Which New Launch Should I Buy in 2024 Q4? Chuan Park, Emerald of Katong, Nava Grove..?

Which New Launch Should I Buy in 2024 Q4? This 2024 Q4 is an exciting one with 4 highly anticipated and most talked about new launches  – Norwood Grand, Chuan Park, Emerald of Katong or Nava Grove – offering preview around the same period. Norwood Grand starting the ball rolling with its preview on 4 October. Chuan Park is targeting preview on 19 Oct (which most likely will delay). Emerald of Katong targeting preview towards the end of October, and Nava Grove confirming preview on 2 Nov.

If you haven’t had the idea what’s going on yet, here’s a list of current/upcoming new launches we have consolidated in September. Do note the dates and information are subjected to change and approval :

Targeted preview dates (subjected to final confirmation)

1) 7th Sep Preview / 21st Sep Launch (8@BT – 158 units)
2) 21st Sep Preview / 5th Oct Launch (Meyer Blue – 226 units)
2) 11th Oct Preview / 26th Oct Launch (Norwood Grand – 350 units)
3) 2nd Nov Preview / 16th Nov Launch (Nava Grove – 552 units)
4) Sep’2024 (The Collective @ One Sophia – Commercial)
5) Sep/Oct’2024 (Union Square Residences – 366 units)
6) Sep/Oct’2024 (Emerald of Katong – 840 units)
7) Sep/Oct’2024 (Chuan Park – 916 units)
8) Oct/Nov’2024 (Novo EC – 495 units)
9) Oct/Nov’2024 (Aurea – 188 units)
10) Nov’2024 (Bagnall Haus – 113 units)
11) Nov’2024 (Arina East Residence – 107 units)

BONUS LIST FOR YOU, EARLY PLANNERS – Projects estimated to launch in 1H 2025 :

12) Q1’2025 (Tampines Ave 11 – 1,190 units)
13) Q1’2025 (Clementi Ave 1 – 500 units)
14) Q1’2025 (21 Anderson Road – 18 units)
15) TBA (The Collective @ One Sophia – 240 units)
16) TBA (Newport Residences – 256 units)
17) TBA (Media Circle – 400 units)
18) TBA (Tampines Street 62 EC – 700 units)

For this article, I will discuss 4 sizeable projects (Norwood Grand, Chuan Park, Emerald of Katong or Nava Grove), most of them consisting of at least 600 units with Norwood Grand as the exception with only 348 units.

If you are considering any of the new launches or just want to find out more about the projects, our team at MDL will be able to send you the latest updates for the project along with marketing materials distributed by the developer.

Click here to WhatsApp us at +65 9007 4405 for any queries or submit the form below if you prefer a callback.

Let’s Talk About Nava Grove First.

Not Near Anywhere? Not Exactly. It Has The Best Of Both Worlds – Upscale and Heartland.

I think most of us are would have some idea of what’s around in Woodlands, Katong and Serangoon/Lorong Chuan area. But what exactly is there around Nava Grove? It does not have any MRT right at its door step, neither does it have any coffee shop or market within short walking distance.

This is exactly what makes Nava Grove so attractive to a certain group of buyers. The exclusivity of this location is a key advantage for such buyers. Unlike more accessible condos, its limited access contributes to a more private and exclusive feel. Additionally, the absence of HDB clusters and the presence of surrounding private condos with lower population density enhances the tranquility and exclusivity of the area. These factors make it highly attractive for individuals seeking a peaceful, upscale living environment that’s removed from the more densely populated neighbourhoods.

Residents in this area would enjoy great connectivity to town with Holland Road offering a direct route to Dempsey and Orchard Road in just less than 15 mins’ drive, where they can enjoy a diverse range of dining options. Additionally, the area is near the new Holland Village, which boasts upscale restaurants, a variety of amenities, and Holland Village MRT Station on the Circle Line.

For those opting for public transport, Bus No. 7 provides a convenient, direct and uncrowded ride to Orchard Road. Ghim Moh Market, Sunset Way, Clementi Town and Market is also close by which offers them even more options of local cuisine. Therefore, the close proximity to a wide range of food and amenities means an MRT station isn’t essential, further emphasizing the convenience and exclusivity of the location.

Nava Grove Is Surrounded by Top Tier Schools And Prime Residential Zones.

