Pinery Residences Review: 43 Units Left After 1,200 Bids

Over 90% Sold on Launch Day. Here's What Just Happened.

1,200 cheques went in. 541 of 588 units came out sold. Over 90% gone on launch day — and the breakdown tells you exactly where the demand was.

Source: Developer sales summary, launch day 28 March 2026

Every 2-bedroom, every 3-bedroom, and every standard 4-bedroom configuration sold out completely. The only units left are the premium 4-bedroom and 5-bedroom types — the $3M+ range where buyers take longer to commit.

Unit Type	Sold	Available	Total
2-Bedroom	179	1	180
2-Bedroom Premium + Study	72	0	72
3-Bedroom	48	0	48
3-Bedroom Deluxe	48	0	48
3-Bedroom Premium	48	0	48
3-Bedroom Premium + Study	58	2	60
4-Bedroom	24	0	24
4-Bedroom Luxury + Study	8	4	12
4-Bedroom Premium + Study	52	32	84
5-Bedroom Luxury	4	8	12
Total	541	47	588

The pattern is clear. The mass market sweet spot — 2BR through 4BR — was wiped clean. Buyers voted with their cheques on exactly the unit types where the price gap against Parktown Residence was widest.

This is an integrated mixed-use development sitting directly above Pinery Mall with a sheltered connection to Tampines West MRT on the Downtown Line. At $2,300-$2,500 psf, it undercuts Parktown Residence by $200K-$500K on comparable unit types from the 2+Study onwards — while offering a direct CBD commute that Parktown's Cross Island Line cannot match for years.

Tampines now has two mixed developments. Same estate, same mass market upgrader pool, same schools-within-1km story. But the pricing tells a very different story. From the 2+Study onwards, every Pinery unit type delivers roughly half a size bigger than what Parktown offers at the same price. That gap — and the 541 sold units proving it — is what this review is about.

How We Review: The QPE Framework

Every review on this site runs through our QPE framework — Quality, Price, Exit.

Quality covers developer track record, land size, layouts, MRT access, views, and facilities. Price examines total price (not psf) and how it compares against what the market has tested — is there a price gap, or are you paying above proven territory? Exit asks who buys from you when it is time to sell, what the demand pool looks like, and what competing supply exists at resale.

All three need to check out. If one fails, you need to know which one — and why.

The Developer: Hoi Hup Realty and Sunway MCL

Hoi Hup has delivered several ECs in recent years — Aura and Over Place in Toa Payoh, Park Central in Tampines — alongside private projects including Ki Residences, The Continuum, and Terra Hill. There have been on-the-ground grumbles about price reductions at a couple of those, but that reflects location and product fit rather than developer quality.

Sunway recently acquired MCL Land and rebranded as Sunway MCL. MCL's track record includes Parc Esta, Nava Grove, and ELTA — projects known for solid finishes, efficient layouts, and no nasty surprises at TOP.

For Pinery, the JV makes sense — Hoi Hup brings commercial development experience (they have done multiple mixed-use projects) and Sunway MCL brings residential finishing standards. Mixed-use developments need a different skill set from standalone condos, and both bring that to the table.

No red flags from either developer.

Location: Understanding the Tampines Micro-Market

Tampines is a massive estate, but not every cluster is equal.

The Tampines Ave 10 stretch — Century Square, The Alps, Parktown Residence's cluster — is a newer estate. Tampines West and Tampines South (home to Treasure at Tampines) are the mature enclaves. Mature clusters carry emotional pull: buyers who grew up in these areas want to stay close. The wet markets, the old coffeeshops, the hawker centres — that nostalgic factor drives consistent demand in ways newer clusters cannot replicate.

Pinery Residences sits at the edge of the mature estate, directly above a mall that serves this part of Tampines. The Bedok Reservoir cluster across one MRT stop has almost no mall amenities — those residents become built-in footfall for Pinery Mall.

The MRT line is the other key differentiator. Pinery Residences connects to the Downtown Line, which has been operational for 10 to 13 years and runs direct to the CBD. Tampines West MRT is two stops from Tampines MRT (interchange to the East-West Line), three stops from Bedok Reservoir, and a straight 35-minute ride to Downtown/Bayfront. Parktown Residence connects via the Cross Island Line, which does not serve the CBD directly — commuters heading downtown would need to transfer. For tenants and daily commuters, the Downtown Line holds a clear advantage.

Beyond MRT access, you have Tampines Round Market and Food Centre, Our Tampines Hub (one of the largest community hubs in Singapore), and the upcoming Tampines North transformation under the URA Master Plan. The estate is not short on amenities — and Pinery Mall itself adds 121,000 sqft of commercial space directly below.

For families, St. Hilda's Primary is within 1km. Junyuan Primary and Springfield Secondary are also within walking distance. School access drives a big part of family buying decisions here.

Facilities and Common Areas

Three facility zones span the development. Vitality Sanctuary caters to adults with a 50-metre lap pool, poolside loungers, and a fitness area. Family Oasis focuses on children and family amenities. Play Cove houses the tennis court, BBQ pavilions, and playgrounds.

The fitness centre gets full-height windows — a small detail that makes the morning workout significantly more pleasant than the typical basement gym setup most condos default to.

The private dining and entertainment suites come with fully equipped kitchens and formal seating — useful for gatherings without booking an outside venue.

Common areas use natural wood tones, stone finishes, and landscaped greenery throughout. Not trying to be an ultra-luxury resort, but well above the typical mass market standard.

Site Plan and Layout

Six blocks arranged across the site with almost all stacks facing north-south. The L1 site plan shows how the residential blocks sit above Pinery Mall, with the sheltered MRT connection running through the commercial podium. Blocks closer to the MRT entrance carry the convenience premium. Inward-facing stacks get pool and facility views; outward-facing stacks get more open sky but some road exposure.

Virtual Tours

Walk through the showflat units and explore the development in 360 degrees:

• Pinery Residences Drone Tour — full development flyover
• 2-Bedroom Premium + Study (Type B4) Virtual Tour — 700 sqft showflat
• 3-Bedroom Premium + Study (Type C7) Virtual Tour — 1,055 sqft showflat
• 4-Bedroom Luxury + Study (Type D5) Virtual Tour — 1,389 sqft showflat

The Unit Mix: 17 Types Across 588 Units

Six blocks, 14 storeys each. Almost all stacks face north-south. 80% car park allocation. 121,000 sqft of commercial space in Pinery Mall — larger than Lentor Modern's 96,000 sqft retail component.

Type	Layout	Size	Sqm
B1	2-Bedroom	624 sqft	58
B2	2-Bedroom	635 sqft	59
B3	2-Bedroom	667 sqft	62
B4	2-Bedroom Premium + Study	700 sqft	65
C1	3-Bedroom	807 sqft	75
C2	3-Bedroom	861 sqft	80
C3	3-Bedroom Deluxe	872 sqft	81
C4	3-Bedroom Premium	990 sqft	92
C5	3-Bedroom Premium	1,012 sqft	94
C6	3-Bedroom Premium	1,023 sqft	95
C7	3-Bedroom Premium + Study	1,055 sqft	98
D1	4-Bedroom	1,141 sqft	106
D2	4-Bedroom Premium + Study	1,195 sqft	111
D3	4-Bedroom Premium + Study	1,227 sqft	114
D4	4-Bedroom Premium + Study	1,238 sqft	115
D5	4-Bedroom Luxury + Study	1,389 sqft	129
E1	5-Bedroom Luxury	1,475 sqft	137

Not every unit type here is a winner. Here is the honest breakdown, unit by unit.

Floor Plan Analysis

2-Bedroom (Type B1, 624 sqft) — From $1,498,000

Room sizes: Master bedroom 10.9 sqm (fits king bed), common bedroom 8.5 sqm (fits queen bed), living and dining 14.7 sqm, kitchen 5.2 sqm. Ceiling height 2.8m at living and dining.

Standard dumbbell layout with one bathroom. Functional but unremarkable — every development in this price range offers something similar.

Parktown Residence prices their 2-bedroom at $1.33M to $1.47M, making it the cheaper option for this unit type. The 2-bedroom is not where Pinery's value proposition begins.

