Pinevale sits in the heart of District 18’s Tampines enclave, a 322-unit 99-year leasehold development that completed in 2000 under CapitaLand. With its lease commencing in 1997, the estate now carries roughly 70 years of tenure remaining — a figure that increasingly shapes how buyers, lenders and CPF rules treat the property. For families weighing the trade-off between OCR affordability and long-term lease economics, Pinevale presents a clear case study in lease-decay mathematics meeting practical Tampines liveability, with the URA Master Plan reinforcing the Tampines Regional Centre’s long-term commercial weight. This review unpacks the development’s positioning within the wider District 18 market, its rental and resale dynamics, and the lease-tenure considerations any 2026 buyer should price into an offer, before closing with buyer-fit guidance and a verdict tuned to the realities of a sub-70-year leasehold asset in a mature east-region OCR locale.
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 remains one of Singapore’s most established regional centres, and Pinevale benefits directly from its catchment depth. Tampines MRT — an interchange serving both the East-West Line and the Downtown Line — sits within walking distance, while the future Cross Island Line will add a third rail axis at the same node once operational, per LTA’s CRL plans. Tampines Mall, Tampines 1 and Century Square form the retail spine of the Tampines Regional Centre, alongside the cluster of office towers that anchor the area’s decentralised employment base. Within District 18 itself, Pinevale trades alongside a mix of 99LH condominiums and HDB resale stock — the absence of meaningful freehold supply is a structural feature of the Tampines/Simei stretch rather than a quirk. Buyers can map current pricing using our price heatmap or run side-by-side scenarios via the comparison tool. The 322-unit count keeps the development mid-sized: large enough for amenity scale (pool, gym, function spaces typical of a late-1990s CapitaLand project), small enough to avoid the maintenance-fee bloat of mega-developments. The lease backdrop is the dominant variable. With 1997 as the lease-start year, Pinevale crosses the 60-year-remaining threshold around 2037, after which CPF and bank-tenure rules begin to tighten progressively, and schooling depth in the catchment supports family-buyer demand that has historically underpinned both rental and resale liquidity.
We track 59 sales and 115 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the PINEVALE dashboard.
- Average sale price: $1,245,674 across 59 transactions
- Estimated gross rental yield: 3.9%
- District 18 PSF ranking: Value tier (top 94%)
- 99 yrs lease commencing from 1997 · OCR · D18 · 322 units
About PINEVALE
PINEVALE is a 99 yrs lease commencing from 1997 condominium, located at TAMPINES STREET 73 in District 18 (Tampines, Pasir Ris) (Outside Central Region), developed by PINEVALE CONDOMINIUM PTE LTD (CAPITALAND), comprising 322 residential units, completed in 2000.
With approximately 70 years remaining on its 99-year lease, the property qualifies for full bank financing and CPF usage.
Unit Mix Distribution
Transaction data breakdown by bedroom type at PINEVALE:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 38 | $909 psf | $1,170,865 |
| 4 BR | 20 | $929 psf | $1,335,094 |
| 5+ BR | 1 | $925 psf | $2,300,000 |
Sales Market Overview
PINEVALE has recorded 59 sale transactions with an average transaction price of $1,245,674, ranging from $930,000 to $2,300,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 17 | $749 psf | $996,582 | — |
| 2022 | 13 | $893 psf | $1,199,615 | ↑ 19.2% |
| 2023 | 11 | $949 psf | $1,260,909 | ↑ 6.2% |
| 2024 | 7 | $990 psf | $1,475,857 | ↑ 4.3% |
| 2025 | 10 | $1,102 psf | $1,510,689 | ↑ 11.3% |
| 2026 | 1 | $1,288 psf | $1,650,000 | ↑ 16.9% |
PINEVALE ranks in the top 94% of condos in District 18 by average PSF.
Compared to the OCR average of $1,550 psf, PINEVALE trades 40.9% below the segment benchmark.
