Key Takeaways
- Nava Grove's 2-bedroom units started from S$1.388 million (around S$2,224 psf) at launch, undercutting many comparable District 21 new launches.
- The 552-unit development by MCL Land and Sinarmas Land sold 359 units, around 65 percent, over its launch weekend with 2-bedders seeing 83 percent take-up.
- Remaining units in 2026 sit at the top of the price range, roughly S$2,677 to S$2,804 psf, with high-floor stock carrying full premium pricing.
- The main trade-off is location: the nearest MRT stations, Dover and Clementi, are about a 5-minute drive or 18 to 20-minute walk away.
- The future Maju MRT station on the Cross Island Line is projected to land near the site around 2032, a long-horizon connectivity upside.
Expert takeaway: Nava Grove's headline 2-bedroom entry price of around S$1.388 million looks attractive on paper, but in 2026 the remaining units sit near the top of the price band, so the real question is whether you are paying for value today or betting on the Ulu Pandan corridor's future upside.
When a brand-new District 21 condominium advertises a 2 bedroom from S$1.39 million, it naturally turns heads in a market where most Rest of Central Region launches command a premium. Nava Grove, the 552-unit project at Pine Grove in Ulu Pandan, was one of the most talked-about new launches in this part of Singapore. But an attractive starting price tells only part of the story. This analysis breaks down what that number really means for upgraders and investors weighing Nava Grove in 2026.
What's Happening at Nava Grove in District 21
Nava Grove is a 99-year leasehold development jointly built by MCL Land and Sinarmas Land. Ulu Pandan sits within District 21, a quiet, green residential pocket between the Mount Sinai landed enclave and Clementi Forest. The project comprises three 24-storey towers with 552 units ranging from 2-bedroom to 5-bedroom layouts.
At launch, the 2-bedroom units started from S$1.388 million, which worked out to roughly S$2,224 psf, with 624 sq ft as the smallest 2-bedroom size. Larger formats scaled up accordingly, with 3-bedders from around S$2.188 million and 4-bedders from around S$2.988 million.
| Unit Type | Indicative Size | From Price (Launch) | From PSF |
|---|---|---|---|
| 2 Bedroom | 624 sq ft | S$1.388M | ~S$2,224 |
| 3 Bedroom | 947 sq ft | S$2.188M | ~S$2,310 |
| 4 Bedroom | 1,335 sq ft | S$2.988M | ~S$2,238 |
| 5 Bedroom + Private Lift | 1,722 sq ft | S$3.988M | ~S$2,316 |
The launch response was strong. Around 359 of 552 units, roughly 65 percent, were taken up over the launch weekend, with the 2-bedroom format the most popular at about 83 percent sold. That demand pattern matters for the price discussion below, because the cheapest units sold first.
Why the Headline Price Looks Attractive
A 2-bedroom from S$1.388 million in a fresh District 21 leasehold launch reads competitively when set against neighbouring projects. For context, comparable launches and resales in the immediate Pine Grove and Ulu Pandan stretch have transacted at higher per-square-foot levels, and Nava Grove's entry pricing was positioned to capture upgrader demand rather than chase the top of the market.
For HDB owners eyeing their first private home, a sub-S$1.4 million 2-bedder is psychologically significant. It sits within reach of many households selling a 4-room or 5-room flat, particularly when CPF and a bank loan are layered in. If you are exploring this path, our guide on upgrading from HDB to condo without paying ABSD walks through the sequencing that keeps you out of the Additional Buyer's Stamp Duty net, and our step-by-step guide to buying a new launch condo covers the timeline from booking to completion.
The other genuine draw is the product itself. Nava Grove leans heavily on landscaping, with the site allocating the large majority of its area to greenery rather than building footprint, and several conserved trees integrated into the design. Higher floors enjoy views toward Clementi Forest and the surrounding low-rise landed estate. For buyers who value a residential, nature-fronting setting, that is a tangible quality-of-life premium.
