Positioned within the rapidly developing Tengah township, Novo Place is an upcoming executive condominium (EC) offering 504 units of 3- and 4-bedroom units starting from $1.29M.
Novo Place will be the first EC to launch in the post-harmonisation era, which means that the developers will not be able to charge buyers for non-strata and void spaces like air-con ledges. This launch will be one to watch as despite rising private non-landed prices, ECs still offer the cheapest entry into Singapore’s condo market.
Its strategic positioning alongside nearby resale condos and recent EC projects like Copen Grand, Altura, and Lumina Grand highlights its value and growth potential, allowing buyers to capitalise on Tengah’s transformation into a vibrant and eco-friendly community.
If you are interested to find out more about Novo Place, read on as we delve deeper into the project details, location, site, price, and floor plan analysis.
*This article was written in November 2024 and does not reflect data and market conditions beyond.
Project Details
Location Analysis
Novo Place is strategically located just a 4-minute walk from the upcoming Tengah Park MRT station on the Jurong Region Line (JRL), providing future residents with convenient public transportation access. For drivers, the development offers excellent connectivity to major expressways like the PIE, KJE, and BKE, making it easy to travel to various parts of Singapore.
Future residents will enjoy close proximity to a wide array of shopping and dining options. Nearby, residents can explore Plantation Plaza, West Mall, or venture to the Jurong mega shopping district, including JEM, Westgate, and IMM, where they’ll find everything from dining and entertainment to retail therapy. In addition, the future Tengah Town Centre will introduce more options, featuring shopping, dining, and leisure facilities, including a new sports centre. Familiar destinations like Bukit Batok West Shopping Centre, Yuhua Village Market & Food Centre, and West Mall are also just a short MRT or bus ride away.
Novo Place is designed for residents seeking a balanced lifestyle with ample opportunities for leisure and recreation. The nearby Jurong Lake Gardens offers spaces for jogging, cycling, and picnics, while the Chinese and Japanese Gardens provide tranquil landscapes and cultural experiences. These diverse attractions allow residents to unwind in nature and explore Singapore’s scenic and cultural side.
Families at Novo Place will also appreciate the extensive educational options nearby. Princess Elizabeth Primary School, Jurong Primary School and Yuhua Primary School are all within a 1km radius, and the future Anglo-Chinese School (Primary) will be within 2km. Additionally, Nanyang Technological University (NTU) is a short drive away, supporting educational needs from primary through to tertiary levels.
Site Plan & Facilities
With 504 units spread across seven 18-storey blocks, Novo Place is designed to provide residents with a peaceful and private living environment. Each level features just four units, ensuring good privacy and minimal noise, while the blocks are positioned with ample spacing in between them to maintain a quiet, open feel. The developers and architects have prioritised a north-south orientation, reducing exposure to the western sun and minimising road noise from Bukit Batok Road. Novo Place also enjoys a tranquil forest fringe right next door, which serves as a natural sound buffer to reduce road noises.
Novo Place offers an impressive array of amenities designed for relaxation, recreation, and community connection. Residents can enjoy four distinct swimming pools, as well as state-of-the-art gyms and a steam room equipped for all fitness levels. Communal spaces include dining areas, a luxurious clubhouse, children’s play zones, a media room, a library, work lounges, and barbecue pavilions—creating vibrant spaces for socialising, relaxation, and outdoor gatherings. With 30% of the common facilities powered by solar energy, Novo Place embodies a commitment to sustainable, green living.
Unit Distribution & Mix
Looking at the unit mix and distribution, it’s clear that Novo Place is thoughtfully designed with families in mind, offering only bigger 3- and 4-bedroom layouts. The unit types and various layouts are distributed quite evenly across different facings, providing future homeowners a range of choices suited to their preferences and lifestyles.
Floor Plan Analysis
In this segment, we will highlight various types of floor plans available at Novo Place. Our aim is to furnish you with useful knowledge that will assist you in choosing the perfect unit tailored to your preferences and lifestyle needs.
We highlight again that the floor plans and sizes in Novo Place fall under the post-harmonisation era, which would mean AC and RC ledges are no longer accounted for in GFA. This would reduce the unit sizes on paper, and bring up the PSF pricing, which makes it more important to compare quantum pricing instead.
3-Bedroom
Novo Place offers one layout option for the standard 3-bedroom units: Type C1 at 872 sqft. Despite its compact, modern size, this layout is highly efficient, featuring an enclosed kitchen with ventilation windows—ideal for homeowners who cook regularly. The yard is strategically positioned near the household shelter rather than directly adjacent to the kitchen, preventing cooking odours from affecting laundry. The household shelter also provides additional storage space. The common bedrooms accommodate a queen-sized bed and wardrobe, while the master bedroom comfortably fits a king-sized bed, making this layout a practical and comfortable choice for families.
3-Bedroom + Study
There are two different types of layout available for the 3-Bedroom + Study. Our pick would be the Type C3 standing at 947 sqft, as this is a unique new-age layout, with the study space being catered in the master bedroom instead of being tucked in a corner along the walkway. This provides homeowners the opportunity to enjoy a more spacious master bedroom without having to combine bedrooms, and enjoy a personal study corner right within the comforts of the room.
The layout also includes an enclosed kitchen connected to the yard, household shelter, and an additional WC that can be converted into a laundry room for added functionality.
4-Bedroom
There is only one type of layout available for the standard 4-bedroom units, which is the type D1 standing at 1,012 sqft. This layout would cater to larger families who require 4 proper bedrooms, yet not needing too big of a communal living space. All bedrooms are able to accommodate a queen-sized bed minimally. In this 4-bedroom layout, one thing to note is that it only comes with a master bedroom ensuite, and one common bathroom, which means the 3 common bedrooms would need to share a single bathroom. Nonetheless, with a highly efficient layout, this compact size would also allow buyers to keep their overall price quantum on a lower end versus those with larger floor plates.
