Pinery Residences is one of the most talked-about integrated mixed-use launches of 2026, landing in District 18 (Tampines West) with a direct underground link to Tampines West MRT on the Downtown Line. Developed by the well-regarded joint venture of Hoi Hup Realty and Sunway MCL, the project comprises 588 residential units spread across six 14-storey blocks sitting above a 121,600 sq ft retail podium anchored by Pinery Mall. When it launched on 28 March 2026, buyers committed rapidly — 92.5% of units (544 out of 588) were sold on launch day at an average price of approximately $2,546 psf, making it one of the fastest-selling Outside Central Region (OCR) launches in recent memory. For buyers who secured units early, prices started from $1.486 million for a 635 sq ft two-bedroom. This article examines what drove that response, where the project sits in the broader Tampines property story, and who it suits best as completion approaches.
Snapshot as of 2026-05 — figures above reflect publicly available URA/HDB data at the time of this editorial review (as of 2026-05).
Tampines has long occupied a unique position in Singapore's residential landscape. As the country's third regional centre, it offers a density of employment, retail, education and recreational infrastructure that most suburban towns cannot match. The Downtown Line — which connects Tampines West station all the way through Bugis, Little India and Chinatown before terminating at Expo — has meaningfully upgraded the commuting calculus for East residents since its full opening. Journey times to the CBD now sit at roughly 35–40 minutes without a transfer, a figure that previously required a bus-to-train switch at Tampines Interchange.
The site at Tampines Street 94 was acquired by Hoi Hup-Sunway MCL via a URA Government Land Sales (GLS) tender in October 2024 at a winning bid of $668.28 million ($1,004 psf per plot ratio) — a figure that signalled developer confidence in Tampines' continued demand depth. The broader OCR market has justified that optimism: according to market data, the OCR recorded more than 9,500 resale transactions in 2025, making it the most active region nationally, with new launch psf benchmarks in Tampines tracking upward from the $2,300–$2,500 psf range seen in comparable nearby projects. District 18 benefits from a balanced supply-demand profile — significant existing HDB upgrader demand, a growing cohort of dual-income households, and relatively few freehold or 999-year leasehold alternatives that could divert buyers. Against this backdrop, Pinery Residences positioned itself as a premium-integrated product in a market that had demonstrated consistent absorption of well-located launches.
The 99-year leasehold tenure is standard for GLS sites and aligns with the vast majority of comparably priced OCR condominiums. Buyers should model lease decay carefully using a rental yield and ROI calculator and mortgage affordability tool before committing, particularly for units purchased as investment vehicles rather than owner-occupied homes.
We track 549 sales and 0 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the PINERY RESIDENCES dashboard.
- Average sale price: $2,185,342 across 549 transactions
- District 16 PSF ranking: Premium tier (top 2%)
- 99 years leasehold · OCR · D16
About PINERY RESIDENCES
PINERY RESIDENCES is a 99 years leasehold condominium, located at BEDOK RESERVOIR ROAD in District 16 (Bedok, Upper East Coast, Eastwood, Kew Drive) (Outside Central Region).
Unit Mix Distribution
Transaction data breakdown by bedroom type at PINERY RESIDENCES:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 252 | $2,564 psf | $1,673,440 |
| 2 BR | 96 | $2,544 psf | $2,129,000 |
| 3 BR | 185 | $2,542 psf | $2,795,411 |
| 4 BR | 16 | $2,476 psf | $3,531,938 |
Sales Market Overview
PINERY RESIDENCES has recorded 549 sale transactions with an average transaction price of $2,185,342, ranging from $1,483,000 to $3,798,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2026 | 549 | $2,550 psf | $2,185,342 | — |
PINERY RESIDENCES ranks in the top 2% of condos in District 16 by average PSF.
Compared to the OCR average of $1,550 psf, PINERY RESIDENCES trades 64.6% above the segment benchmark.
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Competing Condos in District 16
Side-by-side comparison against the most actively traded condos in District 16 (Bedok, Upper East Coast, Eastwood, Kew Drive):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| VELA BAY | 99 years leasehold | — | $2,869 psf | 371 |
| SCENECA RESIDENCE | 99 yrs lease commencing from 2021 | 268 | $2,084 psf | 269 |
| THE BAYSHORE | 99-year leasehold | 1038 | $1,232 psf | 245 |
| THE GLADES | 99 yrs lease commencing from 2013 | 726 | $1,613 psf | 226 |
| ECO | 99 yrs lease commencing from 2012 | 714 | $1,447 psf | 207 |
Several factors distinguish Pinery Residences from the broad field of OCR launches and explain why the market responded so decisively on launch day.
