Who are the Developers of Pinery Residences?
The developer for the Pinery Residences is a joint venture between Hoi Hup Realty and Sunway Developments. This partnership has established a strong reputation for creating thoughtful and quality homes.
Hoi Hup Realty: Established in 1983, it is well-known for its commitment to quality, craftsmanship, and aesthetic design. Its diversified portfolio spans private condominiums, executive condominiums, and mixed-use developments, showcasing the company’s extensive expertise in creating well-designed homes.
Sunway Developments: A property division of the Malaysian-based Sunway Group, it is a prominent Southeast Asian conglomerate recognised as a Master Community Developer. They specialise in large-scale integrated townships and sustainable, innovative developments, lending their extensive regional expertise to their Singapore ventures.
Some of the latest joint venture residential projects between Hoi Hup and Sunway include Otto Place, Terra Hill, The Continuum, and Ki Residences.
What are the Prices for Pinery Residences?
The average launch price for Pinery Residences is projected to be around $2,300 psf. This is slightly below the $2,360 psf achieved by Parktown Residence at its sales launch on 22 February 2025.
The price differential reflects Parktown Residence’s premium as an integrated development, combining an air-conditioned bus interchange with the Tampines North MRT station and adjoining commercial facilities.
Integrated developments in Singapore typically command higher prices due to their rarity and the superior convenience they offer, where residents can directly access transport, retail, and lifestyle amenities within the same complex.
In the hotly contested Government Land Sales (GLS) tender, the site for Pinery Residences was awarded to Hoi Hup Realty and Sunway Developments on 19 September 2024, after they submitted the top bid of $668.28 million, trumping five other contenders.
This translates to a land rate of $1,004 per square foot per plot ratio (psf ppr), indicating the developers’ confidence in Singapore’s residential market.
Where is Pinery Residences Located?
Pinery Residences is strategically situated along Tampines Street 94 in Singapore's District 18. Its location benefits from the established infrastructure of the Tampines West neighbourhood within the Tampines Regional Centre.
The nearest MRT station is Tampines West on the Downtown Line (DTL), a mere 8-minute walk away. This provides residents with direct, sheltered access to the Central Business District (CBD), Downtown Singapore and key city-fringe areas.
Furthermore, the Tampines MRT Station, one stop away, serves as an interchange for both the Downtown and East-West Lines. The future Phase 1 of the Cross Island Line (CRL), expected to be operational by 2030, will further enhance connectivity from Tampines to other growth areas.
Located diagonally across Tampines Street 94 is the future Rivelle @ Tampines EC, forming a dynamic new residential cluster. At the same time, the integration of Pinery Residences' commercial spaces will help to inject significant vibrancy and everyday convenience for the entire neighbourhood.
A Brief Background About Tampines
Tampines holds an enviable place in Singapore’s urbanisation history as it is the country’s first regional centre. Named after the tempinis trees that once dotted the area, it has undergone a profound transformation from swamps and sand quarries to a thriving, decentralised hub.
The government’s decentralisation policy, initiated in the 1990s, has transformed Tampines into a fully functional district that offers a blend of modern amenities, abundant retail choices, and green spaces.
Together with established infrastructure, extensive transportation networks, and a vibrant community life, this has raised the standard of living, making it a highly sought-after residential housing estate.
Coupled with ongoing infrastructure enhancements and its proximity to major employment hubs such as Changi Airport, these factors can be expected to enhance its desirability, ensuring long-term appreciation of property values.
Transportation Connectivity
Tampines West MRT Station
Residents of Pinery Residences will benefit from a seamless, sheltered underground link to Tampines West MRT Station on the Downtown Line, which greatly enhances everyday accessibility and convenience. These include the following areas:
Tampines Regional Centre: One stop away, offering several shopping malls, banking, commercial, and government services.
- Changi Airport: Five stops away, providing quick access to Singapore’s international gateway for both business and leisure travel.
- Changi Business Park: Four stops away, a significant hub for finance, technology, and logistics.
- Central Business District (CBD): Direct ride into the heart of the city's financial core.
Adding to the current MRT network, Phase 1 of the Cross Island Line (CRL) is expected to be completed in 2030.
Phase 1 of the CRL will stretch from Changi Aviation Park to Bright Hill. Eventually, it will extend all the way to Jurong Lake District - the largest central business district outside the city - and Gul Circle in the western part of Singapore.
This expanded MRT network will significantly enhance connectivity across the island while reducing travelling time.