Nava Grove is nestled within the exclusive Good Class Bungalow enclave and sits adjacent to prestigious District 10, home to many affluent individuals. Its appeal is further enhanced by its close proximity to renowned educational institutions such as Hwa Chong Institution, National University of Singapore (NUS), Nan Hua High School, Henry Park Primary School, Nanyang Primary School, Anglo-Chinese School (Independent), and Methodist Girls’ School. This makes the area highly desirable, especially for families seeking top-tier education and a luxurious, well-connected living environment, explaining why many aspire to reside in such a prime location. Even some of the Housing Development Board (HDB) flats in nearby neighbourhood Ghim Moh were sold above $1 million, making Nava Grove a prestigious residential choice.

No New Launch Projects in Pine Grove/Mount Sinai Area For The Past 12 Years

Other than the recent UOL’s Pinetree Hill which was launched in July last year in 2023, this area hasn’t seen any new projects in 12 years. The last one was The Trizon, with only 247 units and the units come with huge balconies and bay windows, leaving residents with lesser liveable interior space. Having gone many years without any fresh developments, it is natural to witness a pent-up demand for modern projects with updated facilities, a more contemporary design, and smart home features.

Nava Grove’s Children Playroom, Children’s Playground and Splash Play. 

Imagine now you are the owner of a Nava Grove unit. In 3 to 5 years, when Nava Grove has obtained its TOP (Temporary Occupation Permit), you will be moving in to enjoy the modern amenities and facilities of your brand-new homes while residents from neighbouring projects could only admire from afar. Meanwhile, future buyers who want to cash out the profit from their high-value HDB to upgrade to a condo, or parents who are preparing for their child’s P1 enrolment into Henry Park Primary School, will be eager to hunt for resale listings, hoping to find Nava Grove owners who are willing to sell.

Nava Grove Might Be The Best Condo Option For Future Buyers In Terms Of…

1) Unit Size and First GFA Harmonization Project In The Area

Many projects surrounding Nava Grove are way larger in floor plate (such as a 3 bedroom at 45 years’ old Pandan Valley having a size of 1335 sqft, and 3 bedroom at 41 years old Ridgewood Condominium easily at 1399 sqft if not 1744 sqft). At $1,910 psf which had already transacted, the 1744 sqft 3 bedroom would cost $3,330,000 and don’t forget that this is a project that was completed in 1981, 43 years old today. As we all know, older properties tend to have larger floor plate catered to multi-generations staying together under one roof.

Nava Grove’s floor area of 990 sqft for a 3 bedroom becomes more affordable (lower quantum compared to the older projects where Area x $PSF gives way higher quantum) and manageable for younger generation families in this era because:

• Family sizes are generally smaller, with many having no more than two children.
• Multi generations don’t need to stay under one roof because technology and transportation infrastructures help bring people closer together.
• Lots of activities outside (enrichment classes, dining out, travel)
• Outside activities and conveniences, like enrichment classes and food delivery, reduce the need for large spaces or kitchens, aligning with modern living habits.

Furthermore, Nava Grove is going to be the first GFA Harmonisation project in the Holland and Mt Sinai area, which means that the non-liveable areas such as the AC Ledge cannot be factored into the floor area. For example, a 990 sqft for a 3 bedroom means

2) Affordable Quantum

If you get a place with a larger area, let’s say, for example the 1744 sqft at Ridgewood Condominium multiply by just a $1,600psf, it already gives you $2,616,000. Sidetrack a little, back in 1995, some of these 1744 sqft were transacted for less than $1 million!

And a 3 bedroom on the 5th floor at Trizon had already transacted at $3.45mil. That’s why, Nava Grove will be particularly attractive to HDB upgraders looking to upgrade from their high-value HDB flats to newer and more modern condominiums, offering them a fresh start in a prime area with cutting-edge facilities and features at a very affordable quantum.

3) Floor Plan and Layout

This floor plan shows a 1593 sqft 3 bed 3 bath at Trizon. As you can see, there are 2 balconies, 2 planters and bay window in the master room, bathrooms and living room – that’s alot of non-liveable space unless you have lots of photo frames and plants and bay window cushions for them! Don’t forget that these non-liveable spaces are factored into the total area of 1593 sqft which buyer paid for!

