- Location: 38–44 Pine Grove, District 21 — set between Mount Sinai, Pandan Valley and Ulu Pandan Park Connector.
- Tenure: 99-year leasehold commencing 13 February 2024.
- Scale: 552 units across three 24-storey towers with a 2-basement carpark (442 parking lots).
- Developer: Golden Ray Edge 3 Pte Ltd — a joint venture between MCL Land and Sinarmas Land.
- Timeline: Expected vacant possession 14 November 2028; legal completion 14 November 2031.
- Why it matters: A rare D21 private launch with direct access to the Rail Corridor, adjacent to good-class bungalow zones and 1 km from top primary schools.
Why Nava Grove
Nava Grove is a rare beast in 2026 — a 552-unit private condominium on Pine Grove, perched on elevated ground between Mount Sinai and Pandan Valley, flanked by good-class bungalow (GCB) plots, and within walking distance of the Rail Corridor and Ulu Pandan Park Connector. District 21 GLS sites do not come to market often; sites that sit this close to two forest reserves and three top primary schools come to market even less often.
The project’s 25,039 sqm site sits on Lot 07403V MK04, Bukit Timah Planning Area, with a gross plot ratio of 2.1 (16.6% under the maximum envelope commonly seen for comparable sites). That gives the architects (P&T Consultants) room to spread three 24-storey towers across the site with generous green buffers to the surrounding GCB zone — a design move that is visible on both the site plan and the tower elevations.
A nature-adjacent address in mature District 21
Nature is genuinely close. Clementi Forest, Dover Forest, Rail Corridor and Ulu Pandan Park Connector are all within a short walk or cycle. The GCB zones to the east and west of the site mean long-range views are unlikely to be rapidly overbuilt — a feature in a city where few low-density views remain.
Joint venture between MCL Land and Sinarmas Land
Golden Ray Edge 3 Pte Ltd is the project vehicle, jointly held by MCL Land (the long-time Singapore developer with a deep pipeline of private-residential successes) and Sinarmas Land. Between them, the joint venture brings scale, capital discipline and a track record of orderly handovers — all relevant for a 552-unit project slated for TOP in late 2028.
Project At-a-Glance
| Developer | Golden Ray Edge 3 Pte Ltd (JV: MCL Land & Sinarmas Land) |
| Address | 38, 40, 42 & 44 Pine Grove, Singapore (597774–597777) |
| District | 21 (Bukit Timah Planning Area) |
| Tenure | 99-year leasehold commencing 13 February 2024 |
| Site area | 25,039.2 sqm |
| Overall plot ratio | 2.1 (Gross) |
| Total units | 552 (3 × 24-storey towers) |
| Carpark lots | 442 (incl. 6 EV) + 4 accessible; 2 basement levels |
| Architect | P&T Consultants Pte Ltd |
| Landscape consultant | STX Landscape Architects |
| Main contractor | China Communications Construction Company (Singapore) |
| Expected VP | 14 November 2028 |
| Expected legal completion | 14 November 2031 |
Unit Mix and Sizes
| Bedroom Type | Approx. Size (sqm / sqft) | Share Value |
|---|---|---|
| 2 Bedroom | 58 / 624 | 6 |
| 2 Bedroom Premium | 65 / 700 | 6 |
| 2 Bedroom + Study (show unit) | 73 / 786 | 6 |
| 3 Bedroom | 88–92 / 947–990 | 6 |
| 3 Bedroom Premium | 102–103 / 1,098–1,109 | 7 |
| 4 Bedroom | 124 / 1,335 | 7 |
| 4 Bedroom Dual-Key (show unit) | 136 / 1,464 | 7 |
| 4 Bedroom Premium + Private Lift | 144 / 1,550 | 7 |
| 5 Bedroom Premium + Private Lift (show unit) | 160 / 1,722 | 8 |
Estimated cost per share: S$62 (before GST). Layouts with show units are available at the sales gallery.
Location and Connectivity
Nava Grove sits in a transitional pocket of Bukit Timah / Clementi — nature on one side, prime schools and mature residential enclaves on the other. Key journey times:
- Dover MRT (East-West Line) — short drive or bus ride via Clementi Avenue 6.
- Clementi MRT (East-West Line) — direct bus connectivity.
- Holland Village MRT (Circle Line) — walking/cycling via the Ulu Pandan Park Connector for leisure, or short bus ride for daily commute.
- Orchard Road — 15 minutes’ drive via Farrer Road.
- CBD / Raffles Place — 18–22 minutes’ drive via Ayer Rajah Expressway.
- Changi Airport — 25 minutes’ drive via PIE / ECP.
Schools and Education
One of the strongest features of Pine Grove is the primary-school catchment:
- Henry Park Primary School (within 1 km)
- Pei Tong Primary School (within 1–2 km)
- Methodist Girls’ School (Primary and Secondary)
- Fairfield Methodist School (Primary and Secondary)
- Nan Hua Primary and Secondary
Higher education within a short drive includes the National University of Singapore, Singapore Institute of Management and a cluster of international schools in the Holland Village / Ghim Moh area.