Major Expressways
For motorists, major expressways such as the Pan-Island Expressway (PIE) and Tampines Expressway (TPE) are readily accessible from Pinery Residence, offering efficient links to Changi Airport, Paya Lebar, Singapore’s eastern corridors and even into central Singapore.
What are the Shopping Malls Near Pinery Residences?
A mixed-use development, Pinery Residences will feature a one-storey commercial podium with approximately 120,000 sq ft of retail space. Designed for everyday convenience, the podium will offer a wide range of essential amenities, dining options, and an early childhood development centre, creating a self-sufficient and family-friendly environment for residents.
For more comprehensive retail and lifestyle requirements, residents benefit from exceptional proximity to the East’s retail nucleus:
- Tampines Regional Centre: Just one MRT stop away, it features a triumvirate of major malls - Tampines Mall, Tampines 1, and Century Square - in addition to Our Tampines Hub (OTH), a lifestyle hub with a library, sports facilities, and a hawker centre.
- Tampines Retail Park: Easily accessible by a short drive or bus ride, this cluster houses mega stores such as IKEA, Giant, and Courts, catering to home furnishings and bulk shopping.
- Jewel Changi Airport: Located five MRT stops away, it offers a world-class selection of over 280 shops and dining establishments, transforming the concept of airport retail and providing a premium leisure destination for residents of the East.
Besides the above, other popular shopping destinations include Eastpoint Mall at Simei, Expo, and Changi City Point, all directly reachable MRT. The latter is well-known for its sports and branded fashion outlet stores.
The easy availability to such a wide range of amenities makes Pinery Residence an ideal home for those who value convenience and a vibrant lifestyle.
Tampines Regional Centre
Jewel at Changi Airport
Tampines Retail Park
Changi City Point
Leisure and Entertainment at Tampines SAFRA
SAFRA Tampines
Located about 200m away from Pinery Residences, SAFRA Tampines is a popular recreational hub. Due to its proximity, it is almost like an extension of the development’s own communal spaces.
Residents can enjoy a broad mix of sports, fitness, and social activities. These include a full swimming complex, well-equipped EnergyOne Gym, and courts for tennis, squash, and futsal.
In addition, there are also entertainment facilities such as bowling lanes and e-gaming zones for those who prefer indoor fun.
Food options are available too, with popular dining outlets like Keng Eng Kee Seafood (KEK) and Springleaf Prata Place located within the club.
What Nature Parks Are Near Pinery Residences?
Tampines is well-known for blending modern living with generous green spaces. This thoughtful planning provides residents with numerous opportunities to unwind, stay active, and enjoy the outdoors. Surrounding Pinery Residences, several parks offer peaceful escapes for nature lovers.
- Tampines Eco Green: Just minutes away, Tampines Eco Green feels like a hidden sanctuary. Its open grasslands and freshwater wetlands create a calm environment perfect for quiet walks and birdwatching. It’s a refreshing contrast to the energy of city life.
- Tampines Quarry Park: Once a sand quarry, this park has transformed into a serene, mirror-like lake surrounded by dense greenery. While not formally developed, it draws photographers, nature lovers, and those seeking a quiet escape with its raw, untouched charm.
- Sun Plaza Park: Designed for everyday recreation, Sun Plaza Park features fitness corners, a large playground, and open lawns that host community activities. It’s a friendly, versatile spot for both exercise and relaxation.
- Bedok Reservoir Park: Easily reachable from the development, this iconic park attracts those who enjoy water sports such as kayaking or dragon boating. Joggers and cyclists enjoy its scenic loop, while families appreciate the wide, open spaces and tranquil views across the reservoir.
Together, these nature parks and green corridors support a healthy, balanced lifestyle. They elevate the liveability of Pinery Residences and offer residents a refreshing natural retreat within easy access.
Tampines Eco Green
Sun Plaza Park
Tampines Quarry Park
Bedok Reservoir Park
What are the International Schools Near Pinery Residences?
Several international schools are located near Pinery Residences, all within a 3- to 13-minute drive. These include:
- United World College East Campus (Tampines).
- Middleton International School (Tampines).
- Changi Japanese School (Changi North).
- Overseas Family School (Pasir Ris).
For investors, a property located near reputable international schools offers distinct advantages. Developments in such locations naturally draw expatriate families who value quick access to quality education for their children.
This consistent demand supports stronger rental returns, lowers vacancy risk, and contributes to steady long-term capital growth.
With a broader appeal across different buyer and tenant segments, a project like Pinery Residences will be more resilient in the face of economic uncertainties. Also, it will remain easier to resell when the time comes.
Major Employment Hubs Near Pinery Residences
The proximity of Pinery Residences to major employment hubs in Singapore's East Region can be expected to underpin its long-term investment prospects.