And a 3 bed 3 bath at a smaller project like Quinterra with just 55 units may sound huge at 1679 sqft, bigger than Trizon you may think, but if you remove the bay windows from all the bedrooms, the 2 big balconies and planters in the kitchen yard and study room, how much space would you be left with?

There are may other projects with undesirable layouts such as Ridgewood Condominium being wheelchair unfriendly due to the staircase leading up to the main door, basically the unit was raised higher for more privacy as they line along the corridor, Astor Green with odd shape rooms, Pandan Valley with split levels… that makes Nava Grove’s regular and functional layout more acceptable.

4) Land Size and Newer Facilities

In addition to HDB upgraders, Nava Grove will also attract families whose children study at nearby Henry Park Primary School and are seeking full condominium facilities to support extracurricular activities such as swimming and tennis. Many projects surrounding Nava Grove such as Quinterra, The Sierra and Allsworth would either have a lack of, or, dated facilities.

For future buyer to consider buying a condo in the pine grove and mount sinai area surrounded by older projects, he or she has to be able to accept, number one, the age of the older properties, and number two, the quantum price. The older the project, the higher the maintenance work required and there will be concerns about outdated facilities, obsolete systems etc. Would the buyer pay close to $4 million for older projects just for a larger living space?

Want to know more about Nava Grove or visit their show flat? Our team at MDL would be able to help you secure a viewing slot and send you more information on the project together with the latest marketing materials from the developer. 

Click here to WhatsApp us at +65 9007 4405 or submit the form below if you prefer a callback.

Next, Let’s Talk About Norwood Grand.

Norwood Grand Is Just Minutes’ Walk to MRT

The close proximity of Woodlands South MRT Station is a key selling point for this development. The short walking distance ensures unmatched convenience and accessibility for residents, especially families who value independence for their children, and professionals who require efficient commutes to work while still staying close to their loved ones. Being near the MRT offers excellent connectivity, making the project attractive to both tenants and homeowners looking for a well-located, accessible property.

Norwood Grand is Close To International School, Sports School and Health Campus

The project is surrounded by a diverse community of families due to its proximity to Singapore American School and Singapore Sports School, alongside several local institutions. This diversity brings together individuals from various nationalities, interests, and specialisations. Additionally, the nearby Woodlands Health Campus further enhances the area’s appeal by providing healthcare facilities to residents. This unique blend of schools and institutions creates a well-rounded community, offering both educational and lifestyle benefits for families living in the area.

Norwood Grand is In The Region Which Is Set to Become Major Northern Commercial Hub

Woodlands’ ongoing transformation under the Singapore Master Plan adds great investment potential as the area is set to become a major northern commercial hub and the future Woodlands Regional Centre promises further commercial development and job creation. Woodlands is home to many large industrial and logistics players such as Micron Semiconductor Asia, Seagate Technology, Yamazaki Mazak, and Avago Technologies. The area is also home to Singapore Aerospace Manufacturing, Khong Guan and Teckwah Industrial Corporation. Woodlands is part of Singapore’s Northern manufacturing belt, which contributes to the electronics, precision engineering, and biomedical industries

Little competition because other projects are mainly ECs or old condos, and are further away from MRT.

The last few new launches in the Woodlands region were Woodhaven and Parc Rosewood which completed in 2014 and 2015 respectively. Forestville, Twin Fountains, and Bellewoods, dating back 11 years, while La Casa is 20 years old.

Thus, for the past 9 years, residents do not have the option of a brand new condo! Furthermore, Forestville, Twin Fountains, Bellewoods and La Casa were all Executive Condominiums (EC) where the quality may not match up to a private condo when government aims to keep it more affordable for Singaporeans, thus, keeping construction and material cost low. Not only are the ECs older, they are also situation further from the MRT with longer walking distances. The rest of the condos like Rosewood, Casablanca and Woodgrove Condominium are at least 19 years old.

Not Just Any Other Developer, but CDL.

Today, residents finally get a chance to own a brand new condo by reputable developer CDL with proven track record of quality and high end projects, I would be expecting to see strong interest during the balloting and launch. Norwood Grand is poised to draw in professionals working in the northern region, as well as HDB and EC upgraders in search of projects that boast unmatched quality and craftsmanship. This combination of factors is likely to create strong demand for this new development in the years to come.

Does Size Matter? – Yes, Most of The Time, To Ensure Sustainable Transaction Volume

Out of the 4 sizeable projects (Norwood Grand, Chuan Park, Emerald of Katong or Nava Grove) that we are comparing today, most of them consist of at least 600 units with Norwood Grand as the exception with only 348 units.

