The Navian
Overview & Key Facts
The Navian is a 48-unit freehold boutique condominium at 180A Jalan Eunos in District 14, developed by Roxy-Pacific Holdings — one of Singapore’s most prolific boutique developers with over 50 years and more than 50 projects under its belt. Completed in 2021, The Navian is a single six-storey block offering two-bedroom, two-bedroom-plus-study, two-bedroom-plus-guest-room, and three-bedroom-plus-guest-room configurations ranging from approximately 603 to 926 sqft. The Scandinavian-inspired design philosophy emphasises clean lines, functional spaces, and natural light — a deliberate contrast to the ornate lobbies and marble flourishes that many competing developments lean on.
At $1,788 average PSF, The Navian sits in the mid-range for District 14 — cheaper than Parc Esta ($2,182 PSF) and Penrose ($1,928 PSF) but above euHabitat ($1,326 PSF). The critical distinction is tenure: The Navian is freehold while every major competitor in the immediate area — Parc Esta, Sims Urban Oasis, Penrose, The Antares — is 99-year leasehold. For a buyer who values perpetual ownership and plans to hold long-term, that tenure premium buys something that cannot be replicated.
The PSF trend tells a reassuring story of stability: $1,685 → $1,767 → $1,740 → $1,760 → $1,802, with no dramatic spikes or drops. This is what you would expect from a well-located freehold micro-development — steady, unspectacular appreciation driven by scarcity rather than speculation. The 3.37% gross yield (average rent $3,445/month against a median price of $1,248,000) is respectable for a freehold asset, and the 64/100 investment score reflects a development that works as a hold rather than a flip.
Location & Connectivity
The Navian’s Jalan Eunos address places it in a transitional zone between the residential heartland of Eunos and the light-industrial stretch toward Kaki Bukit. This is not the tree-lined serenity of the Katong enclave a few kilometres south, nor is it the urban density of Geylang to the west. It is a functional, unpretentious neighbourhood that delivers practical connectivity without any lifestyle glamour — and the pricing reflects that honestly.
The MRT story is The Navian’s most distinctive location feature: three different MRT lines are accessible within roughly one kilometre. Kaki Bukit MRT (Downtown Line) is 830 metres away, Ubi MRT (Circle Line) is 860 metres, and Eunos MRT (East-West Line) is 970 metres. Kembangan MRT (East-West Line) is just beyond at 1.05 km. The catch? None of them is truly walkable in Singapore’s climate — 830 metres is a 10-to-12-minute walk, and all four routes involve stretches along industrial roads that lack shelter. In practice, most residents will grab a bus, cycle, or drive to the nearest station. The network reach once you board, however, is excellent: DTL connects to Bugis and the CBD, CCL loops through one-north and Buona Vista, and EWL runs to Paya Lebar interchange and Raffles Place.
For drivers, the Pan Island Expressway (PIE) is accessible within minutes via Eunos Link, and the East Coast Parkway (ECP) is a short drive south. The CBD is approximately 15–20 minutes in off-peak conditions. Paya Lebar Quarter — the commercial hub anchored around Paya Lebar MRT interchange — is roughly 2 km away, making it the natural office destination for car-owning residents.
Daily amenities are adequate without being exciting. The Eunos Crescent HDB precinct to the north provides a food centre, wet market, and coffeeshops within a 10-minute walk. Tanjong Katong Complex and the Geylang Serai Market are accessible by bus. For serious grocery shopping or retail, Paya Lebar Quarter (SingPost Centre, PLQ Mall) is the go-to destination — two stops on the Circle Line from Ubi or one bus ride away.
Schools & Education
| School | Type | Distance |
|---|---|---|
| Canossa Catholic Primary School | primary | ~1.3 km |
| Telok Kurau Primary School | primary | ~1.8 km |
| Paya Lebar Methodist Girls' School | secondary | ~1.9 km |
Facilities
Let’s be direct: The Navian is a 48-unit boutique development, and its facilities reflect that scale. You are not getting the resort-style amenity deck of a 500-unit mega-condo. What you are getting is a curated set of well-maintained shared spaces sized appropriately for the resident population — which means shorter queues, less wear, and a quieter atmosphere than anything you will find at Parc Esta or Sims Urban Oasis.
