This is a review of Pinetree Hill Condo, a 99-year leasehold development located at Pine Grove in Singapore’s District 21.
Nestled in a private residential enclave in Ulu Pandan and along the prime Holland Road corridor, it is expected to attract property investors looking for an exclusive locale outside the pricier prime districts.
Pinetree Hill condo will be developed by United Venture Development Pte Ltd, a joint venture between UOL Group and Singapore Land Group. The 22,534.7 sq m site with a plot ratio of 2.3 will offer 520 residential units of 1-Bedroom + Study to 5-Bedrooms, plus one Penthouse.
This review of Pinetree Hill condo seeks to offer a detailed evaluation of its key attributes to facilitate an informed investment decision. These include the following:
- Pinetree Hill Condo Fact Sheet
- Why Invest in PineTree Hill Condo?
- Who Are The Developers for Pinetree Hill Condo?
- What are the Prices for Pinetree Hill Condo?
- Pinetree Hill Unit Mix
- Pinetree Hill Design Perspectives
- Where is Pinetree Hill Condo Located?
- Leisure Activities at Scenic Sungei Ulu Pandan
- Transportation Connectivity
- Shopping & Dining Destinations Near Pinehill Tree Condo
- Schools Near Pinetree Hill Condo
- International Schools Near Pinetree Hill Condo
- Proximity to Major Employment Hubs Offers Excellent Investment Potential
- Review Conclusion – An Investment Perspective
- Other Property Reviews
Pinetree Hill Condo Fact Sheet
|Project Name||Pinetree Hill (松岩轩)|
|Development Type||Condominium housing development comprising 3 blocks of 24-storey residential building with basement carpark, swimming pool, communal facilities and landscaped deck on Lot 07402W MK04 at Pine Grove (Bukit Timah Planning Area)|
|Developer||United Venture Development (No. 5) Pte Ltd - A joint venture between UOL Group Limited and Singapore Land Group|
|Address||30, 32 and 36 Pine Grove|
|District||21 (Bukit Timah Planning Area)|
|Site Area||22,534.7 sq m / 242,561.5 sq ft|
|Gross Floor Area||51,829.8 sq m / 557,891.5 sq ft|
|No. of Units||520|
|Tenure||99 years commencing from 12 September 2022|
|No. of Carpark Lots||416 residential car park lots (approx. 80% provision)|
|Expected Date of Notice of Vacant Possession||30 September 2027|
|Expected Legal Completion Date||30 September 2030|
|Sales Enquiry||Click here|
|Architect||P&T Consultants Pte Ltd|
|Landscape Consultant H||Henning Larsen (Previously known as Ramboll Studio Dreiseitl Singapore)|
|Project Interior Designer I||Index Design Pte Ltd|
|Showflat Interior Designer||SuMisura, CHALKED Interior Design and Index Design Pte Ltd|
|Quantity Surveyor||Aecom Cost Consulting and Project Management (Singapore) Pte Ltd|
|Main Contractor||United Tec Construction|
Why Invest in PineTree Hill Condo?
- A quality development by UOL and SingLand, known for their “masterpiece” developments that incorporate lush greenery and an abundance of water features.
- 88% of the site will be dedicated to greenery with 3 blocks well spaced apart.
- An exclusive private residential enclave located on the outskirt of prime District 10 (Holland Road) in a leafy and serene environment.
- A short walk to scenic Sungei Ulu Pandan and close to the Rail Corridor.
- A short drive to nature parks such as Rifle Range Nature Park, Bukit Timah Reserve, and Hindhehe Nature Park.
- 6 bus stops to the upcoming Maju MRT station on Cross Island Line (CRL) or 3 minutes drive away.
- A short drive to Ayer Rajah Expressway (AYE) and Pan Island Expressway (PIE).
- Near popular shopping malls in Buona Vista, Clementi, Beauty World, and Holland Village.
- Convenient access to many popular schools and higher educational institutions (2 top primary schools within a 1km radius, 13 primary/secondary schools within a 1-2km radius, and polytechnics & world-class universities a stone's throw away).
- A short drive to major employment hubs such as One-North and Jurong Lake District.
