Pinery Residences
588 homes linked to Tampines West MRT, over a retail mall — billed by the developer as the first MRT-integrated mixed-use launch in Tampines West. 92.5% sold the opening weekend at S$2,546 psf.
The numbers, on one page.
- Developer
- Hoi Hup Realty & Sunway (Sunway MCL) — JVSource: GLS tender award, Oct 2024
- Tenure
- 99-year leasehold
- Total units
- 588 (mixed-use, MRT-linked)Source: two-source corroborated, Jun 2026
- Home sizes
- 2 to 5 bedrooms · 624 – 1,475 sqft (no 1-bedroom)Source: developer-reported
- District
- D18 / Tampines — Tampines West
- Address
- Bedok Reservoir Road (Blks 920–932) · GLS parcel Tampines St 94
- Integration
- ~120,000 sqft 'Pinery Mall' retail podium + childcare · direct link to Tampines West MRTSource: JV development announcement, Oct 2024
- Land cost
- S$668.3M for ~252,989 sqft / 23,503 sqm (S$1,004 psf ppr)Source: GLS tender result, URA
- Preview
- 14 March 2026 (developer-reported strong turnout)
- Launched
- 28 March 2026
- Launch weekend sales
- ~544 of 588 units (92.5%) at S$2,546 psf avgSource: EdgeProp developer-side reporting
- Buyer profile
- Nearly all Singaporean + PR (developer-reported)
- Completion / TOP
- Expected ~2031
- Nearest MRT
- Tampines West (DT31) — direct underground link, ~150 m
Load-bearing facts on this page are corroborated against at least two independent sources before publication. Last verified 9 Jul 2026.
94% sold to date
A home linked to an MRT and a mall — the integrated premium, in Tampines.
The most reliable premium in Singapore housing is convenience you can't replicate: a private lift lobby that connects to an MRT concourse, and a mall you reach without an umbrella. Pinery Residences sits right beside that — 588 homes above a roughly 120,000 sqft retail podium (“Pinery Mall”), with a direct underground link into Tampines West MRT on the Downtown Line. The developer bills it as the first MRT-integrated mixed-use home in Tampines West, though the DT31 station itself is the existing one rather than built inside the project.
The market paid for it. Hoi Hup and Sunway (now Sunway MCL) drew a packed preview (developer-reported strong turnout), went in roughly twice subscribed, and booked about 544 of 588 units — 92.5% — over the launch weekend at an average S$2,546 psf. The 2 and 4-bedroom stock effectively sold out; what's left sits almost entirely in the larger homes, with about one three-bedder remaining.
The price tells the story. At S$2,546 psf, Pinery launched about 8% above Parktown Residence — the other integrated Tampines launch — and roughly 35% above the Rivelle Executive Condominium that opened in the same precinct a week earlier. Some of that is the integration premium; some of it is simply the land. Hoi Hup–Sunway paid S$1,004 psf ppr for the Tampines Street 94 site, only 1.9% above the second-place bid, so there was never much room for a cheap launch.
What you're buying is mature-town convenience with a rail and retail address fused into the building — in a regional centre that already has three malls, Our Tampines Hub, and is on its way to three MRT lines. The upside is liveability you don't have to wait for; the question is whether a top-of-market entry price in an already-built town leaves room to run.
Launched at S$2,546 psf — the integrated premium.
The cleanest way to read Pinery's price is against the other integrated Tampines launch and the EC next door. It sits above both — which is what an MRT-and-mall address tends to do:
- Pinery Residences (Mar 2026): S$2,546 psf — integrated, Downtown Line
- Parktown Residence (Feb 2025): S$2,360 psf — integrated, Tampines North — ~8% lower
- Rivelle Tampines (EC, Mar 2026): S$1,893 psf — same precinct — ~35% lower
- Tampines ECs (Aurelle, Tenet): S$1,384 – 1,766 psf — income-capped
The S$1,004 psf ppr land cost — just 1.9% above the runner-up bid — underpins the launch maths. This is a convenience buy at a full price, not a discount entry into Tampines.
