Pinery Residences is a 588-unit mixed-use development at Tampines Street 94 by Hoi Hup Realty and Sunway Developments. It is the second integrated development to launch in Tampines within a year, following Parktown Residence on Tampines Ave 11. With a direct underground link to an operational MRT station, a commercial mall at the podium, and multiple primary schools within 1km, this project is positioned squarely at upgrader families in Singapore's east side.
This guide breaks down the project's positioning, pricing logic, unit strategy, and competitive context so agents can advise clients with confidence.
What Is Pinery Residences?
Pinery Residences is a 99-year leasehold mixed-use development spanning approximately 253,067 sqft across six 14-storey residential towers with 588 residential units. It sits above a commercial podium (Pinery Mall) at Basement 1 that includes a supermarket, food court, early childhood development centre, and F&B outlets. Residential units start from the third floor, with the resident carpark on the second level.
Source: EdgeProp, "Pinery Residences: Seamless Urban Living," March 2026
The defining feature is a direct underground pedestrian link to Tampines West MRT (DT31) on the Downtown Line. Unlike Parktown Residence, which connects to the upcoming Tampines North MRT on the Cross Island Line (expected 2030), Pinery connects to an existing, operational MRT station. This is a meaningful distinction for buyers who want immediate connectivity rather than future promises.
Vehicular access is separated: residential carpark entry is via Bedok Reservoir Road, while the commercial basement carpark is accessed from Tampines Street 94.
How Much Does Pinery Residences Cost?
Pinery Residences starts from $1.486 million for a 2-bedroom unit at approximately $2,340 psf. Two-bedroom sizes range from 624 to 700 sqft. Five-bedroom units start from $3.508 million ($2,378 psf). The PSF range spans $1,905 to $2,717 depending on unit type, floor, and facing.
Land cost context: The developers won the GLS site with the highest of six bids at $668.28 million, or $1,004 psf per plot ratio. This is notably higher than Parktown Residence's land cost of $885 psf ppr.
Source: Urban Redevelopment Authority, GLS tender results
Estimated breakeven: Around $1,700 to $1,823 psf, based on land cost plus construction, marketing, and financing. At an average launch price above $2,300 psf, the developer margin sits at roughly $400-500 psf above breakeven, which is within normal range for Singapore new launches.
The higher land cost structurally supports the pricing floor. This is not a case of aggressive pricing on a cheap site. The $1,004 psf ppr land rate means future resale values have a higher baseline to work with compared to older Tampines projects built on cheaper land.
How Does Pinery Compare to Nearby Launches?
Pinery Residences sits in a competitive Tampines market with at least four projects that buyers are cross-shopping. Here is how they stack up on pricing, MRT access, and restrictions.
| Project | Units | Avg PSF | Land Cost (psf ppr) | MRT Link | Restrictions |
|---|---|---|---|---|---|
| Pinery Residences | 588 | ~$2,340 | $1,004 | Tampines West (operational) | None |
| Parktown Residence | 1,193 | ~$2,361 | $885 | Tampines North (2030) | None (87% sold) |
| Aurelle of Tampines (EC) | 760 | ~$1,766 | $721 | No direct link | EC: income ceiling, 5-yr MOP |
| Rivelle EC | 572 | ~$1,798 | $768 | No direct link | EC: income ceiling, 5-yr MOP |
| Treasure at Tampines (resale) | 2,203 | $1,621-$2,115 | N/A | No MRT integration | None |
Source: URA REALIS, EdgeProp, PropertyGuru project data (March 2026)
Parktown Residence (Tampines Ave 11)
Parktown launched in February 2025 at an average of $2,361 psf and sold 87% (approximately 1,041 units) on opening weekend. It connects to Tampines North MRT on the Cross Island Line, expected around 2030. With limited remaining stock and a higher sold percentage, buyers comparing Parktown will find narrower unit selection.
Source: UOL Group press release, February 2025
Treasure at Tampines (Resale)
Treasure at Tampines is currently transacting between $1,621 and $2,115 psf on the resale market. In 2025, it recorded 154 profitable transactions with gains reaching up to $1.03 million. It has no MRT integration and serves as the area's value benchmark.
The agent's talking point: At $2,300+ psf, Pinery sits close to Parktown's transacted average but offers an existing MRT connection versus a future one. The price gap between Pinery and the ECs ($500-600 psf difference) is significant, but EC buyers face income ceilings, MOP restrictions, and no MRT link. For clients who are EC-ineligible or want rental flexibility from day one, Pinery is the logical private alternative.
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Pinery Residences offers 588 units across four bedroom configurations with no 1-bedroom units. The unit mix is designed for upgrader families rather than investors, with 77% comprising 2- and 3-bedroom units and over 20% allocated to larger 4- and 5-bedroom formats.
| Type | Size Range | Units | % of Total |
|---|---|---|---|
| 2-Bedroom / 2BR+Study | 624 - 700 sqft | 252 | 43% |
| 3-Bedroom / 3BR+Study | 807 - 1,055 sqft | 204 | 35% |
| 4-Bedroom / 4BR+Study | 1,141 - 1,389 sqft | 120 | 20% |
| 5-Bedroom | 1,475 sqft | 12 | 2% |
Key layout details worth highlighting to clients:
- All 2-bedroom units include 2 bathrooms. No 2-bed/1-bath configurations exist. This is a practical advantage for couples, small families, or co-occupants who share a unit.
- The 861 sqft and 872 sqft 3-bedroom layouts feature enclosed kitchens, which matters for clients who cook frequently with heavier methods (wok-frying, deep frying).
- The 4-bedroom + study allocation is 96 units (over 16% of the project), which is unusually high for an OCR integrated development. This suggests the developer is deliberately targeting larger family upgraders.
- The 1,055 sqft 3BR+Study layout places the study within the master bedroom, which can double as a home office or nursery depending on the buyer's needs.
- Only 12 five-bedroom units at 1,475 sqft. These will be the scarcest and likely the first to draw serious interest from larger families.
The agent's angle: About 77% of the project is 2- and 3-bedroom units, but the 20%+ allocation to 4- and 5-bedroom formats is meaningfully higher than typical OCR integrated projects. If your client is an upgrader family looking for space near an MRT, this project is designed for them. If your client is a pure investor seeking 1-bedroom yield plays, this is not the project.
Which Primary Schools Are Within 1km of Pinery Residences?
Three primary schools are confirmed within 1km of Pinery Residences, with a fourth near the boundary. For family buyers, school proximity is often the deciding factor, and this cluster of options is uncommon for new launches in the Tampines area.
Confirmed within 1km:
- St. Hilda's Primary School - approximately 640m (7-minute walk). Anglican mission school with a consistently strong academic reputation.
- Tampines Primary School - approximately 850m (9-minute walk). Established township school with mature teaching faculty.
- Junyuan Primary School - within 1km based on multiple marketing sources.
Near the 1km boundary:
- St. Anthony's Canossian Primary School - approximately 1.09km (12-minute walk). Catholic mission school with over 140 years of history. This is close to the 1km boundary and may or may not qualify for priority enrollment depending on the exact measured distance from the registered address.
Marketing distances are estimates. The final authority on 1km enrollment priority is the MOE SchoolFinder tool once the project address is fully recognised. Advise clients to verify directly at moe.gov.sg/schoolfinder before making purchase decisions based on school proximity.
Having multiple schools near or within priority distance provides flexibility. If one school fills during earlier registration phases, families can pivot to another without losing the proximity advantage. The 1km priority applies during Phase 2B and 2C balloting, and families must reside at the address for at least 30 months before the start of Primary 1.
How Well-Connected Is Pinery Residences?
Pinery Residences has a direct underground pedestrian link to Tampines West MRT (DT31) on the Downtown Line. This provides direct train access without transfers to key destinations across Singapore.
- Bugis: Approximately 25 minutes
- Downtown (CBD): Approximately 22 minutes by direct train
- Changi Airport: Approximately 16 minutes (transfer required at Expo or Tampines)
Source: Estimated based on Downtown Line station-to-station travel times
The development also has access to the Tampines Expressway (TPE) and Pan-Island Expressway (PIE) for drivers.
Who Is Developing Pinery Residences?
Pinery Residences is developed by Hoi Hup Realty and Sunway Developments, a joint venture that has been active since 2007. Hoi Hup Realty has been operating in Singapore since 1983 and has delivered over 7,300 homes across the island.
Notable recent projects include Ki Residences (Sunset Way, 999-year leasehold), The Continuum (Thiam Siew Avenue), Terra Hill (Yew Siang Road), Parc Canberra EC, and Novo Place EC. Ki Residences won PropertyGuru Asia Property Awards for Best Private Condo Interior Design. The joint venture received the Top Developer Award at EdgeProp Excellence Award 2021.
Source: Hoi Hup Realty corporate website; EdgeProp Excellence Awards 2021
For clients who ask about developer credibility: this is an established partnership with a consistent track record across both private condos and ECs. They have delivered projects across different price segments and locations.
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Pinery Residences has an expected Temporary Occupation Permit (TOP) date of Q4 2029, giving a roughly 3.5-year window from launch to key collection. For buyers paying progressive payments, the cash flow staging aligns with typical new launch timelines in Singapore.
Agent Talking Points for Pinery Residences
Here are five structured talking points for different client profiles, ready to use in your next WhatsApp conversation or viewing appointment.
For upgraders from HDB
The starting quantum of $1.486M for a 2-bedroom is a significant step up from HDB, but the integrated mall, MRT link, and school proximity create a self-contained living environment that reduces the "lifestyle cost" of upgrading. Progressive payment also spreads the financial commitment.
For buyers comparing against Parktown
Similar pricing, but Pinery's MRT is operational today while Parktown's Tampines North MRT opens in 2030. Parktown is 87% sold, so remaining unit selection is limited. Pinery offers fresh inventory and full floor/facing choices.
For buyers considering Rivelle EC
The $500-600 psf price gap is real, but EC restrictions (income ceiling of $16,000, 5-year MOP, citizenship requirement) limit who qualifies. Pinery has no such restrictions and offers immediate rental flexibility plus MRT integration.
For investors
No 1-bedroom units means this is not optimised for compact rental yield strategies. However, the MRT link and integrated amenities support rental demand for 2- and 3-bedroom units from families and professionals. The Tampines West location is mature with established tenant demand.
For families focused on schools
Multiple primary schools within or near 1km is a strong draw. This is not a common feature for new launches in the area and should be highlighted early in conversations with parents of young children. Always advise clients to verify distances via MOE SchoolFinder once the address is recognised.
Pinery Residences Preview and Booking Dates
Pinery Residences follows a standard new launch schedule with a preview period followed by separate VIP and public booking days.
- Preview: 14 March 2026
- VIP Booking: 27 March 2026
- Public Booking: 28 March 2026
Source: PropertyGuru, "Pinery Residences to Open for Preview on 14 March 2026"
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