Tengah Garden Residences vs Nava Grove: Where Does $2M Go Further?
Two OCR new launches, both targeting upgraders and families. Tengah Garden Residences ($2,120 PSF) sold 99% on launch weekend. Nava Grove ($2,448 PSF) is at 50% after months of selling. The $300K price gap on a 3-bedroom unit is significant. But are you comparing like for like?
+Bukit Timah address — premium district reputation
+Established neighbourhood with mature amenities
+Nature proximity (Dairy Farm, Bukit Timah Reserve)
Cons
−Dover MRT 990m away — not walkable for most
−No amenities within 500m
−50% sold — moderate demand
Side-by-Side
Factor
Tengah Garden
Nava Grove
Average PSF
$2,120
$2,448
3BR Starting Price
~$1.59M
~$2.2M
Premium over Resale
—
27.2%
Nearest MRT
Hong Kah (JRL, 2029)
Dover (990m walk)
Sales Velocity
99% on launch weekend
~50% over several months
Developer
Hong Leong, GuocoLand, CSC Land
MCL Land, Sinarmas Land
Estate Maturity
Brand new (construction everywhere)
Established (Bukit Timah)
Deal Score
6.8 HOLD
6.0 HOLD
The Bottom Line
Tengah Garden is the value play — $300K cheaper on a 3-bedroom, no D24 resale benchmark (Singapore's newest precinct), massive market confidence (99% sold). The catch is you're buying into a construction zone for the next 5+ years. Nava Grove is the address play — Bukit Timah carries weight in resale, but at $2,448 PSF with 50% take-up, the market is telling you it's priced at the edge of what buyers will accept. Your choice depends on whether you value savings today or address premium at exit.
Frequently Asked Questions
Is Tengah Garden Residences cheaper than Nava Grove?
Yes, significantly. Tengah Garden averages $2,120 PSF vs Nava Grove at $2,448 PSF. On a 3-bedroom unit, the difference is approximately $300,000.
Which sold better at launch?
Tengah Garden Residences sold 99% of 863 units on launch weekend — one of the strongest launches of 2026. Nava Grove has sold approximately 50% since its earlier launch.
Which has better MRT access?
Neither has excellent MRT access currently. Tengah Garden's nearest station (Hong Kah MRT on the Jurong Region Line) won't be operational until 2029. Nava Grove's nearest (Dover MRT) is 990m away, which is at the limit of comfortable walking distance.
Want to know what Tengah Garden Residences or Nava Grove actually costs YOU?
Our assessment tool shows your exact downpayment, monthly mortgage, ABSD exposure, and stamp duty — in 4 questions.