Pinery Residence

Almost everything Pinery Residences depends on is already standing. The station runs today, the malls opened decades ago, and the four schools have been balloting for years. Buyers here pay for a completed neighbourhood plus a fresh lease, a different trade from paying for a precinct still arriving.

Pinery Residences Prices: Reading the Land Bid Forward

Everything else stands on that Land Bid floor. The Tampines Street 94 site was bought for $688,280,000, or $1,004 psf ppr, a materially higher land base than the town’s earlier tenders, and launch pricing worked forward from there. That is why Pinery Residences reset the town’s benchmark rather than matching the stock already standing in it.

On the caveat record to June 2026, the last sixty transactions cleared between $2,340 and $2,716 psf with the median around $2,508 psf. Across the full 550-caveat record the median sits at $2,548 psf inside a $2,340 to $2,729 band. Our Pinery price analysis interrogates that number properly, and our full Pinery review covers the launch itself.

Position is what the spread measures. Treasure at Tampines is the volume comparison at 2,203 units from 2023, less than a kilometre away and trading as young resale, so it sets the town’s completed floor. The Tapestry holds the 2021 tier at 861 units in this same subzone, and Parktown Residences brackets the top with 1,193 units on its integrated site at Tampines North. Pinery Residences sits between that completed floor and the integrated tier, and the spread between the three is the whole calculation. On the executive condominium side, Rivelle Tampines is 260m away with 660 units due 2029.

The prints fill in the shape. A 1,055 sqft three-bedroom cleared at $2,585 psf for $2,727,000 in June 2026, a 1,238 sqft four-bedroom premium-with-study at $2,614 psf for $3,236,000 the same month, and a 635 sqft two-bedroom at $2,526 psf for $1,604,000 in May 2026. On the developer side the compact half is gone. Two and three-bedroom types are sold out, leaving the four-bedroom premium-with-study from $2,972,000 at $2,487 psf and the five-bedroom luxury from $3,579,000.

Deciding between the tiers? The gap between Treasure’s resale and this price list, layout for layout, is the number worth modelling before you commit. Speak to us first. We’ll run the stack, floor and facing numbers with you, honest advice, no pressure. WhatsApp us.

Pinery Residences Floor Plans: A Family-Only Ladder

The ladder is short by design, seventeen layout types rather than thirty. 180 two-bedroom units run 624 to 667 sqft and 72 two-bedroom-plus-study formats sit at 700 sqft. The family tier runs 144 three-bedders from 807 to 1,023 sqft and 60 three-bedroom-plus-study units at 1,055 sqft. Above them sit 24 four-bedders at 1,141 sqft, 96 four-bedroom-plus-study formats from 1,195 to 1,389 sqft and 12 five-bedroom homes at 1,475 sqft.

Notice how much of Pinery Residences sits in study-added formats. Those three bands come to 228 units drawn around a work-from-home answer rather than a bedroom count, so a household that needs a door on the workday has more choice here than the headline mix suggests.

Run the ladder at the recent median of about $2,508 psf and it prices out cleanly. The two-bedroom band lands between $1.57m and $1.67m, the 700 sqft two-bedroom-plus-study near $1.76m, and three bedrooms from $2.02m to $2.65m by layout. The 1,141 sqft four-bedder works out near $2.86m, the four-bedroom-plus-study formats between $3.00m and $3.48m, and the five-bedroom around $3.70m. Treat those as arithmetic on the caveat record rather than quotes.

At 588 units the estate holds a useful middle size: enough scale for a full facilities deck without the weekend crowding of a two-thousand-unit address, with Pinery Mall below as its own retail podium. Read the floor plan set against the stack plan, because Bedok Reservoir Road fronts the southern blocks and facing moves the experience more than the layout does.

The delivery record backs the execution. Hoi Hup and Sunway are the partnership behind Terra Hill and The Continuum, and Parc Central Residences before them in this town.

Is Pinery Residences Worth Buying? The Tampines West Supply Read

Tampines West is the town’s most built-out private pocket: eleven developments and about 6,791 homes, from Pinevale in 1999 through Waterview, Q Bay Residences, The Santorini, The Alps Residences, The Tapestry and Parc Central Residences. Only two are still under construction, and Rivelle Tampines is an executive condominium, which makes Pinery Residences the only new private condominium in this subzone’s pipeline. The last one to complete here was The Tapestry in 2021.

The demand side is why developers keep tendering in this town. Tampines carries 88,352 HDB flats across 907 blocks, and 68,182 of them are 4-room or larger, the sizes upgraders sell from, roughly ten such flats for every private home standing in Tampines West. Those flats reach MOP on a rolling basis and the households behind them rarely want to leave. Our HDB upgrading roadmap covers how they should sequence the move.

Zoom out and Tampines holds 34 private developments and 19,399 homes, of which only 12 projects and 9,950 units date from 2016 onwards. The pipeline after 2026 is Parktown Residences at 1,193 units in 2028, Aurelle of Tampines at 760 in 2028, Rivelle Tampines at 660 in 2029 and Pinery Residences itself. Two of those four are executive condominiums, so the private field competing directly with this address is thinner than the headline count suggests.

Absorption has already voted. 550 caveats were lodged against 588 units, every one of them in 2026, with the record opening in March and closing in June. Four months to clear that share of a project, before a single block topped out, is a sell-out rather than steady take-up. Beyond the gate, the URA Master Plan keeps compounding the town’s base, from Tampines North’s build-out to the Cross Island Line on the northern edge, with the Paya Lebar airbase relocation and Changi Terminal 5 behind them. None of that lands at this doorstep, and that is the honest framing.

Two checks for the offer. District 18 holds 32 condominiums and about 21,308 private homes, of which only ten projects are ten years old or newer, so on exit the competition is mostly older stock and almost none of it sits 500m from a working station with four primaries in the ballot radius. The lease runs from 2024 against fourth-quarter 2029 keys, so today’s buyer funds a construction cycle. Our Q2 2026 property market review puts the OCR band in context and our 2026 new-launch shortlist ranks the wider field.

Who Pinery Residences Suits

Pinery Residences suits school-driven families who want the four-school ring and a station that already runs, Tampines upgraders trading a mature flat for new product without changing neighbourhood, and work-from-home households drawn to the study-added formats. It was not built for compact-unit investors, since the mix starts at two-bedders and the remaining developer stock is all four and five-bedroom.

The eventual buyer or tenant is the other half of the trade. At TOP this is the newest address within a short walk of Tampines West, with family-sized layouts set against a rental supply that is older and mostly smaller. Landlords letting to families working the school belt get a tenant profile that renews rather than churns. Our rental yields guide sets out what a station-adjacent OCR address has actually been sustaining.

Fit matters in the other direction too. If an integrated address counts for more than a finished neighbourhood, Parktown Residences puts a hub and a Cross Island Line station in its own base at Tampines North. If entry price is the deciding factor, Treasure at Tampines is completed resale under a kilometre away. Ask about facing and stack before you shortlist, and note that parking runs 474 lots against 588 homes.

Thinking about Pinery Residences? The developer’s list is large-format only now, so most buyers are choosing between subsale stacks. Before you commit, speak to us. We’ll run the numbers with you, honest advice, no pressure. WhatsApp us.