- Excellent investment potential – first new launch in the area since Trizon in 2009.
Who Are The Developers for Pinetree Hill Condo?
The developers for Pinetree Hill Condo are United Venture Development Pte Ltd, a joint venture between UOL Group and Singapore Land Group. They are renowned for their outstanding track records in creating "masterpiece" developments which integrate exquisite landscaping, verdant greenery, and abundant water features, resulting in highly desirable properties.
All their residential developments are carefully designed for modern living, providing a diverse range of quality homes across various market segments. Some of their recent developments include Amo Residence, The Watergardens, Clavon, and Avenue South Residences.
UOL Group – It is a prominent real estate development and investment company based in Singapore, known for its diversified portfolio that includes residential, commercial, and hospitality properties. With a strong presence in Singapore and other international markets, UOL Group is recognized for its quality developments, commitment to sustainability, and innovative designs.
Singapore Land Group - Formerly known as United Industrial Corporation Limited (UIC), it is a premier real estate company listed since 1971. With a diversified portfolio of real estate that includes commercial offices, residential and retail properties and hotels, it has a large footprint in Singapore and key overseas markets.
What are the Prices for Pinetree Hill Condo?
During the launch sale of Pinetree Hill on 16 July 2023, joint developers UOL Group and Singapore Land Group (SingLand) sold 150 units (29%) out of a total of 520 at an average price of $2,460 psf.
However, with the developers releasing only 400 units, this translates to a sale of 37.5%. About 99% of the buyers are Singaporeans and Singapore Permanent Residents.
The units transacted are quite well-spread, with about 61% of the units sold being 1-Bedroom + Study and 2-Bedroom + Study, while 39% comprises the larger 3- to 5-Bedroom units.
The following are the indicative prices for the launch preview:
- 1-Bedroom + Study (538sf): From $1.248m
- 2-Bedroom (700sf): From $1.588m
- 3-Bedroom (969sf): From $2.198m
- 4-Bedroom (1292sf): From$3.173m
- 5-Bedroom (1733sf): From$4.268m
During the tender for the Pine Grove site (Parcel A) measuring 22,534.7 sqm with a plot ratio of 2.1, United Venture Development submitted the highest bid of S$671.5 million. This translates to a land rate of S$1,318 psf per plot ratio.
For comparison, during the launch of Tembusu Grand on 8 April 2023, it was sold at an average price of $2,465 psf.
As for Grand Dunman, during its sales launch on 16 July 2023, it achieved an average price of $2,500 psf. Both were also 99-year leasehold condo developments and are located in District 15.
Pinetree Hill Unit Mix
Pinetree Hill will offer a total of 520 residential units from 1-Bedroom + Study to 5-Bedroom, and a Penthouse. This will cater to a range of buyers, with the 2-Bedroom types making up the majority (43.5%).
Below is a breakdown of the different unit types:
|Unit Type||No, of Units||Size (sq m)||Size (sq ft)||Percentage|
|1-Bedroom + Study||22||50||538||4.2%|
|2-Bedroom||45||65 & 79||700 & 850||43.5%|
|2-Bedroom Premium||113||71, 72 & 85||764, 775 & 915|
|2-Bedroom Premium + Study||68||74||797|
|3-Bedroom||68||90, 108 & 109||969, 1,163 & 1,173||30.6%|
|3-Bedroom Premium + Study||91||113, 132 & 135||1,216, 1,421 & 1,453|
|4-Bedroom Deluxe (with Private Lift)||45||120 & 138||1,292 & 1,485||17.3%|
|4-Bedroom Premium (with Private Lift)||45||136 & 155||1,464 & 1,668|
|5-Bedroom Premium (with Private Lift)||22||161||1,733||4.2%|
Pinetree Hill Design Perspectives
Pinetree Hill Condo is nestled in the serene enclave of Pine Grove, just off Ulu Pandan Road.
The condo development is situated on the grounds that were previously occupied by Nexus International School, which has since been relocated to Aljunied in January 2020.
Next to it is another plot of vacant land, Pine Grove Parcel B, which is currently placed under the URA’s Reserve List.