The 2026 Reality: What the Remaining Units Actually Cost
Here is where the attractive headline needs a caveat. Because Nava Grove sold floor by floor and the cheapest, lowest-floor units went first, the inventory left in 2026 sits near the top of the price band. By mid-2026, the small pool of remaining units was entering at roughly S$2,677 to S$2,804 psf, which is full premium pricing rather than the entry-level figure that first attracted attention.
| Remaining Inventory (Mid-2026) | Indicative PSF |
|---|---|
| High-floor 2BR + Study (786 sq ft, stack 04) | ~S$2,759 to S$2,804 |
| High-floor 4-Bedroom (1,464 sq ft, stack 14) | ~S$2,677 to S$2,686 |
In other words, the S$1.388 million 2-bedder that made the headlines is largely sold. What remains is high-floor stock that carries the extra cost of height and view. For a buyer in 2026, the lesson is to look past the marketing number and price the specific unit, floor, and stack you are actually being offered. Our breakdown of developer and agent tactics at launches is useful reading before you sit down at any showflat.
Opportunities Versus Risks
No new launch is a one-sided bet, and Nava Grove is no exception. Here is a balanced view.
Where the Opportunity Lies
- Established, low-density enclave. Ulu Pandan is a mature, sought-after residential area with limited new private supply, which supports long-term desirability.
- Schools and lifestyle. The development sits within reach of well-regarded primary schools including Henry Park Primary and Pei Tong Primary, with Holland Village and Clementi Mall a short drive away.
- Future connectivity upside. The future Maju MRT station on the Cross Island Line is projected to land near the site around 2032, which would meaningfully improve accessibility over the long term.
- Reputable developers. MCL Land has a strong local track record, while this marks Sinarmas Land's Singapore debut.
Where the Risks Sit
- MRT distance is the weak point. Dover and Clementi stations are each roughly a 5-minute drive or an 18 to 20-minute walk, which is not what most buyers in the S$2,700-plus psf band would call MRT-adjacent.
- Limited near-term exit. At full premium entry pricing, there is little short-horizon resale cushion. The Seller's Stamp Duty applies for the first holding years, and resale demand would need area prices to climb before buyers absorb today's premium.
- You are buying remaining, high-floor inventory. The value-priced units are gone, so 2026 buyers pay top-of-stack pricing.
- Connectivity upside is long-dated. The Maju station benefit is years away, not a near-term catalyst.
Before committing, run the numbers on your loan limits. The MAS loan-to-value rules and the TDSR framework determine how much you can borrow, while the IRAS Buyer's Stamp Duty and ABSD pages confirm your tax exposure. Our explainer on how TDSR and LTV affect your purchase and our stamp duty guide translate these rules into plain English. If you intend to use CPF, the CPF home ownership page sets out the limits.
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How much does a 2-bedroom unit at Nava Grove cost?
At launch, 2-bedroom units started from S$1.388 million, or roughly S$2,224 psf for a 624 sq ft unit. However, the lowest-priced units sold first, so by 2026 the remaining high-floor inventory entered at materially higher per-square-foot pricing. Always price the specific unit and floor you are being offered rather than the headline figure.
Who developed Nava Grove and how many units are there?
Nava Grove is a joint development by MCL Land and Sinarmas Land. It comprises 552 units across three 24-storey towers on a 99-year leasehold site in District 21, with layouts ranging from 2-bedroom to 5-bedroom. It marks Sinarmas Land's first development in Singapore.
Is Nava Grove close to an MRT station?
Not closely. Dover and Clementi MRT stations are each about a 5-minute drive or an 18 to 20-minute walk away. This is the project's main connectivity weakness today. The future Maju MRT station on the Cross Island Line is projected to land near the site around 2032, which would improve access over the long term.
Is Nava Grove suitable for HDB upgraders?
It can be, particularly for households selling a 4-room or 5-room flat who value a green, low-density setting and nearby schools. The key is to manage timing and financing carefully, including ABSD sequencing and your loan limits under TDSR and MSR rules. Speak to an independent advisor before committing.
Will Nava Grove appreciate in value?
That depends on the wider Ulu Pandan corridor's price trajectory and broader market conditions, neither of which is guaranteed. At full premium entry pricing in 2026 there is limited short-term resale cushion, so this is better viewed as a medium-to-long-term hold rather than a quick-flip play.
If Nava Grove or any 2026 new launch is on your shortlist, the smartest first step is to pressure-test the specific unit against your own numbers rather than the marketing headline. At PropertyNet.SG, our independent analysts can help you compare the remaining Nava Grove stock against alternative District 21 options, model your CPF and loan position, and map out an ABSD-efficient upgrade path. Reach out for a no-obligation, personalised consultation and make your next move with clarity rather than hype.