Pinetree Hill
520 units on a green, low-density site at Pine Grove. The first major launch in the Mount Sinai enclave in 14 years; the last was The Trizon in 2009; opened July 2023 at S$2,460 psf average, and now effectively sold out with a single unit left.
The numbers, on one page.
- Developer
- UOL Group and SingLand (Singapore Land Group), 80:20 joint venture (tender vehicle United Venture Development)Source: 99.co (United Venture Development, 80:20 UOL/SingLand, S$671.5M GLS bid) / EdgeProp pricing report (UOL 80% / SingLand 20%)
- Architect
- P&T Consultants (design); Henning Larsen (landscape)Source: EdgeProp/Yahoo pricing report and 'hidden gem' feature, two-source corroborated
- Tenure
- 99-year leasehold, lease from 12 September 2022Source: 99.co / listing-portal data (lease from 12 Sep 2022); GLS tender for Pine Grove (Parcel A) closed 2 Jun 2022
- Total units
- 520 across three 24-storey towersSource: UOL release / EdgeProp / 99.co, all agree
- District
- D21 / Ulu Pandan (Mount Sinai / Pine Grove enclave); Rest of Central Region (RCR)Source: EdgeProp / UOL release / Stacked Homes (Ulu Pandan); EdgeProp's directory also buckets it under Bukit Timah
- Address
- 30 Pine Grove, Singapore 598441
- Site area
- ~242,561 sqft (~22,535 sqm)Source: EdgeProp/Yahoo pricing report / 99.co
- Preview
- 29 June 2023Source: UOL preview release / EdgeProp
- Launched
- 15 July 2023Source: UOL launch release / EdgeProp
- Launch weekend sales
- 150 units over 15–16 July 2023; 38% of the 400 units released / 29% of all 520; at avg S$2,460 psfSource: UOL release (38% of 400) and EdgeProp/Yahoo (29% of 520); both report the same 150 units
- Launch price guide
- From S$2,236 psf · 1BR+Study from S$1.248M · 2BR from S$1.588M · 3BR from S$2.198M · 4BR from S$3.173M · 5BR from S$4.268MSource: UOL preview release / EdgeProp pricing report (Jun 2023)
- PSF since launch
- Cumulative avg ~S$2,412 psf by 26 Jul 2024 (241 units, 46% sold); new high S$2,763 psf Jul 2024; 1Q 2026 URA median S$2,571 psf (36 units)Source: EdgeProp/Yahoo (Jul 2024) and ERA citing URA 1Q 2026 quarterly data
- Superlative
- First major residential launch in the Mount Sinai enclave in 14 years; the last was The Trizon (2009)Source: EdgeProp pricing report (last project The Trizon, 2009; 14-year gap) / UOL release (Mount Sinai, 14 years)
- Completion / TOP
- Marketed est. TOP ~September 2027; legal completion long-stop 30 September 2030Source: Listing-portal / developer data; TOP is the developer-marketed estimate, 2030 is the legal long-stop
- Nearest MRT
- Dover (EW22) — ~930 m straight-lineSource: OneMap (straight-line)
Load-bearing facts on this page are corroborated against at least two independent sources before publication. Last verified 9 Jul 2026.
100% sold to date
The launch that reopened a 14-year-quiet enclave.
Pine Grove had not seen a major new private launch in 14 years when Pinetree Hill opened in July 2023; the last was The Trizon in 2009. UOL Group and SingLand released 400 of the 520 units and booked 150; 38% of what was on sale, 29% of the whole project; at an average S$2,460 psf over the opening weekend. It went on to become the best-selling project in the Rest of Central Region in 2024 (214 units by 5 November, per EdgeProp), and by June 2026 it is effectively sold out: roughly 99% gone, with a single unit left. The launch reopened a quiet enclave that, a year later, took a second large launch next door; MCL Land and Sinarmas Land's 552-unit Nava Grove on the adjacent GLS parcel; adding more than 1,000 new homes to one road.
Launched ~S$2,460 psf; 1Q2026 median S$2,571 psf.