Nature and Recreation
- Clementi Forest and Dover Forest — green reserves within walking or cycling distance.
- Rail Corridor — connects Bukit Timah to Tanjong Pagar for long-distance walking and cycling.
- Ulu Pandan Park Connector — a direct green route towards Holland Village.
- Singapore Botanic Gardens — accessible by car in under 10 minutes.
Lifestyle and Amenities
Holland Village, Ghim Moh and Clementi give Pine Grove a wide range of dining and retail options — from the coffee-shop-and-hawker-centre belt at Ghim Moh Market to Holland Village’s expat-friendly restaurants and cafés. Clementi Mall, West Coast Plaza and The Star Vista are all within short driving distance. Daily essentials such as supermarkets and clinics are well-served by the Pandan Valley commercial strip and the Mount Sinai area.
Worked Example — Indicative Monthly Cost
| Indicative price (pencilled S$2,450 psf) | S$2,376,500 |
| 25% cash + CPF down payment | S$594,125 |
| 75% loan (30-year, 3.2% p.a.) | S$1,782,375 |
| Approx. monthly instalment | S$7,712 |
| Estimated maintenance (6 shares @ S$62) | S$372 |
| Property tax (owner-occupier est.) | S$300 |
| Monthly holding cost (approx.) | S$8,384 |
Why Buyers Are Watching
- District 21 private-launch scarcity. GLS sites in Pine Grove / Ulu Pandan come to market infrequently; resale inventory is the more common route and commands premium pricing.
- Top-tier primary-school catchment. Henry Park Primary within 1 km is the kind of anchor that holds resale demand across cycles.
- Nature adjacency. Few large private sites sit this close to forested green corridors with GCB buffers on either side.
- Joint-venture strength. MCL Land and Sinarmas Land together bring scale and delivery discipline.
- Balanced unit mix. The distribution across 2-, 3-, 4- and 5-bedroom layouts (with dual-key and private-lift premiums) supports both owner-occupier and upgrader buyers.
Risks and Trade-offs
- No MRT station within immediate walking distance. The nearest MRT is a short drive / bus ride. Commuters who prefer a direct-to-MRT development may find the location less convenient than Canberra Crescent Residences or Arina East Residences.
- Premium psf expectations. D21 and the Pine Grove address typically command premium pricing relative to mainstream OCR launches; budget planning should assume this.
- Scale (552 units). Larger projects can face greater resale supply in any given quarter compared with boutique schemes — good for liquidity, less so for scarcity.
Frequently Asked Questions
What is Nava Grove’s tenure?
99-year leasehold commencing 13 February 2024. Effective remaining lease at expected TOP in November 2028 is approximately 94 years.
How many units and towers are there?
552 units across three 24-storey residential towers with two basement carpark levels.
Who are the developers?
Golden Ray Edge 3 Pte Ltd — a joint venture between MCL Land and Sinarmas Land. Banker is Malayan Banking Berhad (Project Account 044-040-0031-3).
Which primary schools are within 1 km?
Henry Park Primary School is within 1 km. Pei Tong Primary, Methodist Girls’, Fairfield Methodist and Nan Hua are within 1–2 km.
Is the development MRT-connected?
There is no MRT station within a short walking radius. Nearest stations are Dover and Clementi (East-West Line) and Holland Village (Circle Line), reachable by bus or short drive.
When is vacant possession expected?
14 November 2028, with legal completion 14 November 2031.
What is the maintenance-fee share rate?
Estimated S$62 per share (before GST). A 3-bedroom (6 shares) would pay roughly S$372 per month; a 4-bedroom premium (7 shares) roughly S$434.
Are show units available?
Show units include the 2-Bedroom + Study (786 sqft), 4-Bedroom Dual-Key (1,464 sqft) and 5-Bedroom Premium + Private Lift (1,722 sqft).
Summary — is Nava Grove for you?
Nava Grove is best suited to families who want a prime-school catchment, nature adjacency and the District 21 addressing, and who are willing to trade direct-to-MRT convenience for low-density surroundings. For long-hold owner-occupiers, the Pine Grove address is rare enough to justify the pricing; for pure-yield investors, an MRT-fronting OCR launch may produce higher gross yields.
Related Guides
- ABSD Singapore 2026: The Complete Guide
- Singapore Rental Yield Guide 2026
- Singapore Property Valuation 2026
- TDSR & MSR Singapore: 2026 Borrowing Limits
Source: Developer factsheet (as at 30 September 2024).
Disclaimer: All information is believed accurate at the time of publication (22 April 2026) but is not a representation by the developer or LovelyHomes. Prices, timelines and specifications may change. Nothing on this page constitutes an offer or invitation to contract. Please obtain the most current sales materials from the authorised sales channel before making any decision.
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