The centrepiece is a 20-metre rooftop swimming pool with a pool deck, jet pool, and jacuzzi — elevated for views rather than buried at ground level. The rooftop also features a BBQ pavilion and a party pavilion, both of which are genuinely usable given the low unit count (imagine trying to book a BBQ pit at a 1,400-unit development). A fitness pavilion provides basic gym equipment, while a yoga alcove, children’s water play area, and landscaped garden round out the communal spaces.
What The Navian does not have is notable. There is no tennis court, no full-sized lap pool, no function room, and no clubhouse. Some third-party listings have inaccurately advertised tennis courts and full gym facilities — at least one resident has flagged this discrepancy publicly. Prospective buyers should visit the development in person to verify the actual facility list rather than relying on portal descriptions.
Unit Sizes & Layout
The Navian offers four unit types across 48 units: two-bedroom (approximately 603 sqft), two-bedroom-plus-study (646–657 sqft), two-bedroom-plus-guest-room (667 sqft), and three-bedroom-plus-guest-room (approximately 926 sqft). By contemporary standards, the two-bedroom units are compact but not cramped — the 603 sqft base is comparable to what newer launches deliver for this configuration. The three-bedroom-plus-guest units at 926 sqft are more generous and represent the development’s best value proposition for owner-occupiers.
The Scandinavian design philosophy translates into clean, efficient layouts with minimal wasted corridor space. Bedrooms are regular-shaped rectangles that accommodate standard furniture without awkward compromises. Kitchens in the two-bedroom units are galley-style — functional but tight for serious cooking. The three-bedroom units offer an enclosed kitchen with more counter space, which is a meaningful upgrade for families.
With only six storeys and a single block, orientation matters. Units facing Jalan Eunos get more road exposure but benefit from an unblocked outlook across the low-rise streetscape. Rear-facing units overlook the neighbouring landed houses along Lorong Melayu, offering a quieter aspect with greenery. There is no high-rise view premium to speak of — this is a low-rise development, and the highest floors simply clear the neighbouring rooflines.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 8 | $1,787 | $1,158,986 |
| 2 BR | 8 | $1,694 | $1,536,861 |
Pricing & Market Position
Based on 16 recorded transactions, sale prices range from $1,088,888 to $1,645,000, averaging $1,347,924 (~$1,787 psf).
Rents range from $2,530 to $4,725 per month across 61 rental transactions. Current rental yield sits at approximately 2.9%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 10.1% (from $1,623 to $1,787 psf).
Neighbourhood Comparison
The competitive landscape in District 14 is dominated by large-scale leasehold developments, which makes The Navian an outlier in almost every dimension. Parc Esta (1,399 units, $2,182 PSF, 99-year) offers Eunos MRT at the doorstep, resort-scale facilities, and a much larger unit mix — but at a 22% PSF premium and with a depreciating lease. Sims Urban Oasis (1,024 units, $1,760 PSF, 99-year) is closer to Aljunied MRT and benefits from Geylang’s food culture, but again carries a fixed-term lease. Penrose (566 units, $1,928 PSF, 99-year) is the newest competitor with a fresh lease from 2020, but commands a premium for that recency.
The most instructive comparison is euHabitat (748 units, $1,326 PSF, 99-year from 2012) — the only competitor priced below The Navian. euHabitat is a much larger development with full-scale facilities (50m pool, tennis courts, function rooms), but it carries a depreciating lease now 14 years into its 99-year term. A buyer choosing between the two is really deciding whether they value freehold permanence and boutique exclusivity (The Navian) or scale, facilities, and a lower entry point (euHabitat).
The Antares ($1,833 PSF, 99-year) rounds out the competitive set with direct Mattar MRT (DTL) access and a price point close to The Navian — but at leasehold tenure. For buyers who weight MRT proximity highest, The Antares wins on walkability. For buyers who weight tenure highest, The Navian is the only freehold option in the conversation.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| THE NAVIAN | Freehold | — | 48 | $1,787 |
| PARC ESTA | 99 yrs lease commencing from 2018 | 2021 | 1,399 | $2,184 |
| SIMS URBAN OASIS | 99 yrs lease commencing from 2014 | 2020 | 1,024 | $1,762 |
| PENROSE | 99 yrs lease commencing from 2019 | 2021 | 566 | $1,928 |
| EUHABITAT | 99 yrs lease commencing from 2010 | 2016 | 697 | $1,326 |
| THE ANTARES | 99 yrs lease commencing from 2018 | 2021 | 265 | $1,833 |
ShiokNest Scores
Our proprietary scoring system evaluates THE NAVIAN across multiple dimensions.