Pinetree Hill launched on 15 July 2023 with a guide from S$2,236 psf and an average of S$2,460 psf across the 400 units released; 150 of them (38% of the release, 29% of all 520) sold over the opening weekend. Smaller units led: about 61% of those first sales were one-bedroom-plus-study to two-bedroom-plus-study, 39% the larger three- to five-bedroom layouts, per UOL and EdgeProp. The price trend since is what matters for a sold-out project. By 26 July 2024 the development had moved 241 units (46%) at a cumulative average of about S$2,412 psf, and set a new high of S$2,763 psf (S$4.79M for a 1,733 sqft five-bedroom on the 23rd floor), per EdgeProp/Yahoo. By the first quarter of 2026 the URA quarterly data showed 36 units changing hands at a median of S$2,571 psf; above the launch average, reflecting the move into the resale and sub-sale phase. As of June 2026 there is no live launch price list; one unit remains and the rest of the market is resale.
| Project | District | Units | Tenure | Completion | PSF |
|---|---|---|---|---|---|
| Pinetree Hillsubject | D21 · Ulu Pandan | 520 | 99-yr | TOP ~2027 | S$2,460 launch · S$2,571 (1Q26 median) |
| Pinetree Hill | D21 · Ulu Pandan | 520 | 99-yr | 2027 | launch avg S$2,460 (Jul 2023); 1Q 2026 URA median S$2,571 |
| Nava Grove | D21 · Ulu Pandan | 552 | 99-yr | 2028 | launch avg S$2,448 (Nov 2024), 2BR from S$1.388M |
| The Hill @ One North | D5 · one-north / Slim Barracks Rise | 142 | 99-yr | 2027 | indicative ~S$2,400–2,550 |
| Clavon | D5 · Clementi | 640 | 99-yr | 2024 | resale ~S$2,100–2,400 |
Launch and resale figures are developer/EdgeProp/URA-reported. Comparables are Ulu Pandan / one-north peers; Pinetree Hill's school catchment and enclave scarcity are the drivers.
One- to five-bedders, family-weighted.
Pinetree Hill spreads 520 homes across three 24-storey towers, from one-bedroom-plus-study to five-bedroom and penthouses, weighted to two- and three-bedroom family layouts (roughly 226 two-bedders and 159 three-bedders). The smaller units cleared first; the largest formats and the lone penthouse were the last to go. Per-type counts are approximate as published.
| Type | Total units | Size (sqft) | Pricing |
|---|---|---|---|
| 1-Bedroom + Study | ~22 | ~538 | launch from S$1.248M |
| 2-Bedroom / Premium / + Study | ~226 | ~700–915 | launch from S$1.588M |
| 3-Bedroom / + Study Premium | ~159 | ~969–1,421 | launch from S$2.198M |
| 4-Bedroom (private lift) / 5-Bedroom / Penthouse | ~113 | ~1,290–2,874 | 4BR from S$3.173M · 5BR from S$4.268M |
Mix and launch quanta from UOL/SingLand's launch guide and EdgeProp; per-type counts approximate.
30 Pine Grove — between Clementi and one-north.
Pinetree Hill sits on Pine Grove in the Mount Sinai stretch of Ulu Pandan (District 21), tucked between Clementi town to the west and Holland Village to the east, backing onto green space toward Clementi Forest and the Ulu Pandan Park Connector. It is a low-density, green address rather than a transit-fronting one. The nearest stations are Dover (EW22) and Clementi (EW23) on the East-West Line, with Buona Vista (EW21 / CC22) interchange one stop on for the Circle Line and one-north; UOL ran a shuttle to Buona Vista and Holland Village at launch. On schools, Henry Park Primary and Pei Tong Primary both sit within the 1 km Primary 1 priority radius, per UOL's own release and EdgeProp; the catchment that anchored much of the launch demand from western-region and surrounding Holland/Mount Sinai buyers. The honest tradeoff is the walk: this is not a doorstep-MRT project, and Pine Grove runs on a single access road now shared with the 552-unit Nava Grove next door.
Top schools, two MRT stops, one-north nearby.
Pinetree Hill sits in the quiet Mount Sinai / Pine Grove enclave between Clementi and Holland, within the 1 km catchment of Henry Park Primary and Pei Tong Primary, near SST and NUS High, and a short distance from Dover and Clementi MRT, the Buona Vista interchange and the one-north job cluster. The Clementi Mall, Star Vista and Holland Village cover retail, with the Clementi Forest and Ulu Pandan park connector for green space.
- Henry Park Primary School~920 m · within 1 km tier
- Pei Tong Primary School~1.1 km · 1–2 km tier
- School of Science and Technology Singapore~830 m
- NUS High School of Math and Science~1.7 km
- Clementi Primary School~1.6 km · 1–2 km tier
- Dover MRT (EW22)~930 m
- Clementi MRT (EW23)~1.4 km
- Buona Vista MRT (EW21 / CC22)~2.1 km
- Holland Village MRT (CC21)~2.3 km
- The Clementi Mall~1.5 km
- The Star Vista~1.9 km
- Holland Village~2.0 km
- Clementi Woods Park~2.4 km
- Ulu Pandan Park Connector~1.8 km
- West Coast Park~2.4 km
An enclave-and-schools buy that aged well.
Pinetree Hill sold on scarcity and schools, and held its price. Here's the honest split.
RCR rental near one-north and NUS.
The Ulu Pandan / one-north / Science Park rental base is real, and Pinetree Hill proved demand by becoming the best-selling RCR project of 2024. With the project sold out, the investor question is now resale and rental exit rather than entry: the URA trend has moved from a S$2,460 launch average to a S$2,571 1Q 2026 median, and the cleanest read is to pull URA rental and resale data for Pinetree Hill itself plus same-road Nava Grove rather than work off a projected yield we cannot two-source.
Families in a top primary catchment.
This is a strong owner-occupier fit for a family that wants space and greenery inside a recognised school belt: Henry Park Primary and Pei Tong Primary both fall within the 1 km tier, the larger 3- to 5-bedroom layouts run up to penthouse sizes, and the site leans green and low-density. With TOP marketed for around 2027, a buyer today is purchasing a near-complete home on the resale market rather than off a launch price list.
Buyers wanting a mature address or MRT at the door.
If your daily life depends on an MRT-fronting home, this is the wrong project; Dover and Clementi are each about a kilometre on foot, and Pine Grove is a single-road enclave now shared with Nava Grove's 552 units. Doorstep-mall seekers should also look elsewhere: Clementi town and Holland Village are a short drive, not a walk.
What the brochure won't tell you.
The MRT is not doorstep-distance. Dover (EW22) and Clementi (EW23) are each about a kilometre on foot; Buona Vista interchange is a stop further for the Circle Line. UOL ran a launch shuttle for a reason. Price the walk in; Singapore heat and afternoon rain are real.
Single access road, two big launches. Pine Grove is served by one road, and Pinetree Hill (520) plus neighbouring Nava Grove (552) add over 1,000 homes to it. Worth seeing at peak hour before you commit.
It is effectively sold out. About 99% of 520 units are gone as of June 2026, with a single unit (listing data points to the ~2,874 sqft penthouse) left. There is no live launch price list; the real market here is resale and sub-sale.
Resale has run above the launch average. The 1Q 2026 URA median was S$2,571 psf versus the S$2,460 launch average and a S$2,763 high in mid-2024, so a buyer today is paying up from launch pricing, not into it.
The 1 km school advantage is genuine but stack-dependent. Henry Park and Pei Tong Primary are both cited within 1 km by UOL and EdgeProp; if P1 balloting drives your purchase, confirm your specific block against MOE's 1 km map rather than assuming the whole site qualifies.
TOP versus legal completion. The developer markets an estimated TOP of around September 2027; the legal completion long-stop is 30 September 2030. If you see 2030 quoted, that is the legal date, not the expected handover.
The last of Pinetree Hill.
Pinetree Hill is effectively sold out — listing data points to a single penthouse remaining, and the active market is resale and sub-sale (1Q2026 URA median ~S$2,571 psf). We'll confirm exactly what's available and the resale options — tell us what you're after.
What buyers keep asking.
- How many units did Pinetree Hill sell at launch, and what does 29% vs 38% mean? +
- Pinetree Hill sold 150 units over its launch weekend of 15–16 July 2023 at an average S$2,460 psf. Both figures circulating are correct for the same 150 units: that is 38% of the 400 units UOL released for sale (UOL's framing) and 29% of all 520 units in the project (EdgeProp's framing). Always check which denominator a quote uses.
- Is Pinetree Hill sold out as of June 2026? +
- Pinetree Hill is effectively sold out as of June 2026; roughly 99% of its 520 units are gone, with a single unit (listing data points to the ~2,874 sqft penthouse) shown as the last available. There is no live launch price list; any purchase now is on the resale or sub-sale market.
- What was the launch price and how has PSF moved since? +
- Pinetree Hill launched in July 2023 at an average S$2,460 psf (guide from S$2,236). By 26 July 2024 it had sold 46% of units at a cumulative average of about S$2,412 psf and hit a high of S$2,763 psf. By the first quarter of 2026, URA data showed a median of S$2,571 psf over 36 transactions; above the launch average, as the project moved into its resale phase.
- Who is the developer and architect of Pinetree Hill? +
- Pinetree Hill is an 80:20 joint venture between UOL Group and SingLand (Singapore Land Group); tendered through the vehicle United Venture Development; as named in the launch reporting. The design architect is P&T Consultants, with Henning Larsen as landscape architect. UOL markets it as part of its greenery-led residential line; it won three EdgeProp Excellence Awards in 2024.
- When will Pinetree Hill TOP? +
- Pinetree Hill's developer-marketed estimated TOP is around September 2027, per listing-portal and developer data, with a legal completion long-stop of 30 September 2030. As of June 2026 sources align on a circa-2027 handover; a 2030 date quoted elsewhere refers to the legal completion deadline, not the expected occupation date.
- Was Pinetree Hill really the first launch in the area in 14 years? +
- Yes; Pinetree Hill is the first major residential launch in the Mount Sinai enclave in 14 years, per UOL and EdgeProp, the last being The Trizon in 2009. A Yahoo feature widens this to '15 years' for the broader Pine Grove vicinity; the difference is the area boundary, not a contradiction. Either way it ended a long gap in the estate.
- How far is Pinetree Hill from the MRT? +
- Pinetree Hill's nearest MRT stations are Dover (EW22) and Clementi (EW23) on the East-West Line, with Buona Vista (EW21 / CC22) interchange one stop on for the Circle Line and one-north. This is the project's honest tradeoff: it is a green, low-density address, not a doorstep-MRT one, and UOL ran a launch shuttle to Buona Vista and Holland Village.
- Which schools are within 1km of Pinetree Hill? +
- Pinetree Hill cites Henry Park Primary and Pei Tong Primary within a 1 km radius, per UOL's launch release and EdgeProp; a key draw for the family buyers who anchored its sales. The School of Science and Technology and NUS High are also nearby. If Primary 1 priority drives your purchase, confirm your specific block against MOE's 1 km map, as the radius can clip a large site.
- How does Pinetree Hill compare to Nava Grove? +
- Pinetree Hill (UOL/SingLand, 520 units) and Nava Grove (MCL Land/Sinarmas Land, 552 units) sit on the same stretch of Pine Grove on two different GLS parcels. Pinetree Hill launched first, in July 2023 at S$2,460 psf avg, selling 29% of all 520 units that weekend; Nava Grove followed in November 2024 at S$2,448 psf avg and cleared 65% of its 552 units in its opening weekend. Together they add over 1,000 homes to one road.
- Is Pinetree Hill a good investment now that it's sold out? +
- With Pinetree Hill effectively sold out, the investment question is resale and rental exit, not launch entry. It was the best-selling RCR project of 2024 and its URA median has risen from a S$2,460 launch average to S$2,571 psf by 1Q 2026. The cleanest read is to model from actual URA rental and resale transactions for Pinetree Hill and same-road Nava Grove rather than a projected yield.
- What is the unit mix at Pinetree Hill? +
- Pinetree Hill's 520 units span 1-bedroom-plus-study layouts of around 538 sqft up to large 4- and 5-bedroom homes and a roughly 2,874 sqft penthouse, across three 24-storey towers designed by P&T Consultants. At launch, about 61% of first sales were one- to two-bedroom-plus-study and 39% were the larger three- to five-bedroom units, per UOL and EdgeProp. Exact per-variant counts vary across listing sources.
Why it became 2024's best-selling RCR project.
150 units over launch weekend (38% of the 400 released) at avg S$2,460 psf, then a steady sell-down on schools and scarcity. Here's the read.
Effectively sold out as of June 2026 — from 150 units (38% of the 400 released) on the 15-16 July 2023 launch weekend to ~46% by mid-2024 and ~99% today, with the lone penthouse the last to clear; the live snapshot above carries the current count.
Ask about the final unit →- 01It reopened a 14-year-quiet enclave.Pinetree Hill was the first major residential launch in the Mount Sinai enclave in 14 years; the last was The Trizon in 2009; per UOL and EdgeProp. That scarcity, plus pent-up demand from western-region and surrounding Holland/Mount Sinai buyers, drove the opening: 150 units booked over launch weekend.
- 02The smaller units cleared first.About 61% of launch-weekend sales were one-bedroom-plus-study to two-bedroom-plus-study, per UOL and EdgeProp; the cleanest signal that the Ulu Pandan / one-north rental math worked for investors on the most tradeable layouts.
- 03A recognised 1 km school catchment.Henry Park Primary and Pei Tong Primary both fall within 1 km, cited by UOL's own release and EdgeProp. That catchment anchored the family-buyer demand and underpinned the 3- to 5-bedroom take-up.
- 04It became the best-selling RCR project of 2024.By 5 November 2024 Pinetree Hill had moved 214 units, the most of any Rest of Central Region project that year per EdgeProp; momentum that carried it to roughly 99% sold by June 2026.
- 05Prices held above launch.The URA median rose from the S$2,460 launch average to S$2,571 psf by 1Q 2026, with a S$2,763 high in mid-2024; the market re-rated the address upward rather than down, validating the launch pricing.
This page is maintained continuously and updated as new pricing, transaction and availability data come through. If there's a question we haven't covered, email hello@whichcondo.sg.