Pinery Residences: What Agents Need to Know Before March 14

Pinery Residences is a 588-unit mixed-use development at Tampines Street 94 by Hoi Hup Realty and Sunway Developments. It previews on March 14, with VIP booking on March 27 and public booking on March 28.

This is the second integrated development to launch in Tampines within a year, following Parktown Residence on Tampines Ave 11. For agents advising clients in the east-side market, here is a structured breakdown of the project's positioning, pricing logic, unit strategy, and competitive context.

The Site and What Sits On It

Pinery Residences is a 99-year leasehold project spanning approximately 253,067 sqft across six 14-storey residential towers. The development sits above a commercial podium (Pinery Mall) that includes a supermarket, food court, early childhood development centre, and F&B outlets. Residential units start from the third floor, with the mall on the first floor and resident carpark on the second.

Vehicular access is separated: residential carpark entry is via Bedok Reservoir Road, while the commercial basement carpark is accessed from Tampines Street 94.

Pricing: The Numbers That Matter

Starting quantum: From $1.486 million for a 2-bedroom unit (624 sqft), translating to approximately $2,340 psf. Five-bedroom units start from $3.508 million ($2,378 psf).

PSF range across the project: Approximately $1,905 to $2,502 psf depending on unit type, floor, and facing.

Land cost context: The developers won the GLS site with the highest of six bids at $668.28 million, or $1,004 psf per plot ratio. This is notably higher than Parktown Residence's land cost of $885 psf ppr.

Estimated breakeven: Around $1,700 to $1,823 psf, based on land cost plus construction, marketing, and financing. At an average launch price above $2,300 psf, the developer margin sits at roughly $400-500 psf above breakeven, which is within normal range for Singapore new launches.

How It Compares: The Competitive Landscape

This is where agents can add the most value. Clients in this market are almost certainly cross-shopping at least two or three of these options:

Parktown Residence (Tampines Ave 11)

• 1,193 units, launched Feb 2025 at average $2,361 psf
• 87% sold (approximately 1,041 units moved)
• Connected to Tampines North MRT (Cross Island Line, expected 2030)
• Land cost: $885 psf ppr
• Key difference: Larger scale, but MRT link is not yet operational

Aurelle of Tampines (EC, Tampines St 62)

• Launched 2025 at average $1,768 psf
• Land cost: $721 psf ppr
• EC restrictions apply: income ceiling, 5-year MOP, citizenship requirements

Rivelle EC (Tampines St 95, launching March 2026)

• 572 units by Sim Lian Group
• Expected to launch around $1,500+ psf
• EC restrictions apply, no direct MRT link
• Land cost: $768 psf ppr

Treasure at Tampines (resale)

• Currently transacting between $1,621 to $2,115 psf
• Profitable resale track record: 154 profitable transactions in 2025, with gains reaching up to $1.03 million
• No MRT integration; serves as the "value" benchmark in the area

The agent's talking point: At $2,300+ psf, Pinery sits close to Parktown's transacted average but offers an existing MRT connection versus a future one. The price gap between Pinery and the Rivelle EC ($700-800 psf difference) is significant, but EC buyers face income ceilings, MOP restrictions, and no MRT link. For clients who are EC-ineligible or want rental flexibility from day one, Pinery is the logical private alternative.

Unit Mix: Built for Upgraders, Not Investors

The unit mix signals a clear strategic direction. There are no 1-bedroom units.

Key layout details worth highlighting to clients:

• All 2-bedroom units include 2 bathrooms. No 2-bed/1-bath configurations exist. This is a practical advantage for couples, small families, or co-occupants who share a unit.
• The 861 sqft and 872 sqft 3-bedroom layouts feature enclosed kitchens, which matters for clients who cook frequently with heavier methods (wok-frying, deep frying).
• The 4-bedroom + study allocation is 96 units (over 16% of the project), which is unusually high for an OCR integrated development. This suggests the developer is deliberately targeting larger family upgraders.
• The 1,055 sqft 3BR+Study layout places the study within the master bedroom, which can double as a home office or nursery depending on the buyer's needs.
• Only 12 five-bedroom units at 1,475 sqft. These will be the scarcest and likely the first to draw serious interest from larger families.

The agent's angle: About 77% of the project is 2- and 3-bedroom units, but the 20%+ allocation to 4- and 5-bedroom formats is meaningfully higher than typical OCR integrated projects. If your client is an upgrader family looking for space near an MRT, this project is designed for them. If your client is a pure investor seeking 1-bedroom yield plays, this is not the project.

The School Factor: Primary Schools Near Pinery Residences

For family buyers, this is often the deciding factor. Based on available marketing sources, Pinery Residences is within or near the 1km enrollment priority radius for several primary schools:

Confirmed within 1km:

• St. Hilda's Primary School - approximately 640m (7-minute walk). Anglican mission school, consistently strong academic reputation.
• Tampines Primary School - approximately 850m (9-minute walk). Established township school with mature teaching faculty.
• Junyuan Primary School - within 1km based on multiple marketing sources.

Near the 1km boundary:

• St. Anthony's Canossian Primary School - approximately 1.09km (12-minute walk) based on some marketing sources. Catholic mission school with over 140 years of history. This is close to the 1km boundary and may or may not qualify for priority enrollment depending on the exact measured distance from the registered address.

Having multiple schools near or within priority distance provides flexibility. If one school fills during earlier registration phases, families can pivot to another without losing the proximity advantage. For families with multiple children who may suit different school environments, this cluster is practical.

Note: The 1km priority applies during Phase 2B and 2C balloting. Families must reside at the address for at least 30 months before the start of Primary 1.

Connectivity: What the Actual Travel Times Are

Tampines West MRT (DT31) on the Downtown Line provides direct train access without transfers to key destinations. Based on actual MRT schedules:

• Bugis: Approximately 19 minutes
• Downtown (CBD): Approximately 30 minutes by direct train
• Changi Airport: Approximately 16 minutes (transfer required at Expo or Tampines)

The development also has access to the Tampines Expressway (TPE) and Pan-Island Expressway (PIE) for drivers.

Developer Track Record

Hoi Hup Realty has been operating in Singapore since 1983 and has delivered over 7,300 homes. The Hoi Hup-Sunway joint venture has been active since 2007, with 15 projects and over 8,000 residential units to date.

Notable recent projects include Ki Residences (Sunset Way, 999-year leasehold), The Continuum (Thiam Siew Avenue), Terra Hill (Yew Siang Road), Parc Canberra EC, and Novo Place EC. Ki Residences won PropertyGuru Asia Property Awards for Best Private Condo Interior Design. The JV received the Top Developer Award at EdgeProp Excellence Award 2021.

For clients who ask about developer credibility: this is an established partnership with a consistent track record across both private condos and ECs. They have delivered projects across different price segments and locations.

Expected TOP and Timeline

Expected TOP is Q4 2029, giving a roughly 3.5-year window from launch to key collection. For buyers paying progressive payments, the cash flow staging aligns with typical new launch timelines.

Key Talking Points for Client Conversations

Need a system to manage all your launch-period conversations? Read our WhatsApp follow-up system for property agents to structure your client follow-ups during high-volume periods like new launches.