Attracting a constant flow of high-quality tenants and owner-occupiers will positively influence rental yields and support capital appreciation. Some of these major employment hubs include:
- Tampines Regional Centre: A key decentralised commercial node, it brings together corporate headquarters, government entities, and major financial institutions. For residents, this offers white-collar job opportunities just minutes from home.
- Changi Business Park (CBP): It serves as a critical node for technology and finance, hosting key operational centres for institutions including DBS and Standard Chartered, as well as several global technology firms. It will appeal to high-calibre professionals working in CBP who prefer a shorter, more convenient commute.
- Changi Airport and Changi East Urban District: The continuing expansion of Changi Airport and the development of Changi East Urban District will continue to underpin long-term employment growth not only in the aerospace and logistics sectors, but also in advanced manufacturing.
- Loyang Industrial Estate: Home to aerospace, precision engineering, and marine-related industries, Loyang adds another layer of employment diversity to the East Region. More professionals working in the vicinity will mean demand for well-located housing, reinforcing the investment appeal and long-term value prospects of homes nearby.
This aligns with Singapore's government strategy to bring jobs closer to residential areas, which will ultimately benefit a development like Pinery Residences.
Conclusion: Pinery Residences Investment Potential
The scarcity of mixed-use developments directly connected to an MRT station positions Pinery Residences as an attractive option for a broad pool of buyers. This includes individuals seeking excellent transport accessibility, families valuing proximity to schools and green spaces, and HDB upgraders looking for convenience and lifestyle improvements.
Meanwhile, the URA master plan to enhance the quality of life through infrastructure improvements in Tampines adds to its appeal.
In terms of investment, Pinery Residences’ proximity to key employment nodes within the Tampines Regional Centre and its surrounding areas will ensure sustained and long-term demand for housing.
Comparative Market Analysis
Nevertheless, to determine the investment potential of Pinery Residences, conducting a data-driven comparative market analysis of four private condominiums within Tampines will provide valuable insights into its future capital appreciation potential. They are:
- Waterview
- The Alps Residences
- The Tapestry
- Treasure at Tampines
These four condominiums were chosen because they were launched between November 2010 and March 2019, providing a sufficient dataset for analysing long-term transaction trends and price performance.
Below are the charts showing their average price-per-square-foot (psf) gains since they were launched.
Chart 1: Waterview vs The Alps vs The Tapestry vs Treasure @ Tampines
| Name of Development | No. of Units | Launch Date | Average Price (PSF) Gain Since Launch | Annualised Average Price (PSF) Gain |
| Waterview | 696 | November 2010 | 68.69% | ~3.45% |
| The Alps Residences | 626 | October 2016 | 31.39% | ~2.69% |
| The Tapestry | 861 | March 2018 | 23.92% | ~2.62% |
| Treasure @ Tampines | 2,203 | March 2019 | 34.88% | ~4.39% |
The data (Chart 1) above shows that private condos in Tampines have performed well, despite not being located within walking distance of an MRT station. Their average price-per-square-foot (psf) gains since their respective launches have ranged from 2.62% to 4.39% (annualised).
Hence, Pinery Residence, with the added advantage of the Tampines West MRT station and commercial offerings at its doorstep, will significantly raise its appeal and future capital appreciation potential.
This can be corroborated by the performance of Parktown Residence, an integrated development linked to the Tampines North MRT station. At its launch on February 22, 2025, 87.25% of the project's units were sold, underscoring the high market demand for mixed-use, transport-linked developments.
Additionally, Aurelle of Tampines EC, located just a 6-minute walk from Parktown Residence, achieved a take-up rate of 89.74% at its sales launch on March 8, 2025.
Comparison of 10-Year Average Price Gain (PSF) by District
Next, We compared the 10-year average price-per-square-foot (psf) gains across four key districts: (refer to Chart 2 below).
Chart 2: Comparison of 10-Year Average Price Gain by District
As shown in Chart 2, below are the results:
- District 18 (Simei, Tampines, Pasir Ris): +73.98%.
- District 19 (Hougang, Punggol, Sengkang, Serangoon Garden): +71.80%.
- District 22 (Lakeside, Jurong, Boon Lay, Tuas): +61.11%.
- District 25 (Woodgrove, Kranji, Woodlands, Admiralty): +65.50%.
All four districts have delivered strong capital appreciation over the past decade. However, District 18 has outperformed the rest with nearly 74% growth. This strong performance underscores the district’s enduring appeal, which bodes well for Pinery Residences growth prospects.
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