What Residents Say
“Very disappointed that a tennis court and gym facility was falsely advertised for this development on websites and property listings.”
— Resident review via EdgeProp
Resident feedback for The Navian is sparse given the small unit count — 48 households generate far fewer online reviews than a 1,000-unit mega-development. The most prominent complaint, quoted above, concerns misleading facility descriptions on third-party portals rather than any issue with the development itself. This is a recurring problem for boutique condos in Singapore: listing aggregators sometimes copy generic amenity lists that include tennis courts and clubhouses the development never had.
Anecdotally, the small community creates a neighbourly atmosphere that larger developments cannot replicate. Residents report knowing their neighbours by name, minimal lift waiting times, and uncrowded pool access — the tangible benefits of a 48-unit scale. The Roxy-Pacific build quality is generally regarded as mid-market: finishings are clean and functional without being luxurious, consistent with the developer’s track record across similar boutique projects like RV Residences and Kensington Square.
The management corporation for a 48-unit development faces an inherent challenge: maintenance costs are divided among fewer owners, so per-unit fees tend to be higher than at larger developments. Prospective buyers should request the latest management accounts and sinking fund balance during due diligence — a healthy reserve fund is especially important for small-scale freehold condos where major repair bills cannot be absorbed across hundreds of units.
Strengths & Weaknesses
- Freehold tenure — the only freehold option among major D14 competitors
- Three MRT lines within 1 km (DTL, CCL, EWL) — exceptional network reach
- Stable PSF trend ($1,685 → $1,802) with no volatile swings
- Boutique 48-unit scale — uncrowded facilities, neighbourly community
- Respectable 3.37% gross yield for a freehold asset
- Newer completion (2021) vs most D14 freehold alternatives
- Scandinavian-inspired design with efficient, functional layouts
- Rooftop pool and BBQ with genuine exclusivity (48 units sharing)
- Strong rental demand — 61 transactions with $3,445/month average
- Low-rise living (6 storeys) in a high-rise-dominated district
- No MRT station within comfortable walking distance (closest 830m)
- Limited facilities — no tennis court, lap pool, clubhouse, or function room
- Jalan Eunos industrial fringe lowers neighbourhood appeal (6.0/10)
- Higher per-unit maintenance fees due to small-scale cost sharing
- Compact two-bedroom units (603 sqft) — tight for families
- Walk to MRT stations passes industrial streetscape, not sheltered
- Third-party listings may overstate amenities — verify on-site
- Walkability score of 52/100 reflects limited pedestrian convenience
- Small resale pool — fewer transactions mean less price discovery
Verdict
The Navian is a quiet freehold bet on District 14 — not a flashy investment play, not a lifestyle statement, but a solid, low-maintenance asset in a location that punches above its weight on connectivity. Three MRT lines within a kilometre, freehold tenure, stable PSF appreciation, and a 3.37% yield: for a buy-and-hold investor or an owner-occupier who values perpetual ownership, the fundamentals are sound.
The honest question is whether the freehold premium justifies paying $1,788 PSF when euHabitat — also in District 14, also an older freehold — trades at $1,326 PSF. The answer depends on what you are buying: The Navian is newer (2021 vs 2015), smaller-scale (48 vs 748 units), and architecturally more intentional. Those differences matter to some buyers and are irrelevant to others. Against the leasehold competitors, the calculus is clearer: Parc Esta at $2,182 PSF and Penrose at $1,928 PSF are both 99-year developments that will depreciate on a fixed timeline. The Navian’s freehold tenure eliminates that clock entirely.
Where The Navian falls short is neighbourhood character and walkability. The Jalan Eunos industrial fringe is functional, not charming. The MRT stations are accessible but not comfortable walks. The facilities suit a boutique scale but will disappoint anyone expecting a resort experience. These are not deal-breakers — they are the trade-offs that make the $1,788 PSF freehold price possible in the first place. If you want waterfront living with a 50-metre lap pool, you are looking at the wrong development. If you want a quiet, well-built freehold unit near three train lines with minimal drama, The Navian delivers exactly that.