, and our Upper Bukit Timah property guide covers why this district has traded on schools and green cover instead.

Who Nava Grove Suits

Nava Grove suits families working the Clementi and Bukit Timah school map who want enclave quiet with rail on the way, one-north and NUS households who drive or bus, and multi-generational buyers drawn to the dual-key format. With no one-bedroom stock there is no investor float at the bottom of the ladder, so the building should age as an owner-occupier estate.

Know who queues up when you eventually sell. The exit audience is the same crowd one cycle on, plus renters, because from 2027 this becomes the newest full-facilities address in the enclave against local rental stock that is mostly 1990s and 2000s vintage. Landlords holding the two-bedroom formats are pointed straight at that pool.

Fit runs the other way too. If a station walk is non-negotiable, Pinetree Hill next door has Dover inside its 1km ring and Nava Grove does not. If lease length is what you are really buying, Ki Residences at Brookvale answers that with a different title. Two checks belong in any offer: 438 carpark lots against 552 homes, so a two-car household should ask early, and Pine Grove’s single loop carries both estates’ traffic at school-run hours. Maintenance is tiered at $372, $434 and $496 by format, and our guide to condominium maintenance fees explains what drives the number.

Thinking about Nava Grove? Every family format now trades on the subsale market, so timing and stack matter more than the headline psf, and the enclave reprices as one when the rail arrives. Before you commit, speak to us. We’ll run the numbers with you, honest advice, no pressure. WhatsApp us.