Pinetree Hill and Nava Grove are directly side by side
Both are located along Pine Grove.
Details of the Pinetree Hill unit purchased
- 2 + Study
- 797 sqft
- $1,862,000
- 2336 psf
- High floor
- Bought in July 2023
A look at Nava Grove 2 + Study units
- 2 + study
- 786 sqft
- Launch prices started from $1,888,000 for a level 2 unit
- 2402 psf
Slight adjustment to make it a fair comparison
One fundamental difference between Pinetree Hill and Nava Grove is that the latter falls under URA’s new Gross Floor Area (GFA) harmonisation rule.
The aircon ledges for 2 bedroom units typically take up about 4sqm (43sqft) of space. Under the new GFA rule, aircon ledges are no longer calculated as part of the saleable area.
Therefore, the total area of Nava Grove 2+study unit should be around 786sqft + 43sqft = 829sqft, which means that it is around 32 sqft bigger than Pinetree Hill’s 2+study unit.
That is one of the reasons why the 2+study units at Nava Grove are more expensive in quantum.
Other differences?
The entire Pinetree Hill development falls within 1km to the highly popular Henry Park Primary School.
In contrast, Nava Grove may or may not be. The developer is unable to provide a confirmation yet, at this point.
The 2+study stacks in Nava Grove are both in the same block.
If this block eventually falls within 1km to Henry Park, then the only difference between the 2 developments would be down to just the price point for the future resale buyer.
If it doesn’t, then Pinetree Hill would have an edge over Nava Grove.
So, in this case, is Nava Grove a better buy for her?
Our client had gotten a high floor 2+study unit in Pinetree Hill for below 1.9mil.
With the same budget, she would have only been able to afford a very low floor 2+study unit in Nava Grove. And that is also provided if she had gotten a good ballot number, because only 3 units were below 1.9mil, based on launch day pricing.
Otherwise, a high floor 2+study unit would have cost her more than 2mil at Nava Grove.
Her Pinetree Hill 2+study is at a lower quantum and has the certainty of being 1km to a popular primary school.
So technically, Pinetree Hill is a safe and better buy for her.
There’s no guarantee that waiting will get you something better
With every upcoming new launch, there is always information that we are uncertain of until it is launched such as unit layouts, launch day prices, ballot number etc.
We often advise our clients to seize opportunities when they arise. Rather than waiting to see what else may come up, it is often wise to invest once you are ready and have identified a property that is fundamentally sound.
After all, every opportunity cost has a price.
