Pinery Residence Condo Review: Tampines New Mixed-Use New Launch Condo

Pinery Residence is one of Livefree’s top five projects in the 2026 new launch pipeline. This isn’t just about popularity or launch-day excitement. The long-term story here is about structural demand, government-driven growth, and exit clarity over the next 10 to 20 years.

Contrary to the common belief that meaningful capital appreciation only comes from the Core Central Region (CCR), Pinery shows why a well-located OCR project can be just as compelling when fundamentals align.

Below, we break down why Tampines matters, why the numbers work, and who this project actually makes sense for.

1. Tampines: A High-Growth Region Backed by Government Spending

Tampines sits at the centre of multiple short-, medium-, and long-term national infrastructure plans. These are not speculative stories — they are already underway.

Changi T5

Changi T5 has officially begun development, spanning 1,080 hectares — roughly the size of Terminals 1 to 4 combined. This scale signals the government’s expectation of doubling air traffic volumes, which naturally requires a corresponding increase in employment, services, and supporting industries.

More jobs around Changi translate into sustained housing demand in the East — particularly in mature, well-connected estates like Tampines.

Punggol Digital District

Often misunderstood as “old news”, the Punggol Digital District remains one of Singapore’s most important future employment hubs.

• A 50-hectare JTC business district
• Integrated with Singapore Institute of Technology (SIT)
• Focused on cybersecurity, AI, robotics
• Expected creation of ~28,000 jobs & ~12,000 students over the coming years

This is Singapore’s long-term bet on the future economy — and Tampines sits within the wider eastern employment ecosystem that benefits from this growth.

Cross Island Line (CRL)

The Cross Island Line will be Singapore’s longest fully underground MRT line, spanning over 50km and connecting the East, West, and North-East corridors.

While much of it is invisible today, the investment is massive — and historically, MRT infrastructure is always followed by higher land bids, rising home values, and new residential launches. Phase 1 is expected to complete by 2030, with Phase 2 following in 2032. Tampines is one of the key beneficiaries of CRL connectivity.

Being an early buyer in areas that will benefit from CRL often means more upside than downside, especially when supply tightens over time.

Paya Lebar Air Base Relocation (Long-Term Driver)

The relocation of Paya Lebar Air Base (targeted around 2030) is the most significant urban transformation in Singapore’s history.

Currently, height restrictions due to flight paths cap building heights across large parts of the East. Once lifted: Land values increase, Redevelopment potential improves & the East becomes structurally more valuable

With one-third of Singaporeans living within a 10-minute drive of Paya Lebar, this transformation has broad ripple effects — Tampines included.

2. Tampines: Scarcity Meets Demand

MRT-Linked Condos Are Extremely Rare

Historically, most Tampines condos are not directly connected to MRT stations. Today, only two projects stand out:

• Parktown Residence (integrated)
• Pinery Residence (mixed-use)

This scarcity alone places Pinery in a strong long-term positioning, especially as buyers increasingly prioritise convenience.

Massive HDB Upgrader Catchment

BTO launches in Tampines North began around five years before COVID, with many projects expected to reach MOP around 2028. Tampines has the second-largest HDB upgrader pool in Singapore, roughly 19,000 households with the financial capacity to upgrade to private condominiums

This upgrader demand is critical — it forms the core exit pool for OCR family-sized condos.

School Demand

Tampines is home to four popular primary schools: (1) Angsana Primary, (2) Gongshang Primary (3) St Hilda’s Primary & (4) Poi Ching School

Pinery Residence is within 1km of St Hilda’s Primary, a key demand driver for family buyers. Fewer than 10 condos fall within this 1km radius, reinforcing long-term desirability.

3. Numbers That Matter (Upgrader Buying Power)

While CPF balances vary, this reflects a common profile among dual-income Tampines upgrader households. This is the actual buyer profile that supports 3-bedroom condo prices in Tampines — and it underpins Pinery’s exit strategy.

4. Pinery Residence Market Positioning

Less than 10% of condos in Singapore

• Large-scale project (588 units)
• Doorstep MRT access
• 1km to Popular Primary Schools

Mixed-use development

• Enclosed retail mall (~50 shops)
• Confirmed NTUC supermarket
• Childcare and education centres

Unit Mix That Favours Homeowners

Pinery offers unit types from 2 Bed–2 Bath, all the way up to 5-bedroom units. This larger-format unit mix is intentionally designed for owner-occupiers, not pure investors. Counterintuitively, this is good news for investors, because:

1. Good unit mix = broader buyer pool
2. Higher owner-occupier ratio = better long-term upkeep
3. Less investor competition = healthier resale and rental dynamics

5. Who This Is (and Isn’t) For

✅ This Works Well For

• Young families planning a long-term stay in Tampines
• Investors targeting HDB upgrader resale demand
• Buyers aligned with these future exit timelines:
  • 2028: Major Tampines BTO MOP wave
  • 2030: CRL Phase 1 completion & Paya Lebar Air Base relocation
  • 2032: CRL Phase 2 & early stages of Paya Lebar transformation
  • Progressive land bids along CRL and Paya Lebar as valuation benchmarks

❌ This Is Not Ideal For

• Buyers who need large space immediately
• Buyers who require immediate move-in
• Families planning to use the address for St Hilda’s Primary registration if the child is born before 2023 (Pinery’s estimated TOP is 2030, which limits school registration timing)

If your home decision matters to you, speak to us before committing. Clarity now is cheaper than regret later.

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