- Direct MRT integration: An underground pedestrian link connecting directly to the Tampines West DTL platform eliminates weather exposure and road crossings. In Singapore's climate, covered connectivity is a quality-of-life differentiator that consistently commands a premium and supports long-term resale liquidity.
- Integrated retail podium (Pinery Mall): 121,600 sq ft of commercial space — expected to include a supermarket, food and beverage options, a pre-school and service retail — creates a genuine live-work-play ecosystem. Integrated malls have historically supported tenant retention and reduce the "car-dependency premium" that afflicts non-integrated suburban condos.
- Reputable joint-venture developer: Hoi Hup Realty and Sunway Developments bring complementary track records in Singapore integrated and large-scale projects. Buyers have reasonable confidence in construction quality, timeline adherence and after-sales service — factors that matter as estimated TOP is Q4 2029/Q4 2030.
- Strong unit mix diversity: Two- to five-bedroom configurations accommodate genuine owner-occupier families, not just investor-oriented micro-units. This broadens the secondary market buyer pool at resale, which is structurally positive for exit liquidity.
- Amenity depth: A 50m lap pool, comprehensive gymnasium, and approximately 23,500 sqm of landscaped grounds on a site this scale provide resort-calibre facilities that families with children rate highly. Proximity to Bedok Reservoir Park, Our Tampines Hub, and SAFRA Tampines adds further recreational depth without leaving the neighbourhood.
- School proximity: Tampines has one of Singapore's densest concentrations of primary schools, relevant for parents navigating Phase 2C registration. Verify current school distances via the MOE primary school registration distance tool prior to purchase if school-nearness is a priority for your household.
No project is without trade-offs, and buyers should weigh the following honestly before committing capital at Pinery Residences' price points.
- Entry psf versus OCR norms: At an average of $2,546 psf on launch day, Pinery Residences is priced at a significant premium to older OCR resale condominiums in Tampines, which have transacted in the $1,250–$1,460 psf range. Buyers are paying a meaningful integrated-development premium; if the mall underperforms or the MRT link loses novelty in tenant perception, that premium may compress at resale.
- Leasehold decay consideration: With a 99-year lease commencing around 2025–2026, the property will have roughly 73–74 years of remaining lease by the time a typical buyer who holds for 25 years comes to sell. Banks apply increasingly restrictive loan-to-value ratios on properties with sub-60-year leases, and CPF usage is restricted on short-lease properties under CPF Board rules. This is a long-horizon risk but a real one for buyers planning generational holds.
- Construction timeline risk: Estimated TOP of Q4 2029–Q4 2030 means buyers face a 3–4 year wait with capital committed. Market conditions, interest rates and personal circumstances can change materially over that horizon. Factor this into liquidity planning.
- Mall operational uncertainty: Integrated retail relies on tenant anchor quality and footfall. Pre-school and supermarket anchors are positive indicators, but smaller retail units in suburban malls carry occupancy risk, particularly as e-commerce continues to erode discretionary shopping trips.
- Buyer concentration: With 92.5% of units sold on launch day, a large proportion of owners will have identical purchase horizons, potentially leading to a cluster of sub-sale or resale listings around the 2029–2030 TOP window when units are completed and buyers reassess their positions.
[
{
"persona": "HDB upgrader family in Tampines / Pasir Ris",
"fit_color": "green",
"reason": "The integrated MRT link, large unit sizes, school proximity, and mall convenience align precisely with what upgrader families seek. The ability to retain familiarity with the East while stepping up to a private address with resort amenities makes this a natural progression."
},
{
"persona": "Dual-income professional couple (no children yet)",
"fit_color": "green",
"reason": "Direct Downtown Line access delivers workable commute times to CBD and one-north tech clusters. The retail podium covers daily needs without a car. Two-bedroom units at $1.486M+ are a stretch but achievable on combined incomes, and the integrated format supports a low-maintenance lifestyle."
},
{
"persona": "Buy-to-let investor targeting rental yield",
"fit_color": "amber",
"reason": "Tampines has genuine rental demand from workers at Changi Business Park, Expo, and SUTD. However, at $2,500+ psf entry, gross yields will likely land in the 3.0%–3.5% range — respectable for OCR but requiring patience. Use the <a href=\"/calculator/roi\">ROI calculator</a> to stress-test vacancy scenarios before committing."
},
{
"persona": "Retiree or empty-nester downsizing",
"fit_color": "amber",
"reason": "The covered MRT link, supermarket access and single-level mall convenience are strong draws for reduced-mobility lifestyles. However, the 3–4 year wait to TOP and the premium price point may not suit buyers prioritising near-term occupancy or capital preservation over appreciation upside."