Usually, a condominium should ideally consist of 600 to 800 units to ensure a sustainable transaction volume, providing enough diversity in sales activity to give a more accurate reflection of market trends and demand. This scale typically helps maintain internal market liquidity and ensures a steady flow of transactions, which can better support property value stability and growth especially in the project itself. Also, when we have projects of such size, one can expect a more comprehensive array of condo facilities to cater to the large community and offering a tailored, localised living experience that reflects the unique character of the living environment, helping to create a distinct identity for the project.

Norwood Grand Would Have Full Condo Facilities

Despite having only 348 units and sitting on just a 155,352 sq ft of land versus the bigger launches such as Chuan Park which boasts a 400,588 sq ft and 916 units, developer CDL consistently prioritizes the interests of its residents, ensuring that its projects are thoughtfully designed with quality living spaces, modern facilities, and amenities that enhance residents’ lifestyles. Norwood Grand offers full condominium facilities, providing residents with a comprehensive range of amenities such as a 50m lap pool, kids pool, gym, dance studio, function room, family lounge, 2 BBQ pavilion, tennis court, and landscaped gardens. The development allows residents to enjoy modern, resort-like living in the comfort of their own home.

Want to know more about Norwood Grand or are you more interested in another project? Our team at MDL would be able to send you more information on the project and provide the latest marketing materials from the developer. 

Click here to WhatsApp us at +65 9007 4405 or submit the form below if you prefer a callback.

What About Chuan Park and Emerald of Katong?

I would say these 2 are the blockbusters and most people’s hot favourite among the 4 projects we are comparing today.

Chuan Park

Chuan Park, having its status as a mega project, sits on approximately 400,588 square feet of land—around double the size of Nava Grove and Emerald of Katong—means that residents can expect a wide range of facilities and a vibrant community atmosphere. This expansive space will not only enhance the living experience but also foster a strong sense of community among residents, making it a highly appealing option for families and individuals alike.

Chuan Park is just a few steps from Lorong Chuan MRT, providing excellent connectivity. It’s only a short walk to NEX Mall and the Serangoon Bus Interchange, offering convenient access to shopping, dining, and transit options. This area is rich in lifestyle amenities, with trendy cafes, restaurants, and the famous Chomp Chomp Food Centre nearby at Serangoon Gardens. Nature lovers will appreciate the proximity to Ang Mo Kio-Bishan Park and MacRitchie Reservoir. Its proximity to town and the CBD (just less than 20 minute’ drive) and robust local amenities make Chuan Park ideal for both investors and homebuyers.

Chuan Park’s 50m Lap Pool

Emerald of Katong

Whereas Emerald of Katong is located in the iconic Katong area, known for its mix of old-world charm and modern convenience. The district is home to prestigious schools like Tao Nan School, Tanjong Katong Primary, and Chung Cheng High School (Main), making it a great choice for families.

The area also boasts plenty of lifestyle amenities, such as Parkway Parade, Katong i12 Mall, and the nearby East Coast Park. Its vibrant cultural scene, eclectic mix of cafes and restaurants, and proximity to the CBD (just 15 minutes’ drive) make it highly attractive to both locals and expats. Some even described this place as close to living the lifestyle of an Australian in Melbourne city with lots of skies, cafes, art and culture, and good vibes.

Quick comparison of new launch project details

If we were to compare the main attributes of these projects against Norwood Grand and Nava Grove, you can see that they are considered massive with close to 1000 units and near to MRT and in an area with plenty of amenities:

Want to get the latest updates on Chuan Park and Emerald of Katong? Our team at MDL would be able to send you more information on the project and provide the latest marketing materials from the developer. 

Click here to WhatsApp us at +65 9007 4405 or submit the form below if you prefer a callback.

So Which New Launch Should I Buy In 2024 Q4?

Are you buying for own stay, investment or just want to be near to kids’ school?

Owning a property is not just a dream but a necessity for many especially when a person’s needs changes – from growing up with their parents to getting a matrimonial home to ensuring their children a hassle free commute to school. For instance, the lack of newer and affordable condos around Henry Park Primary School means parents might resort to renting and if they have 2 children of ages 3 years apart, they could end up paying rent for 10 years just to stay within 1km of school, which is going to amount to a sum enough to downpay for a condo, a premium too hefty if they are not invested elsewhere.

