Solid suburban value if you don't mind the walk. No MRT, no amenities, no shortcuts.
Nava Grove offers competitive PSF in the Clementi corridor at $2,448, with a 27.2% premium over D21 modern resale. MCL Land and Sinarmas Land secured the land at $1,223 PSF PPR with just 3 bidders, giving them a restrained 2.00x markup. The catch is location convenience — Dover MRT is 990m away (not walkable for most), and there are virtually no amenities within 500m. You're paying for the D21 address, not for daily convenience.
No MRT within walkable distance (Dover 990m). No amenities within 500m. 65% sold after 6 months — decent but not exceptional. You're buying suburban quiet, not urban convenience. The premium rose to 27.2% under modern-stock resale data (from 12.6% under the old all-stock average), which compressed the Value for Money score and dropped the overall Deal Score from 6.8 to 6.0.
Families who prioritise space and school proximity over MRT access. Buyers who value the Clementi/Buona Vista corridor for work (one-north, NUS). Budget-conscious upgraders who want D21 below $2,500 PSF.
Daily MRT commuters. Anyone who values walkable amenities. Short-term investors — D21 appreciation is steady but unspectacular. This is a 7-10 year family play.
Based on 75% LTV, 2.5% interest, 25-year loan. Your actual numbers depend on CPF balance, ABSD status, income, and existing property.
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