This exclusive private residential enclave is prized for its quiet ambience and green living environment, yet close to the city.
About Pinetree Hill's Surroundings
Tucked away in a quiet residential enclave with lots of natural greenery, it offers an ideal retreat from the hustle and bustle of city living. This will be highly sought-after by discerning homebuyers who value peace, tranquillity, and nature.
Pinetree Hill Condo is situated within walking distance of the Clementi Forest, which will be linked to the Clementi Nature Trail, Rail Corridor, and a new nature park along Ulu Pandan Park Connector. The park connector will bring visitors back to the Rail Corridor to form a complete loop, providing residents with a variety of outdoor activities.
Leisure Activities at Scenic Sungei Ulu Pandan
Located just five minutes walk from Pinetree Hill Condo, the lush greenery of Sungei Ulu Pandan offers a respite from the urban jungle, allowing residents to connect with nature and indulge in a variety of outdoor leisure activities.
With its well-paved park connectors and minimal human traffic, it provides a safe and enjoyable environment for a leisurely stroll, cycling, and skateboarding.
At the same time, its lush vegetation is home to a variety of bird species such as kingfishers, majestic herons, egrets, parrots, and various waterbirds. Hence, it is no surprise it is a haven for nature lovers and bird watchers.
Besides birds, it is also home to many wildlife such as monitor lizards, turtles, squirrels, and bats.
Nature Parks Near Pinetree Hill Condo
Other than Sungei Ulu Pandan, there are also several nature parks near Pinehill Tree Condo, providing residents with even more outdoor recreational options. These include rock climbing, biking, and nature tours.
Some of these nature parks nearby are:
The Rail Corridor – A short walk from Pinetree Hill Condo, it is a green lung that spans 24 km from Woodlands in the north to the former Malaysian Railway Station at Tanjong Pagar in the south.
Preserved as a natural sanctuary that features diverse flora and fauna, and unique ecological landscapes, it is a haven for nature enthusiasts and wildlife lovers.
Eight minutes drive away is the Old Bukit Timah Railway Station which has been conserved and restored. Featuring lawns and open spaces, as well as a heritage gallery and café, visitors can learn about its past history.
Rifle Range Nature Park - After its reopening on 12 November 2022 after a revamp, it now boasts over 7 km of scenic trails surrounded by lush greenery and abundant wildlife. Its other interesting features include observation decks and boardwalks for up-close encounters with rare and endangered species.
The quarry, which ceased operations in 1998, has been transformed into a freshwater habitat where visitors can observe wetland animals.
Bukit Timah Reserve – A hidden gem of rich biodiversity, it has one of the largest patches of primary rainforest in Singapore. Visitors can start their exploration at the Bukit Timah Hill Visitor Centre, where they can learn about the park's flora and fauna through interactive displays and exhibits.
With over 840 species of flowering plants and over 500 species of birds and animals, it was officially declared an ASEAN Heritage Park in 2011, becoming the second ASEAN Heritage Park in Singapore, with the first being Sungei Buloh Wetland Reserve.
New MRT Line - The Cross Island Line Phase 2 (CRL2) is set to bring enhanced accessibility to the western regions of Singapore, benefiting areas like Sunset Way, Ulu Pandan, and West Coast that are not currently served by an MRT line. It is expected to be completed by 2032.
Phase 1 comprising 12 stations from Aviation Park to Bright Hill is scheduled to be operational in 2030.
Phase 2 of the Cross Island Line (CRL2) will comprise six stations, two of which will be interchange stations - King Albert Park station (Downtown Line), and Clementi station (East-West Line). These interchange stations will provide seamless connections to other existing MRT lines, enhancing overall connectivity.
Between the King Albert Park and Clementi stations will be the Maju station, which is six bus stops from Pinehill Tree Condo. The Maju station will be beside the Singapore University of Social Sciences (SUSS), Singapore Institute of Management (SIM), and Ngee Ann Polytechnic.
As for the Clementi and King Albert Park MRT stations, they are eight and nine bus stops from Pinetree Hill respectively.
