Pinevale
Pinevale is a 99-year leasehold executive condominium in District 18 (Tampines, Pasir Ris), within Singapore's Outside Central Region (OCR). Completed in 2000, the development comprises 322 units, on a lease that commenced in 1997. Sale and rental figures on this page are compiled from URA transaction records.
Overview & Key Facts
PINEVALE is a 99 yrs lease commencing from 1997 condominium at TAMPINES STREET 73 in District 18 (OCR), developed by PINEVALE CONDOMINIUM PTE LTD (CAPITALAND), comprising 322 units, completed in 2000.
Location & Connectivity
PINEVALE is located in District 18. Check the dashboard for full transport connectivity data.
Schools & Education
12 schools within 2 km (4 within 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 |
Unit Mix & Pricing
| 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 |
Market Position
PINEVALE has recorded 59 sales at an average price of $1,245,674.
Rental Yield by Bedroom Type
Blended yield hides the spread between unit sizes — smaller units at PINEVALE typically rent harder per dollar of purchase price:
| Type | Avg Rent | Avg Price | Gross Yield |
|---|---|---|---|
| 3 BR | $3,964/mo | $1,170,865 | 4.06% |
| 4 BR | $6,950/mo | $1,335,094 | 6.25% |
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Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 17 | $749 psf | — |
| 2022 | 13 | $893 psf | ↑ 19.2% |
| 2023 | 11 | $949 psf | ↑ 6.2% |
| 2024 | 7 | $990 psf | ↑ 4.3% |
| 2025 | 10 | $1,102 psf | ↑ 11.3% |
| 2026 | 1 | $1,288 psf | ↑ 16.9% |
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The latest reading marks the highest point in this series — PINEVALE prices have climbed 71.9% since 2021.
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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Neighbourhood Comparison
| Condo | Tenure | Avg PSF | Sales |
|---|---|---|---|
| TREASURE AT TAMPINES | 99-year leasehold | $1,592 psf | 1198 |
| PARKTOWN RESIDENCE | 99 yrs lease commencing from 2023 | $2,367 psf | 1165 |
| AURELLE OF TAMPINES | 99 yrs lease commencing from 2024 | $1,769 psf | 758 |
| TENET | 99 yrs lease commencing from 2021 | $1,386 psf | 618 |
| RIVELLE TAMPINES | 99 years leasehold | $1,933 psf | 558 |
Lease Analysis
With 70 years remaining on its 99-year lease, PINEVALE still qualifies for full bank financing and CPF usage.
What Could Work Against You
- The remaining lease of roughly 70 years is comfortable today, though long-horizon owners will sell into a progressively lease-sensitive market.
- With just 3 sales in the trailing year, pricing signals are indicative rather than definitive; expect wider bid-ask spreads when you negotiate.
Best suited for
Who This Actually Suits
The profile fits car-owning households, sea-view / waterfront, yield-focused investors and first-time hdb upgraders best. Parking and arterial road access matter more here than walking-distance MRT.
heavy renovation / value seekers should treat this as a shortlist candidate, not a default choice.
It is a weaker fit for long-term hold (10+ yr) — other options likely serve them better. Tenure and location resilience suit long-horizon ownership.
One caution flagged here: avoid if mrt-dependent — MRT access is meaningfully constrained — transit-dependent buyers should consider better-connected alternatives.
Verdict
PINEVALE is a 99 yrs lease commencing from 1997 development in District 18 (OCR), with 322 units, offering a gross yield of 3.9%.
At ~$1,119 psf, it represents a competitive entry point in the OCR segment.
Explore the full PINEVALE dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing PINEVALE against staying public? These HDB towns sit within walking or short-drive distance:
FAQ
What is the average PSF for PINEVALE?
Is PINEVALE freehold?
What is the rental yield for PINEVALE?
Sources & Next Steps
- PINEVALE Dashboard — Live charts and analytics
- URA REALIS — Official transaction data
- District 18 (Tampines, Pasir Ris) — District 18 neighbourhood guide
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 59 transactions
- Rental data: 115 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: May 2026 · 59 records analysed · Source: URA private-sale caveats