},
{
"persona": "Short-term speculative buyer (sub-sale / flip)",
"fit_color": "red",
"reason": "With 92.5% sold on launch day, the pool of distressed or motivated sellers is small and buyer competition at sub-sale will be fierce. Additional Buyer Stamp Duty (ABSD) on second properties makes the carry cost high during the 3–4 year construction period. The numbers rarely work for short-horizon flipping at these psf levels — model carefully with the <a href=\"/calculator/stamp-duty\">stamp duty calculator</a>."
},
{
"persona": "Foreign buyer or permanent resident investor",
"fit_color": "red",
"reason": "ABSD at 60% for foreigners (as at 2026 rates) makes any Singapore private property purchase prohibitively expensive as a pure investment. PRs face 5% ABSD on a first purchase. Only buyers with long-term Singapore residency plans and genuine owner-occupier intent should model entry at this price point."
}
]
Pinery Residences earned its blockbuster launch day through a genuine convergence of product quality, location fundamentals, and developer credibility. The direct underground MRT link to Tampines West DTL, the integrated 121,600 sq ft Pinery Mall, and Hoi Hup-Sunway MCL's execution track record collectively justify a premium over the OCR resale baseline — and the market confirmed this in real time with 92.5% take-up at $2,546 psf average.
For owner-occupier families upgrading from the Tampines-Pasir Ris HDB ecosystem, this remains a compelling proposition even at current price levels: the lifestyle infrastructure is built-in, the commute is credible, and the school catchment is strong. For buy-to-let investors, the case is workable but requires disciplined yield modelling and realistic vacancy assumptions — the premium psf entry point compresses gross yields, and the 3–4 year wait to TOP extends the horizon before rental income begins. For speculative or short-term buyers, the entry price, ABSD exposure and construction timeline combine unfavourably.
Compare District 18's historical price trajectory and current rental data on the District 16 overview page and use the price heatmap to benchmark psf levels across comparable East-side projects. Run your purchase scenario through the side-by-side property comparison tool to weigh Pinery Residences against resale alternatives before making a decision.
FAQ
What is the average price for PINERY RESIDENCES?
What is the rental yield for PINERY RESIDENCES?
Is PINERY RESIDENCES freehold or leasehold?
Where exactly is Pinery Residences located, and which MRT station does it connect to?
Pinery Residences is situated at Tampines Street 94, District 18, Singapore. The development features a direct underground pedestrian link to Tampines West MRT Station on the Downtown Line (DTL). This covered connection allows residents to reach the platform without crossing roads or being exposed to rain — a meaningful convenience advantage over non-integrated projects in the vicinity.
How many units are in Pinery Residences and what are the available bedroom types?
Pinery Residences comprises 588 residential units distributed across six 14-storey blocks (units begin from the 3rd storey above the commercial podium). The development offers a mix of 2-bedroom, 3-bedroom, 4-bedroom and 5-bedroom configurations, designed to accommodate a range of household sizes from couples to multi-generational families.
When is Pinery Residences expected to receive its Temporary Occupation Permit (TOP)?
The estimated TOP for Pinery Residences is Q4 2029 to Q4 2030, approximately 3–4 years from the 2026 launch. Buyers should incorporate this timeline into their financial planning, including bridging finance needs if selling an existing property, and should review CPF housing withdrawal rules for new private properties via the CPF Board.
Who are the developers of Pinery Residences?
Pinery Residences is a joint venture between Hoi Hup Realty and Sunway MCL (a collaboration between Sunway Developments and MCL Land). Both entities bring established track records in Singapore residential and mixed-use development. The JV secured the Tampines Street 94 GLS site in October 2024 at a winning bid of $668.28 million, or $1,004 psf ppr.
What stamp duties apply if I buy a second residential property in Singapore?
Singapore citizens purchasing a second residential property are subject to Additional Buyer's Stamp Duty (ABSD) of 20% of the purchase price (as at current 2026 rates). Permanent residents pay 30% ABSD on a second property; foreigners pay 60% on any residential purchase. On top of ABSD, Buyer's Stamp Duty (BSD) applies to all buyers on a tiered scale. Use the stamp duty calculator to compute your exact liability based on purchase price and buyer profile, and refer to the IRAS ABSD page for the official rate table.
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 549 transactions analysed
- Gross yield = (avg monthly rent × 12) / avg sale price
Median values used to minimise outlier impact. PSF = price per square foot.
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