Public Buses – Meanwhile, residents of Pinetree Hill Condo will have direct buses to Clementi Town Centre and Beauty World. With a plethora of shopping malls and amenities, residents will have access to a variety of retail, leisure, and dining options.
These buses include Bus 61, 75, 156, and 165.
Expressways – Pinetree Hill Condo is located just a short drive away from the Ayer Rajah (AYE) and Pan Island (PIE) Expressways. This offers excellent connectivity for private vehicle owners as they not only provide ease of access but also significantly reduce travel time.
For example, a trip to One-North, Orchard Road, and Jurong East takes only a short 7-12 minutes.
Shopping & Dining Destinations Near Pinehill Tree Condo
Residents of Pinetree Hill Condo will have convenient access to several popular shopping destinations. These include the following:
One-North – Besides the Star Vista and Rochester Mall that offer a variety of retail and dining options, Timbre+, Deliveroo Food Market, and many interesting food outlets can also be found around the precinct.
For example, you can find Vietnamese, Japanese, Korean, and Western cuisines at Biopolis and Fusionopolis.
Holland Village - Affectionately known as "Holland V", it is a bustling and vibrant destination that offers an eclectic mix of shopping, dining, and pub experiences.
From trendy fashion boutiques to quirky gift shops and a diverse array of cuisines, it is a magnet for both locals and foreigners. Its lively pub scene is another major attraction where visitors can find an extensive range of beers, cocktails, and live entertainment.
Clementi Town Centre – The Clementi Mall, a six-storey retail development connected to the MRT station, is home to popular department stores and local boutiques. Together they offer a wide array of fashion, beauty, lifestyle, and household products that serve the diverse needs of residents.
When it comes to food, there is a wide variety available, ranging from affordable hawker fares and cafes to restaurants. In terms of entertainment, there are movie theatres, gaming arcades, and sports facilities.
Beauty World – It is home to several shopping malls such as Bukit Timah Plaza, Beauty World Plaza, and Beauty World Centre. The area is renowned for its diverse range of shops and eateries, making it a shopper's and food lover's paradise.
Its old-world charm is another attraction where visitors can find traditional jewellery, barber and toy shops.
Sunset Way – Located about eight minutes walk from Pinetree Hill Condo, it is known to have several popular eateries, cafes, and bakeries. These include Chin Huat Live Seafood, Baker & Cook, Buttercake N Cream, and Balmoral Bakery.
Residents can indulge in a delightful dining experience or enjoy a leisurely drink in the charming and idyllic neighbourhood.
Schools Near Pinetree Hill Condo
In Singapore, education plays a crucial role in the decision-making process for families looking to buy a new home.
Proximity to good schools is often a top priority for parents as it ensures that their children receive a quality education without having to travel long distances. Moreover, living near reputable schools can also have a positive impact on property values. According to a study conducted by the NUS Institute of Real Estate Studies, properties located near popular schools tend to command a premium, making them a sound investment choice.
Let's take a closer look at some of the schools near Pinetree Hill Condo.
Primary Schools within a 2 km Radius
Pinetree Hill Condo is conveniently located within a 2 km radius of several reputable primary schools. These schools provide a strong foundation for young learners and are known for their excellent academic standards and holistic development programmes. Some of the primary schools near Pinetree Hill Condo include:
- Pei Tong Primary School.
- Clementi Primary School.
- Henry Park Primary School.
- Methodist Girls' School (Primary).
- Nan Hua Primary School.
- Qifa Primary School.
Secondary Schools near Pinetree Hill Condo
For families with older children, there are also several prestigious secondary schools located near Pinetree Hill Condo. These schools offer a wide range of academic and co-curricular programs, preparing students for further studies and future careers. Some of the secondary schools near Pinetree Hill Condo include:
- Anglo-Chinese School (Independent).
- Clementi Town Secondary School.
- Fairfield Methodist School.
- Methodist Girls' School (Secondary).
- Nan Hua High School.
- Nanyang Girls' High School.
- NUS High School of Maths & Science.
- School of Science & Technology.