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Rental Market Overview
PINEVALE has recorded 115 rental transactions with monthly rents averaging $4,016/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 3 BR | 113 | $3,964/mo | $2,350/mo | $7,500/mo |
| 4 BR | 2 | $6,950/mo | $3,900/mo | $10,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 25 | $2,806/mo |
| 2022 | 24 | $3,490/mo |
| 2023 | 23 | $4,922/mo |
| 2024 | 23 | $4,447/mo |
| 2025 | 18 | $4,639/mo |
| 2026 | 2 | $4,500/mo |
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Investment Analysis
Based on average rents and sale prices, PINEVALE delivers an estimated gross rental yield of 3.9%. This is above the Singapore-wide benchmark of approximately 3%.
Competing Condos in District 18
Side-by-side comparison against the most actively traded condos in District 18 (Tampines, Pasir Ris):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| TREASURE AT TAMPINES | 99-year leasehold | 2203 | $1,589 psf | 1178 |
| PARKTOWN RESIDENCE | 99 yrs lease commencing from 2023 | 1193 | $2,367 psf | 1164 |
| AURELLE OF TAMPINES | 99 yrs lease commencing from 2024 | 760 | $1,769 psf | 760 |
| TENET | 99 yrs lease commencing from 2021 | 618 | $1,386 psf | 618 |
| RIVELLE TAMPINES | 99 years leasehold | — | $1,933 psf | 571 |
Location Map
Map shows PINEVALE (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- PINEVALE
- Gongshang Primary School
- St. Hilda'
- Tampines Primary School
Nearby Schools
There are 12 schools within 2 km of PINEVALE, including 4 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Gongshang Primary School | Primary | 180m |
| St. Hilda's Primary School | Primary | 560m |
| Tampines Primary School | Primary | 680m |
| Tampines North Secondary School | Secondary | 770m |
| Tampines Secondary School | Secondary | 1.1 km |
| Junyuan Primary School | Primary | 1.2 km |
| East Spring Primary School | Primary | 1.3 km |
| East Spring Secondary School | Secondary | 1.3 km |
| Institute of Technical Education (College East) | Tertiary | 1.4 km |
| Temasek Polytechnic | Tertiary | 1.5 km |
| Poi Ching School | Primary | 1.5 km |
| Tampines Meridian Junior College | Jc | 1.7 km |
- Triple-rail interchange access. Tampines MRT’s East-West Line and Downtown Line interchange status is rare for an OCR location, with the future Cross Island Line set to deepen connectivity further. EWL delivers Raffles Place in roughly 35 minutes; DTL serves Bugis-Promenade and Bukit Timah employment nodes. Cross-reference Pinevale against same-vintage Tampines peers using the comparison tool.
- Accessible entry quantum. Pinevale’s leasehold tenure and east-region location mean prices sit well below comparable city-fringe stock. For HDB upgraders — including those who used the HDB grant — the downpayment profile is more digestible than chasing RCR or CCR alternatives. Test scenarios via the affordability calculator and total-cost calculator.
- Established neighbourhood amenity and schooling. Tampines Mall, Tampines 1, Century Square and the Tampines Regional Library, plus a deep bench of local schools within the MOE primary registration radius, all contribute to genuine family liveability anchored by the Tampines Regional Centre framework.
- Reasonable OCR rental yields. Tenant demand from Tampines Regional Centre offices, Changi Business Park commuters and east-region expatriate families has historically supported gross yields in the upper end of OCR leasehold ranges. Pressure-test using the ROI calculator and the cash-flow calculator before committing.
- Right-sized for liquidity. At 322 units Pinevale is large enough to be liquid in resale yet small enough to avoid mega-development maintenance bloat. Anchor pricing to recent transacted PSF on the District 18 analytics page, not asking-price benchmarks.
- Lease decay is the dominant medium-term risk. With roughly 70 years remaining in 2026, Pinevale is moving toward the threshold where CPF withdrawal limits tighten. Buyers in their 40s and beyond already face the partial-CPF formula; by ~2037 banks will trim maximum loan tenures, which feeds directly into mortgage and TDSR maths.
