Project Overview

Nava Grove is a new condominium development by MCL Land and Sinarmas Land located at 38-44 Pine Grove (Ulu Pandan Road), District 21 (Clementi / Upper Bukit Timah).
Key facts:

• Tenure: 99-year leasehold from Feb 2024.

• Site area: Approx ~269,552 sq ft (≈25,039 m²).

• Total units: ~552 residential units across three 24-storey blocks.

• Expected TOP: November 2028. 
  The development is designed to appeal to families and investors seeking a green-fringe, city-accessible home in a mature residential enclave.

Location & Connectivity

• Address: 38-44 Pine Grove, Ulu Pandan / Mount Sinai / Pandan Valley enclave, District 21.

• MRT: Nearest major MRT stations are Dover MRT Station (EW Line) and Clementi MRT Station (EW Line); walking distance is moderate.

• Road access: Close to major expressways such as the Pan-Island Expressway (PIE) and Ayer Rajah Expressway (AYE).

• Environment: The site is adjacent to green spaces including the Ulu Pandan Park Connector and near landed enclaves, adding aesthetic and lifestyle value. 
  In summary, Nava Grove offers a balance of tranquility and connectivity — slightly removed from MRT doors, but well-positioned in a mature and desirable residential landscape.

Product & Features

• Development typology: Three blocks of 24 storeys.

• Unit mix: Ranges from 2-bedroom up to 5-bedroom / premium units (including private lift units) — typical configurations listed include 2-bedroom 624 sq ft, 3-bedroom 947 sq ft, 4-bedroom 1,335 sq ft +.

• Site design: Emphasis on landscaping — Nava Grove claims >80% of site dedicated to greenery / open space, generous separation between blocks.

• Finishes & product quality: Developed by well-regarded developers, meant to deliver modern layouts, premium fittings and living environment.

• Amenities: For family living and lifestyle — pool, tennis court, garden decks, children’s play zones (as reviewed) among features.

Investment & Appeal

• Location in a mature west-of-Singapore enclave (District 21) offers strong appeal for families and upgraders seeking value compared to more central districts.

• Landscaping and low-density attributes give Nava Grove a lifestyle premium — such features often support stronger resale value.

• Potential for capital upside: Given limited new supply in Pine Grove/Ulu Pandan, plus green context and accessibility, Nava Grove is positioned for medium/long-term value.

• Consideration: Because site is a little further from immediate MRT access compared to some ultra-central launches, rental yield may be modest but capital growth and live-stay appeal may be strong.

Price & Unit Summary

• Sale price range: S$1,662,600 ~ S$4,629,800 (at time of listing).

• Price per square foot (PSF) range: Approx S$2,169 – S$3,342 psf. Indicative launch pricing (review):

  • 2-Bedroom (624 sq ft): from about S$1.388 million (~S$2,224 psf)

  • 2-Bedroom Premium (700 sq ft): from ~S$1.568 million (~S$2,240 psf)

  • 3-Bedroom (947 sq ft): from ~S$2.188 million (~S$2,310 psf)

  • 4-Bedroom (1,335 sq ft): from ~S$2.988 million (~S$2,238 psf)
    In short: entry units start around ~$1.3-1.6 million, PSF mid-to-high 2’s, larger units into the mid-$3 million+ range.

Schools

Nearby schools supporting family demand include:

• Henry Park Primary School — ~1.0 km from Nava Grove.
• Pei Tong Primary School — ~1.1 km from Nava Grove.
• Clementi Primary School — ~1.6 km away.
• Nan Hua Primary School — ~1.7 km away.
• Methodist Girls’ School (Primary) — Also listed as a nearby option.

Key Takeaways for Investors / Buyers

• Strong value in a mature west-region enclave: Nava Grove offers comparatively better value (PSF in low 2’s) versus many central launches, yet in a desirable setting.

• Lifestyle-rich product: Emphasis on greenery, open space, premium environment adds distinctiveness and may support long-term capital gain.

• Developer & brand strength: MCL Land and Sinarmas Land bring credibility and assurance which matter for quality and resale.

• Hold horizon appropriate: Given leasehold 99 years and site location in west fringe, this is well-suited for medium-to-long-term hold rather .

• Rental vs capital play: If you’re seeking capital appreciation and lifestyle own-stay, this project is attractive.

• Good for families and upgraders: With size options, greenery and school access, Nava Grove is a strong contender for family buyers seeking value in a mature location.