If you are buying purely for investment purpose, then factors such as proximity to MRT, business parks and international schools, and entry/exit price would be the main considerations.

Properties with good attributes usually come with a premium.

When it comes to location, it’s essential to consider not only general regions like CCR, RCR, and OCR, but also the unique identity of each district, shaped by its landmarks and amenities. Just as Tuas is known for its industrial character, District 15 is synonymous with the East Coast’s beach lifestyle, whereas District 9 is considered a luxury as it is home to embassies, high-end hotels and restaurants, and prestigious residential developments, making it one of Singapore’s most sought-after and exclusive areas for affluent living.

Condos like Chuan Park are highly attractive to both investors seeking high rental yields and homeowners who desire the best of everything. It checks off numerous criteria for an excellent property: a wide range of facilities within the estate, a prime location just steps from Lorong Chuan MRT, proximity to the Australian International School and 10 local primary schools, surrounded by eateries and cafés, and a 10-minute drive to Mount Alvernia Hospital. Additionally, it’s near offices and less than 20 minutes’ drive to the CBD.

Moreover, the last launch in this area was Cardiff Residence, completed 10 years ago, therefore, it is expected to have strong pent-up demand.

As such, developers often implement pricing strategies designed to create a strong launch day impression, showcasing high percentages of units sold. To do this, they may price units strategically to maintain an appealing overall average quantum while collecting premiums for more desirable unit types like 2 bedroom which are popular among investors, or the larger 3 bedroom or 4 bedroom units with better views or layouts. This approach allows developers to both attract a wide range of buyers and maximise revenue from high-demand units, while generating positive market buzz around the project’s success from the outset.

Who are the buyers and competitors should you sell in future?

When considering who the buyers and competitors will be should you decide to sell in the future, it’s important to keep an eye on the area’s long-term growth potential. A new project may give a “feel-good” factor initially, but having a solid exit strategy is key.

Where there’s accessibility to major public transport network and schools and offices, there will be people moving in and out of the area. This is a crucial factor for investors to consider, especially if they are looking for projects with strong tenant demand but limited supply in the area. Properties in regions with high rental interest and fewer new developments tend to offer better rental yields and long-term value appreciation. This makes them an attractive choice for current investors aiming to secure a steady rental income and capitalize on future resale opportunities in areas with pent-up demand and limited competition.

Emerald of Katong may face some competition from more recent launches such as Tembusu Grand (519 units or 81.42% sold) next door, and freehold condos The Continuum (403 units or 49.39% sold) and Meyer Blue which had been highly successful. Meyer Blue sold 50% of its units (114 units) on its first day of private sales, achieving an average price of $3,260 psf on launch day, highlighting strong buyer demand for new projects in District 15. Similarly, Chuan Park’s centrality, Nava Grove’s proximity to educational institutions, and Norwood Grand’s strategic location near the Woodlands South MRT all present distinct advantages in their respective areas.

Then again, the new launch unit that you are aiming for might not be available anymore.

First and foremost, there is a high chance you would have to end up in a ballot or queue system for these new launches due to strong interest from the buyers when they have waited a decade for a new launch especially in Woodlands, Ulu Pandan and Lorong Chuan. Secondly, your queue number would very much be determined by luck, fate, probability or whatever you may call it, or simply by the rules of the developer. If you get a good queue number, good for you – you get priority to choose from more choice units!

People queueing along Prinsep St for their turn to do booking for The M. The response was so overwhelming that the queue extended out of the showflat’s designated holding area and buyers are directed to a “Thinking Box” if they were still undecided on the unit they want.

There are no right or wrong answers here.

In conclusion, deciding which condo to buy is not a one-size-fits-all process. The ideal project for each buyer depends on individual factors such as salary, age, lifestyle needs, and risk appetite. Whether it’s a family-friendly project with proximity to schools or an exclusive development in a prestigious district, the key is to align your purchase with your long-term financial goals and personal preferences. Each project offers different pros and cons, and understanding these elements will help you make a more informed decision about where to invest.

Our team at MDL provides consultation in these areas and is set on helping you adjust your portfolio for better upgrades and returns.

Click here to WhatsApp us at +65 9007 4405 for any queries or submit the form below if you prefer a callback.