| Project | Segment | Units | Launched | Launch PSF & take-up |
|---|---|---|---|---|
| Pinery Residencessubject | Private · integrated | 588 | Mar 2026 | S$2,546 avg · 92.5% launch wkd |
| Parktown Residence | Private · integrated | 1,193 | Feb 2025 | S$2,360 avg · 87% launch wkd |
| Rivelle Tampines | Executive condo | 572 | Mar 2026 | S$1,893 avg · 92.5% launch wkd |
| Aurelle of Tampines | Executive condo | 760 | 2025 | S$1,766 avg · 90% launch |
| Tenet | Executive condo | 618 | Dec 2022 | S$1,384 avg · 93% (post-ballot) |
Launch PSF and take-up are developer-reported, from each project's own launch (EdgeProp). Executive Condominiums carry HDB income ceilings and a 5-year minimum occupation period, so they sit on a different rung. Pinery Residences' full URA caveat range will be added here as transactions settle.
Family-sized, no shoeboxes.
Pinery skips the 1-bedroom entirely — the mix runs from a 624 sqft 2-bedroom up to a 1,475 sqft 5-bedroom. That's an owner-occupier shape for an integrated, family-town address, and it's where launch demand concentrated: the 2 and 4-bedders effectively sold out over the weekend, leaving the balance in the three-bedroom and larger tiers.
| Type | Size (sqft) | Launch status | Pricing |
|---|---|---|---|
| 2-bedroom | from 624 | Sold out at launch | from S$1.486M (from S$2,340 psf) |
| 3-bedroom (+ Premium) | 807 – 1,055 | ~1 unit left | mid-range of the project |
| 4-bedroom | from 1,141 | Sold out at launch | upper-range |
| 5-bedroom | 1,475 | Some balance | up to S$3.708M |
Sizes and the price band (S$1.486M for a 2-bedroom up to S$3.708M for a 5-bedroom) are developer-reported; per-stack unit counts are in the developer factsheet. Request the current balance list and floor-plan PDFs via the form below.
Bedok Reservoir Road — linked to Tampines West MRT.
Pinery sits on the Tampines Street 94 parcel, addressed along Bedok Reservoir Road, with a direct underground link into Tampines West MRT (DT31) — about 150 m to the nearest exit, sheltered the whole way. That's the rare kind of connectivity you buy once and never have to think about again.
The wider town does the heavy lifting. The Tampines interchange (EW2/DT32) is about 1.2 km — East-West and Downtown lines — and the Cross Island Line's Tampines North station is expected around 2030, taking the regional centre to three rail lines. Our Tampines Hub, with its hawker centre, library and sports facilities, is roughly 1 km away.
The location map shows the site beside the station box, with Junyuan Primary just to the north. This is a mature, fully built address — the trade-off being density and a top-of-town price, not the early-mover upside of a new estate.
A mature regional centre, on your doorstep.
The pitch here isn't potential — it's everything that already exists. Tampines is one of Singapore's major regional centres: three malls, Our Tampines Hub, a strong school cluster, and the Downtown Line at your lift. The reservoir and park greenery round it out.
- Junyuan Primary School~450 m · within 1 km P1 tier
- St Hilda's Primary School~670 m · within 1 km P1 tier
- Red Swastika School~1.3 km · 1–2 km tier
- Poi Ching School~1.6 km · 1–2 km tier
- Tampines West MRT (DT31)~150 m · direct underground link
- Tampines MRT (EW2/DT32)~1.2 km · interchange
- Cross Island Line (Tampines N.)~2030 · third line
- PIE / TPE / KPEexpressway access
- Pinery Mall (in development)~120,000 sqft · downstairs
- Our Tampines Hub~1.0 km · hawker + library + sports
- Century Square / Tampines 1~1.1 km
- Tampines Mall~1.2 km
- Bedok Reservoir Park~1.9 km · water sports + loop
- Tampines Eco Green~10 min · nature park
- Our Tampines Hub sports~1.0 km · stadium + pools
- Tampines Quarry / Sun Plaza Parkshort drive
Two buyers it fits — and one it doesn't.
The 92.5% launch take-up was emphatic. But Pinery is a specific kind of buy — a convenience premium in a built-out town. Here's who that suits, and who it doesn't.
Lock-and-leave convenience for a Tampines family.
If you want a mall, an MRT and a strong school cluster without ever crossing a road in the rain, Pinery delivers it in one building. Junyuan and St Hilda's primaries both sit inside the 1 km tier; the Downtown Line is at your lift.
The 2-to-5-bedroom, no-shoebox mix is built for families who want to stay rooted in the east with maximum daily ease.
A rental and resale story with a precedent.
Integrated developments — homes fused to an MRT and retail — have historically held a rental and resale premium for the convenience tenants and buyers pay up for. Parktown Residence, the other integrated Tampines launch, is the local precedent this thesis leans on.
The caveat is that you're buying that thesis at a top-of-town entry price, not a discount.
Value buyers, freehold seekers, and the privacy-sensitive.
If entry price is your priority and you qualify for an Executive Condominium, the Rivelle EC in the same precinct launched about 35% cheaper — the trade being an income ceiling and a five-year minimum occupation period. If you want freehold or the upside of getting into a still-maturing precinct early, Tampines is neither — it's leasehold and already built. And if you're sensitive to footfall, noise or privacy, the stacks facing the retail podium and station deserve a careful look before you commit.
What the integrated-living render won't tell you.
It's the priciest integrated launch in Tampines. At S$2,546 psf, Pinery is about 8% above Parktown Residence and 35% above the Rivelle EC next door. The premium is the MRT-and-mall integration — but it means your upside rides on that convenience holding its value, not on a discount you bought at.
MRT-linked, above-mall living cuts both ways. Integration is the selling point and the trade-off: lower and podium-facing stacks will see more footfall and ambient noise than a tucked-away condo. Stack and floor selection matters more here than usual.
The land left little headroom.S$1,004 psf ppr, just 1.9% above the runner-up bid, means the developer entered at a full price — which is passed through to the launch PSF. Don't expect this to have been a cheap entry into Tampines.
Mature town, limited early-mover upside.Tampines is already one of Singapore's most complete regional centres. That's wonderful for living and weaker for the “buy-the-transformation” angle — the transformation largely already happened.
It's a long build on leasehold. Vacant possession is understood to be around October 2031 — roughly five-and-a-half years from launch — on a 99-year lease that started with the 2024 land award.
What's left after a 92.5% weekend.
We'll send the current balance-unit list, indicative pricing by stack, and any developer incentives still active. Tell us the bedroom count or budget you're working with and our partner agent can pull the matching options before the showflat call.
What buyers keep asking.
- When is Pinery Residences expected to TOP? +
- Pinery Residences is expected to TOP around 2031 — the legal vacant-possession date is understood to be 9 October 2031, roughly a five-and-a-half-year build from the March 2026 launch. Some third-party listings circulate earlier Q4 2029 or 2030 estimates; as of June 2026, the binding notice date cited in sales documentation consistently points to 9 October 2031.
- What was the average launch PSF for Pinery Residences? +
- Pinery Residences averaged S$2,546 psf over the launch weekend (28–29 March 2026), from a starting S$2,340 psf. Quantums ran from S$1.486 million for a 2-bedroom to S$3.708 million for a 5-bedroom. About 544 of 588 units (92.5%) were booked that weekend.
- How many units does Pinery Residences have, and what's left? +
- Pinery Residences has 588 units in a mixed-use, MRT-linked development. About 92.5% sold over the March 2026 launch weekend — the 2 and 4-bedders effectively sold out, leaving a small balance that sits almost entirely in the larger 5-bedroom homes, with about one three-bedder left. Early post-tender reports circulated a 596-unit plan; as of June 2026, launch reporting consistently points to 588. Drop your details below for the current balance list.
- Who is the developer? +
- Pinery Residences is developed by a joint venture of Hoi Hup Realty and Sunway, marketed as Hoi Hup & Sunway MCL — the Sunway side is MCL Land (Singapore), which now operates as Sunway MCL after Sunway Group's acquisition of MCL Land. The same partnership built the Otto Place and Novo Place ECs.
- What's linked below the homes at Pinery Residences? +
- Pinery Residences sits above a roughly 120,000 sqft retail podium branded 'Pinery Mall', an early-childhood facility, and a direct underground link into Tampines West MRT (DT31) — billed by the developer as the first MRT-integrated mixed-use home in Tampines West, though the station itself is the existing DT31 rather than one built inside the development. Note what's NOT here: there's no bus interchange, hawker centre or community club inside Pinery itself — those sit at Our Tampines Hub, about 1 km away.
- How far is Pinery Residences from the MRT? +
- Pinery Residences is directly connected to Tampines West MRT (DT31) on the Downtown Line, with a sheltered underground link — about 150 m to the nearest exit. The Tampines interchange (EW2/DT32, East-West + Downtown lines) is roughly 1.2 km away, and the Cross Island Line's Tampines North station is expected around 2030, giving the town three rail lines.
- What's the unit mix at Pinery Residences? +
- Pinery Residences has 588 homes spanning 2 to 5 bedrooms — there's no 1-bedroom. The 2-bedders start at 624 sqft, 3-bedders run roughly 807 to 1,055 sqft across deluxe and premium variants, 4-bedders start at about 1,141 sqft, and the 5-bedders about 1,475 sqft. Per-stack counts are in the developer factsheet — request it via the form below.
- What schools are near Pinery Residences? +
- Two mainstream primaries fall inside Pinery Residences' 1 km Primary 1 priority tier: Junyuan Primary (~450 m) and St Hilda's Primary (~670 m). Red Swastika School (~1.3 km) and Poi Ching School (~1.6 km) sit in the 1–2 km tier. That's a stronger school anchor than most Tampines West launches.
- How does Pinery compare to Parktown Residence? +
- Pinery Residences' closest comp is Parktown Residence, the other integrated Tampines launch — UOL, Singapore Land and CapitaLand's 1,193-unit project in Tampines North, which sold 87% over its February 2025 launch weekend at S$2,360 psf. Pinery launched 13 months later at S$2,546 psf — about 8% higher — but is smaller (588 units), sits on the Downtown Line in mature Tampines West rather than the future Cross Island Line in still-developing Tampines North. Parktown integrates a bus interchange, hawker centre and community club; Pinery's integrated programme is the mall, childcare and MRT link.
- How does it compare to the Rivelle EC next door? +
- Rivelle Tampines, Sim Lian's Executive Condominium in the same Tampines West precinct as Pinery Residences, launched the week before at S$1,893 psf and sold out within a month. Pinery's S$2,546 psf is about a 35% premium — the structural gap between subsidised, income-capped EC land and unrestricted private land. If you qualify for an EC and want the lowest entry price, Rivelle was cheaper; if you want a fully private title with no income ceiling or minimum occupation period, Pinery is the private option on the same MRT.
- What did the land cost, and is there pricing headroom? +
- Hoi Hup–Sunway won the Tampines Street 94 site for Pinery Residences at S$668.3 million, or S$1,004 psf ppr, at a tender that closed September 2024 with six bids. Sing Holdings Residential was second at S$985 psf ppr — just 1.9% below. A high land cost that close to the runner-up leaves limited 'cheap entry' headroom, which is part of why the launch PSF sits where it does.
- How do I get the balance unit list or book a showflat? +
- For the Pinery Residences balance-unit list or a showflat booking, drop your details via the form on this page. Our partner agent will come back with the current balance-unit list, indicative pricing by stack, and any developer incentives still active.
Why this launch worked.
~544 of 588 units booked in the opening weekend. Here's what buyers were reading — and what it means for the balance.
~92.5% sold at launch · 2 & 4-bedders effectively gone · balance in 3-bedroom and larger.
Get the balance unit list →- 01An MRT and a mall in the same building.Direct underground link to Tampines West MRT plus a ~120,000 sqft retail podium downstairs — the integration premium buyers reliably pay up for, in a town they already know.
- 02It went in roughly 2× subscribed.A packed preview (developer-reported strong turnout) and about twice as many cheques as units. That kind of oversubscription turns launch weekend into a ballot — and the 92.5% clear-out followed.
- 03Priced off Parktown, not the ECs.At S$2,546 psf, Pinery anchored to the only other integrated Tampines launch (Parktown, S$2,360) — about 8% higher — rather than to the income-capped ECs around it. Buyers accepted the integrated-premium framing.
- 04Two primaries inside the 1 km tier.Junyuan (~450 m) and St Hilda's (~670 m) both fall in the Primary 1 priority radius — a school anchor that supports family demand and resale.
- 05Tampines momentum was already running.The Rivelle EC sold 92.5% the week before in the same precinct. Pinery launched into a town the market was already buying — and matched the pace at a private-title price.
This page is maintained continuously. Balance unit counts refresh as bookings settle; pricing, the URA caveat range, the per-stack unit mix and the confirmed TOP date update as the developer and URA release them. If there's a question we haven't covered, email hello@whichcondo.sg.