Pinetree Hill Residences

Pinetree Hill went first. It opened Pine Grove in July 2023, set the price the pocket now works from, and will collect the enclave’s first keys and first rents while its neighbour is still building. That sequence, plus the Dover walk no other address here can copy, is the case in one paragraph.

Pinetree Hill Prices: The Parcel A Land Bid and a Flat Band

Begin with the site. UOL and Singapore Land took Pine Grove Parcel A with a Land Bid of $671,500,800, or $1,318 psf per plot ratio. The launch sheet in July 2023 was built on that plus construction: $1,236,000 for a one-bedroom at $2,297 psf, $1,573,000 for a two-bedder at $2,248 psf, $2,177,000 for a three-bedder at $2,247 psf and $4,364,000 for a five-bedder at $2,518 psf.

Where it trades now is the more useful number. Across the last sixty caveats Pinetree Hill cleared between $2,234 and $2,729 psf with a median around $2,613 psf, the newest entries dated April 2026. The twelve months to April carried 97 caveats in the same band with a median near $2,615 psf. Flat rather than climbing, which is a healthy read this close to handover.

The comparison set explains the level Pinetree Hill trades at. Nava Grove is 130 metres away with 552 units and TOP expected in 2027, and it launched a year later at a higher sheet, which validated this entry rather than undercutting it. Verdale is the completed De Souza alternative for buyers who want keys now, while Ki Residences at Brookvale holds the 999-year option across the ridge. In the wider planning area, Daintree Residence completed 327 units in 2022 on the same 99-year footing, Royalgreen at 285 units and Leedon Green at 638 mark the freehold benchmark, and Dunearn House brings 380 units for 2029.

One technical note before you compare. This site was acquired before GFA harmonisation took effect, so its strata areas still include the aircon ledges the newer rulebook excludes. Set against a post-harmonisation launch you are not comparing identical square feet, and the honest comparison adjusts for that first. Our Q2 2026 property market review tracks how the city fringe has moved this year.

Working out whether the level makes sense for you? Stack, floor and view move the ask well away from the median on a hillside site. Talk to us before you commit and we will price the specific unit with you, honest advice, no pressure. WhatsApp us.

Pinetree Hill Floor Plans: Seventeen Formats on One Hillside

The Pinetree Hill floor plan set is the widest in the enclave. Twenty-two one-bed-plus-study units at 538 sqft open it, followed by a deep two-bedroom band of 45 units at 700 and 850 sqft, 113 premium at 764 to 775 sqft and 68 premium-plus-study at 797 sqft. The three-bedroom tier splits into 68 standard at 969 to 1,173 sqft and 91 premium-plus-study at 1,216 and 1,421 sqft, with 45 four-bedroom deluxe, 45 four-bedroom premium and 22 five-bedroom premium above them.

Run the arithmetic at the $2,613 psf median and the ladder prices out cleanly. The 538 sqft one-bed-plus-study lands near $1.41m, the 700 sqft two-bedder around $1.83m and the 797 sqft premium-plus-study close to $2.08m. Three-bedders run roughly $2.53m to $3.06m and the premium-plus-study formats $3.18m to $3.71m, while four-bedroom deluxe covers about $3.38m to $3.88m and the five-bedroom premium sits near $4.53m. Treat those as arithmetic on the caveat record rather than quotes.

Recent prints show the pattern that matters. A 797 sqft two-bedroom premium-plus-study went for $2,133,000 at $2,676 psf in April 2026, a 1,216 sqft three-bedroom premium-plus-study cleared $2,981,000 at $2,451 psf in March 2026, and a 1,421 sqft four-bedroom transacted at $3,376,000, or $2,376 psf, in February 2026. The larger family plates clear at lower psf than the compact ones, which is worth knowing before you compare headline numbers.

The grounds are where UOL spent. Water leads the plan with Pine Grove Pond, the Vertical Oasis waterwall, a 50m lap pool with cabanas, an oasis pool, an aquatherapy pool and a kids’ play pool. Sport adds a tennis court, half basketball court and outdoor gym, and the social layer runs to three function rooms, gourmet and floating pavilions and the Commune gym, with an exploration trail and forest playground beyond.

Is Pinetree Hill Worth Buying? Fresh Leases Are Scarce Here

The Ulu Pandan subzone holds 20 private developments and about 4,659 units, and the useful cut is by age. Only three of those twenty completed after 2020: Parksuites in 2023 at 119 units, Pinetree Hill at 520 and Nava Grove at 552. Together they are 1,191 of the subzone’s 4,659 homes, and once Nava Grove finishes there is nothing else under construction behind them.

The demand side runs on employment rather than on a heartland upgrader queue. Bukit Timah town carries only 2,554 HDB flats, 1,983 of them 4-room or larger, so the buyers and tenants here come out of private stock and out of the one-north, NUS and international-school orbit. That catchment is the practical basis for the rental yields this corridor sustains.

New supply in the planning area lands elsewhere. The Reserve Residences at 732 units and 8@BT at 158 arrive in 2027, The Sen at 347 in 2028, Dunearn House at 380 in 2029, then Amberwood at Holland and two land sales at Dunearn Road and Holland Plain around 2030. Anak Bukit, Swiss Club and Holland Road are different addresses with different school maps, so that competition is softer than the count suggests.

Density stays put because planning says so: the URA Master Plan holds the enclave at its current intensity and keeps the surrounding streets low, with the Ulu Pandan Park Connector, Holland Green Linear Park and Rifle Range Nature Park in the local orbit.

Absorption has been steady rather than frantic: 519 caveats against 520 units between July 2023 and April 2026, spread as 166 in the launch year, 193 through 2024, 121 in 2025 and 39 by April 2026. On exit liquidity, only twelve of the district’s 75 condominiums are ten years old or newer, and the only estate competing directly on age and facilities is the one next door. Our Cross Island Line price study covers what Maju could do to that picture, and our Upper Bukit Timah property guide explains why this district has priced schools and green cover above stations.

Who Pinetree Hill Suits

Pinetree Hill suits Henry Park families working the 1km radius, one-north and NUS commuters who want the enclave’s best rail access, and buyers who would rather take keys in 2026 than wait out another construction cycle. A household buying here for the school run is buying into a building drawn for the same plan, which matters more at resale than most expect.

Renters see the other side of it. From late 2026 Pinetree Hill is the enclave’s newest full-facilities address, with a 50m lap pool, tennis court and aquatherapy pool against local rental stock that is mostly 1990s and 2000s vintage. The one-north, NUS and international-school tenant pool sits close enough to make that comparison count, and the deep two-bedroom band is sized for it.

Fit runs the other way too. Buyers who want mature-estate amenity at the doorstep will find Clementi’s belt a drive rather than a walk. Two-car households should check early, with 420 lots against 520 homes. And the first year or two of occupancy comes with a building site next door until Nava Grove completes, which is the price of going first. Maintenance is published and tiered from $340 for the one-bed-plus-study to $612 for the penthouse, and our guide to condominium maintenance fees explains what drives the number.

Thinking about Pinetree Hill? Its near-TOP pricing against Nava Grove’s longer wait is the enclave’s real timing trade, and the Dover walk is the line item neither neighbour can copy. Before you commit, speak to us. We’ll run the numbers with you, honest advice, no pressure. WhatsApp us.