The Pinery Residences price starts at $2,340 psf, and the honest verdict is that it is not cheap. But it is not mispriced either. Parktown Residences averaged $2,371 psf a year ago in the same town, on the same buyer base, and sold.
This is the first major OCR launch of 2026, and the first one usually sets the tone. If the market absorbs units comfortably, later launches at Lucerne Grand, Tengah and Vela Bay will take their cue from it. Pinery may end up anchoring OCR pricing expectations for the year.
Parktown Residences is the most relevant comparison because the similarities are hard to ignore. Both sit in Tampines, District 18. Both are large-scale, above 500 units. Both have doorstep MRT, retail convenience and a popular primary school within 1km. Most importantly, both appeal to the same buyers: Tampines upgraders and families wanting a modern, connected home. Our full Pinery review covers those fundamentals.
Parktown averaged around $2,371 psf on launch transactions, almost identical to Pinery’s starting point, which the URA private residential price data bears out for the district.
The stack chart also shows two familiar OCR patterns: smaller units command a higher psf than larger ones, and floor premiums rise gradually at roughly $8 to $15 psf per floor.
So the useful question is not whether the Pinery Residences price looks expensive in isolation. It is what Parktown’s accepted pricing implies about Pinery’s likely average and ceiling today.
Both use dumbbell layouts for the 2 Bed 2 Bath, which keeps circulation efficient and maximises usable space. Parktown is 678 sqft against Pinery at 624 sqft, so Pinery is about 9% smaller. Parktown has an enclosed kitchen, Pinery an open one. Bedrooms are broadly similar and neither bathroom has a window.
For the 2 Bed plus Study, both are dumbbell again. Parktown is 764 sqft against Pinery at 700 sqft, roughly 9% smaller. Both have enclosed kitchens, though Parktown offers more countertop. Pinery combines the study more closely with a bedroom, which gives owners flexibility to merge the spaces.
On pricing: Parktown’s 2 Bed 2 Bath averaged $1,661,955, which at Pinery’s size implies about $2,663 psf. Parktown’s highest was $1,759,000, implying a Pinery ceiling near $2,819 psf. The 2 Bed plus Study averaged $1,858,649, implying roughly $2,655 psf, with a high of $1,991,000 implying a ceiling near $2,844 psf.
That tells you the published Pinery Residences price still leaves headroom if buyers respond well at launch.
This segment is the heart of any OCR family launch, and the one our unit-type analysis shows to be the most liquid in Singapore.
For the 3 Bed 2 Bath, both use dumbbell layouts. Parktown’s smallest is 926 sqft against Pinery at 807 sqft, about 15% smaller. Bedrooms are broadly similar, but Parktown has the larger kitchen and living room.
For the 3 Bed 3 Bath, both are standard layouts. Parktown is 1,055 sqft against Pinery at 990 sqft, around 6.5% smaller. Bedrooms are similar though Parktown’s master is slightly larger. Both have a household shelter entered from the kitchen, and Parktown again has the bigger kitchen and living area.
For the 3 Bed plus Study, both are standard. Parktown is 1,066 sqft against Pinery at 1,055 sqft, so they are very close. Both studies can integrate with the master. Parktown has the bigger kitchen; Pinery has the more generous living room.
On pricing: the 3 Bed 2 Bath averaged $2,173,526 at Parktown, implying about $2,693 psf at Pinery, with a high of $2,266,000 implying a ceiling near $2,808 psf. The 3 Bed 3 Bath averaged $2,507,058, implying roughly $2,532 psf, with a high of $2,753,000 implying $2,781 psf. The 3 Bed plus Study averaged $2,712,822, implying about $2,571 psf, with a high of $2,903,000 implying $2,752 psf.
Even where Pinery’s layouts are smaller, the likely Pinery Residences price sits well inside the range buyers already accepted for a comparable Tampines product.
The Pinery Residences price behaves differently at the top. For the smaller 4-bedroom units, both are standard layouts. Parktown is 1,335 sqft against Pinery at 1,141 sqft, about 17% smaller. Parktown has the wider living room. Pinery replaces the household shelter with a store, which adds flexibility, and kitchens are comparable.
For the largest units, both are standard with a wide living room. Parktown is 1,485 sqft against Pinery at 1,389 sqft, roughly 7% smaller. Parktown has the bigger kitchen and living room; Pinery offers a more spacious master and room to carve out a study without losing much living space.
On pricing: smaller 4-bedroom units averaged $3,078,304 at Parktown, implying about $2,698 psf, with a high of $3,253,000 implying $2,851 psf. The largest averaged $3,447,050, implying roughly $2,482 psf, with a high of $3,580,000 implying $2,577 psf.
That reinforces a familiar OCR pattern. Once quantum gets large enough, psf matters less than absolute affordability.
On the numbers alone, it is not cheap. At $2,340 psf from launch it already sits in the psychological zone Parktown buyers accepted in 2025. Run the unit-by-unit comparison and the likely band becomes clearer:
So no, it is not cheap. That is not the same as saying it is mispriced. It still sits within the band buyers paid for a very similar Tampines product one year ago.
The Pinery Residences price is the variable that matters, yet in strong-demand areas buyers overfocus on finishes, fittings and minor layout preferences. When supply is tight and units move fast, the bigger issue is entry price.
That is especially true in Tampines. If the market accepts the Pinery Residences price early, later phases move up. Once the better stacks go, buyers end up comparing what is left within the project rather than against the wider market. In strong OCR launches, prioritising price over perfection usually wins: a slightly less ideal stack at the right entry price tends to outperform a perfect unit bought too late. The ten-year district data says the same thing.
$2,340 psf at launch. Full unit details sit on the project page.
Parktown averaged around $2,371 psf a year earlier in the same town, with the same buyer base and comparable attributes. Pinery’s starting price is effectively at that level, with layouts generally 7% to 17% smaller.
Roughly $2,530 to $2,690 psf depending on layout, based on Parktown’s accepted quantums. Premium stacks could reach the high-$2,700s.
Mostly yes, from about 6.5% smaller on the 3 Bed 3 Bath to 17% on the smaller 4-bedroom. The 3 Bed plus Study is the closest match at 1,055 against 1,066 sqft.
In a tight-supply launch, waiting usually means fewer stacks at higher prices rather than a discount. Unsold inventory ended 2025 at a 30-year low, as our 2025 review sets out, and our upgrading roadmap covers sequencing. The wider field is in the 2026 shortlist.
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