Junior Colleges near Pinetree Hill Condo
For students pursuing pre-university education, Pinetree Hill Condo is also conveniently located near several renowned junior colleges. These colleges offer a rigorous academic curriculum and a wide range of co-curricular activities, preparing students for university education. The following are some of them:
- Anglo-Chinese Junior College.
- Anglo-Chinese School (Independent).
- Hwa Chong Institution.
- National Junior College.
Tertiary Institutions Near Pinetree Hill Condo
Pinetree Hill Condo is also conveniently located near several tertiary institutions, offering a wide range of post-secondary education options for students who wish to pursue further studies or vocational training. Some of these tertiary institutions are:
- National University of Singapore (NUS).
- ESSEC Business School.
- Singapore Polytechnic.
- Ngee Ann Polytechnic.
These tertiary institutions are well-known for their academic excellence and offer a diverse range of programmes in various fields, including business, engineering, arts, social sciences, and more.
Convenient access to these institutions provides an added advantage for students who are pursuing higher education, as it allows for easy commuting and access to quality education.
International Schools Near Pinetree Hill Condo
In addition to local educational institutions, Pinetree Hill Condo is also surrounded by reputable international schools, catering to the expatriate community and local families who prefer an international curriculum.
Some of the international schools near Pinetree Hill Condo include:
- United World College of Southeast Asia (Dover Campus).
- Dover Court International School.
- Tanglin Trust School.
- The Japanese School.
- Waseda Shibuya Senior High School.
These international schools offer a global curriculum and a multicultural learning environment that prepares students for global opportunities when they go out to work in the future. The proximity of these international schools to Pinetree Hill Condo makes it a desirable location for expatriate families or local families seeking an international education for their children.
Proximity to Major Employment Hubs Offers Excellent Investment Potential
Pinetree Hill Condo’s proximity to several employments will offer promising investment potential.
Besides providing a ready catchment of tenants, they will also attract housing demand from highly paid professionals who will be looking to live near their workplaces.
Some of the employment hubs, which are just 5-10 minutes drive away include the following:
One-North – A vibrant ecosystem that is home or an array of knowledge-based industries, research and development centres, startups, and global corporations, it has been dubbed the Silicon Valley of Asia.
Its strategic location with a vast pool of talent from nearby prestigious educational institutions has made it an attractive choice for companies looking to establish their presence in Singapore.
Moreover, the Singapore government has set aside a $25 billion injection of funds, the equivalent of 1% of its gross domestic product (GDP), under its Research, Innovation and Enterprise 2025 Plan (RIE2025) is a further testament to One-North future growth potential.
Dover Knowledge District - The Dover Knowledge District is an extension of one-north in Singapore. It aims to enhance synergies between nearby business parks, academic, and research institutions.
By bringing startups, researchers, and established high-tech companies together in a vibrant integrated space, the Singapore government seeks to create exciting new jobs and learning opportunities that will support Singapore’s long-term economic growth.
Singapore Science Park - Singapore Science Park is a state-driven initiative to attract global research and development corporations. Housing more than 300 multinational corporations, local companies and national institutions, the park is complemented by lifestyle amenities, business support facilities and networking activities.
It is situated along Singapore’s Technology Corridor, near key research institutions, national agencies and technology start-ups.
Jurong Lake District – It has been planned and developed as a vibrant business and commercial hub, with a focus on key industries such as manufacturing, logistics, and technology. It is home to numerous multinational corporations, local companies, and startups, offering a diverse range of job opportunities across different sectors.
With its developed infrastructure and transportation connectivity, it will be further developed into Singapore’s largest business district outside the city. Apart from its bustling commercial landscape, the district is also a popular destination for leisure and lifestyle activities.
One of its most prominent attractions is the Jurong Lake Gardens. Surrounded by water bodies, it offers a diverse range of outdoor activities suitable for people of all ages.
In a nutshell, Pinetree Hill Condo will offer an array of living perks. These include:
- A serene living environment close to nature.
- Proximity to renowned schools and higher educational institutions.
- Convenient access to shopping destinations and amenities.
- Easy connectivity to major employment hubs, providing an exciting live, work, and play environment.