- Resale liquidity narrows as the lease shortens. The buyer pool for a sub-60-year leasehold condo skews materially — younger first-time buyers face CPF caps, older buyers face tenure caps, investors face shrinking exit windows. Model the exit explicitly using the lease-decay calculator.
- En-bloc upside is constrained and refinancing complexity grows. At 322 units with a 1997 lease, Pinevale is not an obvious collective-sale candidate; top-up lease premiums payable to SLA and thin precedent for sub-70-year OCR en-blocs argue against pricing it in. Standard IRAS BSD/ABSD applies, and future refinancing windows will be reassessed against shorter remaining lease; second-property buyers should map decoupling scenarios early.
Strong fit: first-time owner-occupier families prioritising east-region affordability and schooling. Buyers in their late 20s to mid 30s who plan to occupy for 10-15 years before upgrading get genuine value from Pinevale’s Tampines location, MRT interchange access, and entry price. The lease-decay timeline is manageable within a defined holding period, CPF usage at this age cohort is still close to the full cap, and the local schooling catchment supports a clear pathway. Reasonable fit: yield-focused investors with a clear exit window. Investors targeting a 5-8 year hold for rental income, with a defined exit before the lease crosses 60 years remaining (i.e. before ~2037), can make Pinevale work; the rental demand from Tampines Regional Centre, Changi Business Park and the wider east-region office cluster is durable, but exit pricing must be modelled honestly rather than assuming continued capital appreciation tied to the CRL upgrade alone. Weaker fit: long-hold legacy buyers, older first-time buyers, and en-bloc speculators. If the intention is to hold through retirement and pass to children, a 70-year-remaining leasehold is structurally weaker than a freehold alternative at any reasonable price differential, and en-bloc payouts are not a base-case assumption.
Pinevale is a credible OCR leasehold option for buyers who understand exactly what they are buying: a well-located, transport-rich, mid-sized CapitaLand development whose 1997 lease commencement defines its economics. The Tampines location remains genuinely good — EWL/DTL interchange access, future Cross Island Line upgrade upside, mature retail and library amenity, and an established schooling catchment — and the entry quantum is materially below city-fringe alternatives. The honest counterweight is the lease: at roughly 70 years remaining, Pinevale is approaching the window where CPF and bank-tenure rules begin to compress the future buyer pool. This does not make it a poor purchase; it makes it a purchase that demands disciplined holding-period planning, stress-tested refinancing scenarios, and a clear-eyed view of exit pricing. For families upgrading from HDB who want Tampines Regional Centre access at a workable quantum, Pinevale earns a measured recommendation.
FAQ
What is the average price for PINEVALE?
What is the rental yield for PINEVALE?
Is PINEVALE freehold or leasehold?
How much lease does Pinevale have remaining in 2026?
Can I use my full CPF for a Pinevale purchase?
How does the Cross Island Line affect Pinevale?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA.
- Sales data: 59 transactions analysed
- Rental data: 115 lease records analysed
- Gross yield = (avg monthly rent × 12) / avg sale price
Median values used to minimise outlier impact. PSF = price per square foot.
View Live Data for PINEVALE
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.
New Sale vs Resale Mix
Of the 1,781 condo transactions recorded in District 18 over the last 12 months, 60% resale, 38% new sale, 2% sub sale. A resale-heavy mix points to an established market trading on fundamentals; a new-sale-heavy mix means developer launches are setting the price benchmarks.
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Price Index Check
The ShiokNest Price Index for District 18 reads 132.1 as of June 2026 — down 4.1% year-on-year. The index tracks repeat-sales price movement, so it is less distorted by shifts in what happens to be transacting than a raw average PSF.
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Upcoming Supply Pipeline
1 active Government Land Sales site in District 18 could add roughly 560 new units to local supply. Incoming supply of this scale tends to cap short-term price growth in the immediate area but also signals planning confidence in the location.
| Site | Street | Est. units | List | Status |
|---|---|---|---|---|
| Tampines Street 94 (EC) | — | ~560 | Confirmed | Available |
HDB Alternatives Nearby
Weighing PINEVALE against staying public? These HDB towns sit within walking or short-drive distance: