Pinery Residences

, Tampines, East · 99-year leasehold · Launched

A 588-unit, 99-year leasehold mixed-use development in Tampines West with six 12-storey residential blocks above a retail podium (Pinery Mall). It has an underground link to Tampines West MRT station on the Downtown Line.

From: S$1.49M
Lowest: S$2,378calculated

Exterior: Residential towers above the retail podium, artist's impression. Sunway MCL – Pinery Residences project page
Exterior: Aerial view of the development at night, artist's impression. Sunway MCL – Pinery Residences project page
Facilities: Swimming pool and clubhouse, artist's impression. Sunway MCL – Pinery Residences project page
Facilities: Gym, artist's impression. Sunway MCL – Pinery Residences project page

Images from the developer, usually artist's impressions. The finished project may differ.

Want to see how this project fits you? Rank the launches by your budget, size, area and MRT distance, then open it from the list.

Ready (): 2030
Nearest MRT or LRT: 148 m · ~2 min walkcalculated
so far: 552 of 588 (93.9%)
Recent sales, median: S$2,548 psfcalculated
, median: S$1,642 psfcalculated
: 99-year leasehold
Developer: Hoi Hup Sunway Tampines Residential Pte Ltd
Launched: 28 Mar 2026

Nearest station in service: Tampines West MRT Station. Distances are straight-line; walking routes are longer.

Is it worth buying?

PropGPT financial score

47out of 100

Fair case on the numbers

Confidence: high, most figures known (90% of the weight known)

Adds up the measurable lines below: price against comparable homes, rental yield, the lease, how nearby prices moved, MRT distance and competing supply. 65 or more is a strong case on the numbers, 45 to 64 fair, under 45 weak. It leaves out what only you can judge (layout, school, the view) and is not a valuation or advice.

What makes up the score

Score parts: each part's mark out of 100, its share of the score, and why
Part	Mark	Why
Price vs similar homes nearby21% of the scoreCosts 37% more than similar older homes nearby; usually 17% more.	0	Costs 37% more than similar older homes nearby; usually 17% more.
Rental yield vs typical16% of the scoreRent of about 2.1% of the price a year; typical is 2.4%.	30	Rent of about 2.1% of the price a year; typical is 2.4%.
Price vs other new launches nearbynot countedNot known yet.	Not known	Not known yet.
Price vs launches in the region11% of the score1% above the typical price of launches in the region.	47	1% above the typical price of launches in the region.
Price vs the developer's likely breakeven11% of the scorePriced at 1.81 times the developer's likely cost.	0	Priced at 1.81 times the developer's likely cost.
Value lost to the lease in the next 10 years11% of the scoreAbout 98 years left: the lease takes about 2.0% off its value in the next 10 years.	80	About 98 years left: the lease takes about 2.0% off its value in the next 10 years.
Nearby homes that beat the market11% of the score11 of 13 nearby projects beat the market.	100	11 of 13 nearby projects beat the market.
Distance to the MRT11% of the score148 m to the nearest station.	100	148 m to the nearest station.
Competing homes finishing nearby5% of the scoreNo competing homes finishing nearby around the same time.	100	No competing homes finishing nearby around the same time.
Developer's track record5% of the scoreNo problems reported, but few completed projects.	50	No problems reported, but few completed projects.

How the score is worked out

What a property agent would weigh up, from public data. Each line gives a plain answer and what it means for you. Open “Show the calculation” on any line for the exact figures.

PropGPT compares private condos and apartments only (ECs with ECs). HDB flats and landed homes are never in these comparisons, and every price is a real sale recorded by URA, not an asking price.

In your favour 3Neutral 4Watch out 2Not known yet 1

Am I paying a fair price?

Price vs similar resale homes nearby · Watch out
Costs about 37% more than similar older homes nearby
New launches usually cost about 17% more than the older homes around them (the middle figure of the 64 launches selling now). This one's extra is bigger than usual, so it may take longer to sell at a profit.
This launch
S$2,548 psf
Usual for a launch here
S$2,183 psf
Similar homes nearby
S$1,859 psf
Based on 274 resales, Nov 2025 to Nov 2026 · a rough guide only
Show the calculationHide the calculation
What it compares
This project's median price per sq ft (its own new sales in the last 12 months) against resale condos and apartments within 1.5 km, sold Nov 2025 to Nov 2026, 499–1,770 sq ft (this project's sizes, widened 20% each way). Each resale price is scaled to this project's lease, and to its building age (a new building, expected TOP 2030) where the resale's completion year is known. Not included: HDB flats, landed homes, homes resold before completion (sub-sales), and this project itself.
The figures
This project: S$2,548 psf, the median of its own new sales in the last 12 months.
Nearby resale: S$1,859 psf, the median of 274 sales after the lease adjustment.
Lease adjustment, for example: a freehold resale at S$2,000 psf counts as about S$1,920 against a new 99-year lease (96% of freehold); a 99-year resale with 70 years left at S$1,500 psf counts as about S$1,646.
Age adjustment: 274 of 274 nearby sales are also scaled to this project's age (a new building, expected TOP 2030), about 0.9% per year of difference. For example, a resale in a building 10 years older at S$1,500 psf counts as about S$1,648.
Gap: S$2,548 psf ÷ S$1,859 psf − 1 = +37%. Usual gap (the middle of 64 launches selling now): +17%. In your favour when this gap is 5 percentage points or more below the usual gap; watch out when 5 or more above.
How fair is this comparison?
A rough guide only. Older homes against a new launch. Lease and size range are matched, building age is adjusted at an average rate; the premium for a brand-new home, condition, floor and facilities are not. That is why the line compares the gap with the usual gap for launches rather than with zero.
What this check cannot see
Building age is adjusted at one average rate, about 0.9% a year (measured from 10,793 private resales in 1,531 condos, Oct 2025 to Oct 2026). Real prices fall faster in a building's first 15 years and slower after, faster for 99-year leases than freehold, and upkeep differs between buildings.
The lease adjustment uses the SLA leasehold table (Bala's Table), which values land, not the building; on very old leases it may over-adjust.
Floor level, view, facing and unit mix are not adjusted. A project whose recent sales were mostly high floors looks dearer.
1.5 km in a straight line can reach across an expressway, river or park into a different market.
URA gives one map point per project, so large projects are measured from a single spot.
How PropGPT works out every line
Price vs other new launches nearby · Not known yet
Not known yet
Fewer than 10 new-launch sales of similar size in other projects within 1.5 km in the last 12 months.
Show the calculationHide the calculation
What it compares
This project's median price per sq ft against new-launch sales in other projects within 1.5 km over the last 12 months, same size range (499–1,770 sq ft).
How PropGPT works out every line
Price vs launches in this region · Neutral
About 1% above the typical price of other launches selling now in this region
Priced like most of the homes you are likely to compare it with.
This launch
S$2,548 psf
Typical launch in the region
S$2,525 psf
Based on 11 launches · a rough guide only
Show the calculationHide the calculation
What it compares
This project's price per sq ft against the median of other new launches selling now in the same URA region (Central, East, North, North-East or West).
The figures
This project: S$2,548 psf
Median of 11 other launches selling now in this region: S$2,525 psf
In your favour when 10% or more below the typical price; watch out when 10% or more above.
How fair is this comparison?
A rough guide only. Same region or type only: a region mixes places near and far from the city, and each launch's land cost differs.
What this check cannot see
Region medians mix very different locations: Orchard and Toa Payoh are both in the Central region.
Unit sizes are not matched: small units cost more per sq ft, so a project of mostly small units looks dearer.
How PropGPT works out every line
Land cost vs launch price · Watch out
Priced at about 1.81 times the developer's likely cost
Priced well above what the project likely cost the developer, so the developer has room to give discounts later. Do not rush.
This launch
S$2,548 psf
Developer's likely cost
S$1,406 psf
Based on the land price from PropGPT research, 22 Oct 2026
Show the calculationHide the calculation
What it compares
This project's price per sq ft against what the developer likely needs to break even: the land price per sq ft of allowed floor area (psf ppr) × 1.4.
The figures
Land: S$1,004 per sq ft of plot ratio, Government Land Sales tender in 2024
Likely breakeven: about S$1,406 psf (land × 1.4: land plus construction, financing and fees)
This project: S$2,548 psf; S$2,548 psf ÷ S$1,406 psf = 1.81. In your favour under 1.15; watch out at 1.3 or more.
How fair is this comparison?
Fair. This project's own land and price; only the cost of building is estimated.
What this check cannot see
× 1.4 is a rule of thumb; consultants' estimates for a site differ, and construction costs rose sharply after 2021.
The land price may or may not include a lease top-up or development charge; the research notes say which when known.
Land bought years ago is cheaper in today's money, so older land makes the margin look bigger.
Sources
The Business Times: Hoi Hup, Sunway MCL launch 588-unit Pinery Residences at prices starting from S$2,340 psf (12 Mar 2026), retrieved 2026-10-22
How PropGPT works out every line

Can it earn or hold its value?

Rental yield · Neutral
About 2.1% of the price a year in rent, before costs
Close to the typical 2.4% for launches selling now.
This launch
2.1%
Typical for launches selling now
2.4%
Based on 805 rental contracts, Q1 2026 to Q3 2026
Show the calculationHide the calculation
What it compares
Rents of condos and apartments of similar size within 1.5 km (URA rental contracts, last 4 quarters), per sq ft, × 12, against this project's price per sq ft.
The figures
Nearby rent: S$4.49 per sq ft a month, median of 805 contracts (URA, Q1 2026 to Q3 2026)
Yield = S$4.49 × 12 ÷ S$2,548 psf = 2.1%. In your favour when 0.3 percentage points or more above the typical yield; watch out when 0.3 or more below.
How fair is this comparison?
Fair. Rents of similar homes nearby, not of this project, which is not finished yet.
What this check cannot see
Gross yield: property tax, maintenance fees, agent fees and empty months usually take 1 to 2 percentage points off.
URA records rented sizes as ranges (for example 900–1,000 sq ft); PropGPT uses the middle.
New homes usually rent for more than the older homes nearby, so this may understate.
How PropGPT works out every line
Lease · Neutral
99-year leasehold
A lease loses value slowly at first, then faster: about 96% of a freehold home's value when new, 91% with 80 years left, 80% with 60 years left.
Based on URA's title record
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What it compares
The title's tenure, as recorded by URA.
The figures
SLA leasehold table (Bala's Table).
How fair is this comparison?
Very fair. A fact about this home.
What this check cannot see
Bala's Table describes land value; what buyers pay for old leases does not follow it exactly.
How PropGPT works out every line
How nearby homes' prices moved · In your favour
11 of 13 nearby projects rose faster than the whole market
Homes around here have done better than the market in recent years. Past results do not guarantee future ones.
Based on 13 nearby projects, sales from Oct 2021 · a rough guide only
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What it compares
For each project within 1.5 km with enough sales: the median price of its first 12 months of sales in PropGPT's data against its resales in the last 12 months, at least 2 years apart, compared with URA's private non-landed price index over the same quarters.
The figures
AQUARIUS BY THE PARK (788 m): +32% from 2022-Q1 to 2026-Q2; market +25%
THE CLEARWATER (846 m): +26% from 2022-Q1 to 2026-Q2; market +25%
BAYWATER (1,001 m): +28% from 2022-Q2 to 2026-Q2; market +21%
TREASURE AT TAMPINES (1,006 m): +23% from 2021-Q4 to 2026-Q2; market +25%
WATERFRONT KEY (1,179 m): +39% from 2022-Q2 to 2026-Q2; market +21%
WATERFRONT WAVES (1,222 m): +35% from 2022-Q1 to 2026-Q2; market +25%
In your favour when 60% or more of nearby projects beat the market; watch out at 40% or fewer.
How fair is this comparison?
A rough guide only. Each project against itself over time, so like for like within a project; but the projects are not this one.
What this check cannot see
PropGPT's sales data starts in October 2021, so an older project's 'first year' is a resale year, not its launch.
A project's early sales may be small units and later ones large, or the other way round.
Past price moves do not predict future ones.
How PropGPT works out every line
MRT · In your favour
148 m to Tampines West MRT Station
Within an easy walk; homes near stations are in steady demand from buyers and tenants.
Based on LTA station exits and URA Master Plan 2019, worked out 2 Nov 2026
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What it compares
Straight-line distance from the project's map point to the nearest MRT or LRT exit in service (LTA), and to the nearest planned station (URA Master Plan 2019).
The figures
Nearest planned station: Tampines North (planned), 2,858 m
In your favour within 500 m of a station in service or planned; watch out over 1 km from both.
How fair is this comparison?
Very fair. A fact about this location.
What this check cannot see
Straight-line distance: walking routes are longer, often by a third.
Planned stations can be years away and dates change.
How PropGPT works out every line

What could go wrong?

Competing homes finishing nearby · In your favour
No other unfinished projects within 1.5 km due around the same time
No competition from other new homes when you want to rent out or sell.
Based on URA's list of projects not yet completed, worked out 2 Nov 2026
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What it compares
Homes in other private projects within 1.5 km that URA lists as not yet completed, due within 2 years of this project's completion (TOP).
The figures
URA pipeline of private homes not yet completed.
In your favour when there are none; watch out at 1,000 homes or more.
How fair is this comparison?
Fair. Counts homes, not who will sell or rent them.
What this check cannot see
Completion years in URA's pipeline often shift by a year or more.
Land sold but not yet in URA's pipeline is not counted.
1.5 km in a straight line can reach across an expressway, river or park into a different market.
How PropGPT works out every line
Developer's track record · Neutral
no problems found in the news
No problems found in the news, but few completed projects to judge by.
Show the calculationHide the calculation
What it compares
Housing projects the developer has completed in Singapore, and delays, defects or disputes reported in established news in the last 10 years (PropGPT research).
How fair is this comparison?
Fair. The developer's other projects, not this one.
What this check cannot see
Only problems reported in the news are found; many defects are settled quietly.
Joint ventures: a problem of one partner is listed even when the other partner led the project.
How PropGPT works out every line
Cost to buy, hold and sell · Fact
S$44,040 in stamp duty for the cheapest unit
Profit only starts after these costs are covered.
Based on today's IRAS stamp duty rates
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What it compares
Stamp duties under the current IRAS rates for the price shown.
The figures
Stamp duty on S$1.49M: S$44,040 (assumes a Singapore citizen buying a first home)
Selling within 4 years of buying costs seller's stamp duty of 16% falling to 4%; buying now, that ends around Nov 2030.
Interest is paid only on the loan drawn so far; payments rise as the building goes up.
How fair is this comparison?
Very fair. Worked out for this price.
What this check cannot see
Assumes a Singapore citizen buying a first home until you add your details.
How PropGPT works out every line

Good to know (not judged)

Sales so far · Fact
93.9% sold in 7 months
Fast sales show interest, but projects that sold fast have later made losses and slow sellers have made gains. Not a sign of profit.
Project size · Fact
588 homes
Big projects have more facilities but more owners selling against you at the same time.
Government land sales and big developments nearby · Fact
1 planned within about 2 km
New land sales add competing homes; new stations, malls and offices add demand. Both are public, so prices may already include them.
Based on PropGPT research, 22 Oct 2026
Show the calculationHide the calculation
The figures
Rivelle Tampines, a 572-unit executive condominium by Sim Lian, across the road; previews began in March 2026
Sources
The Business Times: Hoi Hup, Sunway MCL launch 588-unit Pinery Residences at prices starting from S$2,340 psf (12 Mar 2026), retrieved 2026-10-22
How PropGPT works out every line
Growth-area plans · Fact
Not in a named growth area, as far as PropGPT found
Growth areas are planned for decades and are public, so prices often include them already.

PropGPT calculations from URA and data.gov.sg, updated 2 Nov 2026. PropGPT is not a licensed estate agency and does not act for buyers or sellers. These figures are not a valuation, a forecast or financial advice, and past results nearby do not predict future returns. How each line is worked out

What you would pay

For the cheapest 2BR at S$1,486,000. Estimates, not financial advice.

Monthly loan payment: S$4,699
Cash and CPF needed upfront: S$418,540at least S$74,300 of it in cash
: S$44,040
: S$0

PropGPT calculation: at 3.0% over 30 years; upfront = price − loan + stamp duties + about S$3,000 legal fees. Banks require at least 5% of the price in cash; the rest can come from CPF. Stamp duty assumes a Singapore citizen buying a first home. Add your details for your own figures. You can change the loan assumptions in Compare.

Unit types and prices

As published by the developer or reported in the press. Availability changes daily; confirm with the developer.

2BRfrom S$1,486,000
624 to 700 sq ftS$2,381 psf
3BRfrom S$1,930,000
807 to 1,055 sq ftS$2,392 psf
4BRfrom S$2,722,000
1,141 to 1,389 sq ftS$2,386 psf
5BRfrom S$3,508,000
1,475 sq ftS$2,378 psf

Type	Size (sq ft)	Price
2BR	624 to 700	from S$1,486,000	S$2,381
3BR	807 to 1,055	from S$1,930,000	S$2,392
4BR	1,141 to 1,389	from S$2,722,000	S$2,386
5BR	1,475	from S$3,508,000	S$2,378

Price per square foot of actual sales, by month

URA caveats lodged for new sales; median per month calculated by PropGPT. Months with no sales are left out.

Nearby homes and what they sold for

Private condos and apartments within 1.5 km sold in the last 12 months (URA). Use this to judge whether the price is high or low for the area.

10 nearby projects, median from S$1,166 to S$1,807. Show the list

Project	Distance	Tenure	Median PSF	Typical size	Sales
AQUARIUS BY THE PARK	788 m	99-year from 1996	S$1,352	1,206 sq ft	21
THE CLEARWATER	846 m	99-year from 1997	S$1,418	1,356 sq ft	5
BAYWATER	1,001 m	99-year from 2001	S$1,408	1,292 sq ft	10
TREASURE AT TAMPINES	1,006 m	99-year from 2018	S$1,807	840 sq ft	118
PICARDY GARDENS	1,142 m	Freehold	S$1,344	1,302 sq ft	1
WATERFRONT KEY	1,179 m	99-year from 2007	S$1,804	1,216 sq ft	9
WATERFRONT WAVES	1,222 m	99-year from 2007	S$1,671	1,324 sq ft	9
TANAMERA CREST	1,257 m	99-year from 2000	S$1,166	1,195 sq ft	7
WATERFRONT GOLD	1,333 m	99-year from 2009	S$1,659	893 sq ft	11
EASTPOINT GREEN	1,383 m	99-year from 1996	S$1,199	1,130 sq ft	21

Location

Nearest MRT station: Tampines West MRT Station; 148 m · ~2 min walk
Nearest school: Junyuan Primary School; 468 m · ~6 min walk
Nearest park: Jln Pari Dedap Pg; 1.3 km · ~17 min walk
Nearest supermarket: Ntuc Fairprice Co-Operative Ltd; 759 m · ~10 min walk

Pinery ResidencesMRT stationSchoolParkSupermarket

Open data from LTA, NParks, MOE and SFA (data.gov.sg), located with OneMap. Malls are not shown: no open dataset exists. Map: OpenFreeMap, OpenStreetMap contributors.

What next?

Add Pinery Residences to Compare and put it next to two or three others, or go back to all launches. Before you commit, visit the showflat and confirm prices with the developer.