Perhaps one potential limitation to consider is that the closest MRT station is not within immediate walking distance of the development. However, this is mitigated to some extent by the convenient availability of public buses that directly connect residents to the MRT stations, shopping malls, and employment hubs nearby.
Average Price Trends Analysis of Condos in District 21
To determine the investment potential of Pinetree Hill Condo, let us analyse how some condos located near it have performed.
However, there has been a lack of new launches in the area. The last condominium that was launched close to it is The Trizon back in September 2009. The other is The Marbella in November 2002.
The most recent is Ki Residences launched in December 2020 and is currently under construction. However, it is located about 6 minutes drive away at Sunset Way.
The Trizon and The Marbella are freeholds while Ki Residences is a 999-year leasehold development though. Nevertheless, their average price performances over different time periods will provide some insights into Pinetree Hill Condo’s investment potential.
At the same time, we will analyse how condos in District 21 have performed overall over a 20-year period.
As can be seen from Chart 1 above, the following are the average price gains for the three condos since they were launched. It also shows the performance of District 21 over the latest 20-year period:
- The Trizon: +50.33%.
- The Marabella: +169.44%.
- Ki Residences: +26.45%.
- District 21: +295.53%.
On the surface, the performance of The Trizon, launched in September 2009, seems relatively muted.
However, it is essential to note that severe property cooling measures imposed on 12 January 2013 dampened market sentiment considerably. This lasted until the end of 2016, after which the property market recovered strongly.
As can be seen from Chart 2 above, the following indicate their respective average price gains from 4Q 2016 till the present:
- The Trizon: +29.48%.
- The Marbella: +35.32.
- Ki Residences: +26.45%.
- District 21: +58.35%.
It is unsurprising that District 21 has chalked up very strong gains overall, as compared to The Trizon and The Marbella. This can be attributed to a slew of properties that were launched at higher prices since end-2016. These include Daintree Residence, View At Kismis, Forett At Bukit Timah, Mayfair Modern, The Linq @ Beauty World, and of course, Ki Residences, to name a few.
Ki Residences, although launched only in December 2020, has already gained +26.45%. From these insights, Pinetree Hill Condo could potentially offer similar promising investment returns.
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Other Property Reviews
Besides Pinetree Hill Condo, you may also be interested in the following property reviews:
- Skywaters Residences, a mixed-use development in District 1 by Perennial Holdings.
- TMW Maxwell, a mixed-use development in District 1 by Chip Eng Seng, SingHaiyi, and Chuan Investments.
- Newport Residences, a mixed-used development in District 2 City Developments.
- Marina View Residences, a mixed-use development near Tanjong Pagar MRT station.
- Watten House, a prime condo development at prime District 11.
- The Reserve Residences, an integrated development in District 21 by Far East Organisation and Sino Group.
- The Continuum, a condo development in District 15 by Hoi Hup and Sunway Developments.
- Blossoms By The Park, a mixed-use development in District 5 by EL Development.
- The Hill @ One-North, a mixed-use development in District 5 by Kingsford Property Development.
- Terra Hill, a freehold condo development by Hoi Hup Realty and Sunway Developments.
- The Arcady, a freehold condominium 6 minutes walk to the Boon Keng MRT station.
- Sora, a District 22 condo at Jurong Lake District.
- Lumina Grand, an EC at Bukit Batok in Singapore's District 23.
- The Arden, a condo development in District 23 by Qingjian Realty.
- Lentor Hills Residences, a condo development in District 26 by Intrepid Investment, Guocolland, and TID Residential.
- J’Den, a mixed-use development in District 22 by Capitaland.
- Altura EC, an executive condo in District 23 by Qingjian Realty and Santarli Construction.
- Lakegarden Residence, a condo development in District 22 by Wing Tai Holdings.
- Botany At Dairy Farm, a condo development in District 23 by Sim Lian Group.
- The Myst, a condo development in District 23 by CDL.
- Hillock Green, a condo near Lentor MRT station.
- Hillhaven, a 99-year condominium near Hillview MRT station in District 23.
- Lentoria, a condominium near Lentor MRT station.
For more details on new launches, you can find them in project information.