4-Bedroom + Study
There is only one floor plan type for the 4 bedroom + Study, which is type D2 standing at 1,163 sqft. This would be the largest layout and most luxurious one available within Novo Place. The study area is positioned near the living room, offering flexibility for homeowners to either expand the living area or create a dedicated study room. The master bedroom is further enhanced with a walk-in wardrobe, and the inclusion of a common bedroom with ensuite bathroom makes it suitable for multi-generational families.
Price Analysis
For potential buyers considering an EC or resale condo in the area, a closer look at Novo Place’s pricing against similar projects and resale options offers useful insights. Nonetheless, one distinct factor in your decision would also be your timeline horizon, as the resale market offers a much quicker move-in opportunity, while new launches would have a construction period of at least 3-4 years, depending on the project. Additionally, for new launch ECs, buyers must meet HDB’s eligibility criteria in order to purchase.
At the time of writing, Novo Place’s full price list has not been released, so we will reference indicative starting prices to understand its positioning in the market.
Before we dive deeper, first thing to bear in mind, as Novo Place is the first EC to fall under URA’s GFA harmonisation, naturally the home sizes here will be smaller compared to earlier projects. The PSF pricing will also be a tad higher even when comparing the same layout between projects.
To understand the pricing comparatives, we have taken a look at the following segments:
Within Tengah township:
To analyse pricing comparatives, let’s look at three recent EC projects within the Tengah township, focusing on the smallest 3-bedroom units as a baseline.
The demand for ECs in Tengah is evident, and Novo Place is expected to see similar interest. Notably, Novo Place’s starting prices are highly competitive with these recent launches, starting around $1.3M for a 3-bedroom unit, which offers new buyers an attractive entry price, an even fresher lease versus previous launches, presenting the opportunity for capital appreciation over time.
Comparing to Resale Private Condo in the area:
Taking a look at the transactions of the resale market would also give us a clearer picture of the pricing disparity, and options in the market today.
- Le Quest: The newest private condo closest to Novo Place, Le Quest’s compact 3-bedroom units (883 sqft) recently transacted at around $1.428M in October 2024. With a lease starting in 2016 and TOP in 2020, Le Quest offers a private, mixed-use option at a premium entry price.
- The Mayfair: A more mature option from 1996, The Mayfair’s 3-bedroom units (1163–1227 sqft) recently transacted at $1.6M in August 2024, reflecting its larger floor plate.
- Parc Oasis: Similarly, 99 years leasehold from 1991, this project has larger 3-bedroom units (1227–1432 sqft), with recent transactions around $1.619M in October 2024.
With a starting price guide of $1.298M and up, Novo Place’s palatable entry price stands out as a unique selling point, allowing home buyers to obtain a competitive entry into the private segment. Nonetheless, for those seeking bigger home sizes and a quicker move-in timeline, the resale options may be a better choice depending on your family needs.
Growth Potential
Tengah is on the cusp of an exciting transformation that promises to bring numerous benefits to its future residents, enhancing both daily conveniences and property value. Whether for personal enjoyment or long-term investment, residents of Novo Place stand to gain from Tengah’s future development plans.
Spanning over 700 hectares—an area comparable to Bishan—the new Tengah estate will introduce Singapore’s first car-free town centre, creating a pedestrian-friendly environment nestled in lush parkland with traffic routed underground. Designed to bring residents closer to nature, Tengah’s green surroundings and sustainable features will provide a serene and refreshing urban living experience. Looking at the URA Master Plan, we can also see several land plots earmarked for commercial or mixed-use developments, which will increase commercial activity in the new town.
Situated near the Jurong Innovation District and the upcoming Jurong Lake District, which is envisioned as Singapore’s second Central Business District (CBD), Tengah residents will enjoy unprecedented proximity to future employment and educational hubs. The Jurong Innovation District, a centrepiece of Singapore’s advanced manufacturing ecosystem, is set to create 95,000 new jobs, presenting Novo Place residents with a wealth of nearby job opportunities in an environment that supports a work-life balance.
Adding to Tengah’s appeal is a planned 100-metre-wide, 5-kilometre-long Forest Corridor, part of a broader network linking the Western Catchment Area to the Central Catchment Nature Reserve. The estate will also feature a continuous belt of greenery along its periphery, enhancing its natural ambiance. At the heart of Tengah lies a sprawling 20-hectare Central Park, complete with an amphitheatre and integrated water bodies, providing residents a scenic retreat for outdoor activities and community events.
Future sellers in the area can anticipate a strong pool of potential buyers, thanks to Tengah’s evolving landscape. With the influx of new BTO flats in the area (18 BTO projects), many future HDB owners may look to upgrade, and existing HDB owners or private property owners from neighbouring regions may seek a familiar area for downsizing. These factors collectively strengthen buyer demand, giving Novo Place a competitive advantage when it fulfils its Minimum Occupation Period (MOP).
Closing Thoughts
In summary, Novo Place offers a well-rounded option for buyers seeking a family-friendly home with efficient layouts, competitive pricing, and solid growth potential within the Tengah township. With ample amenities and sustainability features, it balances quality living with affordability, making it a compelling choice for those seeking the opportunity to enter the condo market.
As we look forward to seeing the eventual take up rate and pricing matrix once it has been balloted, we sincerely wish buyers who are dropping a cheque for Novo Place the best of luck!
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