2-Bedroom 2-Bath (Types B2 and B3, 635-667 sqft) — From $1,460,000

Two variants, and one has a design problem worth flagging.

The B2 at 635 sqft has a layout red flag. The entrance leads into a bathroom, then turns into bedroom 2 with a tiny single-panel window. The room will feel dark. The open-concept kitchen sends cooking smells directly into the bedroom, and the master bedroom window faces the aircon ledge — half a window at best.

The B3 at 667 sqft uses a conventional layout with rooms tucked in one corner, similar to a Jadescape 2-bedroom. No enclosed kitchen, no bathroom windows. Workable but not exciting.

Parktown Residence transacts at $1.55M to $1.75M for comparable units. Roughly on par. On layouts, Parktown's 2-bedders are stronger.

2-Bedroom Premium + Study (Type B4, 700 sqft) — From $1,610,000

Room sizes: Master bedroom 11 sqm (fits king bed), common bedroom 5.4 sqm (fits queen bed), study 4.1 sqm. Ceiling height 2.8m. The wall between the study and bedroom 2 is removable.

This is where the pricing gap starts to appear.

Proper dumbbell layout with a study separating the bathroom from bedroom 2. Almost identical to Parktown Residence's 2+Study, but with one key difference: the wall between the study and bedroom can be knocked down to create a much larger second bedroom. Parktown's layout does not allow this flexibility. A small store room adds practical storage.

Parktown's 2+Study transacts at $1.80M to $1.95M. At $1.65M, Pinery delivers the same product for $150K to $300K less. This is where the price gap starts showing.

Walk through this unit in the virtual tour

3-Bedroom (Types C1 to C3, 807-872 sqft) — From $1,930,000

Room sizes (C1, 807 sqft): Master bedroom 13.9 sqm (fits king bed), common bedrooms 10.2 sqm and 9.9 sqm (both fit queen beds comfortably). Semi-enclosed kitchen with washer/dryer combo. Ceiling height 2.8m.

The mass market sweet spot — and the unit type where the pricing gap hits hardest. All 48 units sold out on launch day.

The C1 at 807 sqft uses a semi-dumbbell layout. No kitchen or toilet windows, but Parktown Residence does not offer them either at this size, so it is a wash. The common rooms at 9.9 to 10.2 sqm are genuinely livable — well above the 9 sqm HDB-standard minimum. Kitchen is smaller than Parktown's, but most buyers will overlook that when the price gap is this wide.

The C2 (861 sqft) and C3 (872 sqft) variants use conventional layouts with rooms in one corner. Kitchens and bathrooms all have windows. Every 3-bedroom compact comes with additional store room space.

The headline number: 807 sqft 3-bedroom from $1.90M. Parktown Residence 3-bedroom compacts transact at $2.1M to $2.2M.

At $1.95M, a buyer gets a 3-bedroom at Pinery for the same price Parktown charges for a 2+Study. One extra bedroom, same outlay.

3-Bedroom Premium (Types C4 to C6, 990-1,023 sqft) — From $2,280,000

Room sizes (C4, 990 sqft): Master bedroom 12.5 sqm (fits king bed), common bedrooms 8.4 sqm and 6.7 sqm, living and dining 31.8 sqm. Enclosed kitchen with large window and WC. Household shelter included. Ceiling height 2.8m.

Standard 3-bedroom with bomb shelter and ensuite master. Queen and king beds fit across all rooms. The 6.7 sqm common room is the tighter one — workable but not generous for a family bedroom.

The C5 (1,012 sqft) and C6 (1,023 sqft) give slightly more room to breathe — same enclosed kitchen and household shelter, but the extra 20-30 sqft goes into the common rooms and living-dining area.

Parktown Residence prices theirs at $2.44M to $2.7M for comparable configurations.

3-Bedroom Premium + Study (Type C7, 1,055 sqft) — From $2,430,000

Room sizes (C7): Master bedroom 16.4 sqm including study area (fits king bed, walls removable), common bedrooms 8.4 sqm and 5.7 sqm, study 5.2 sqm, living and dining 33.9 sqm. Enclosed kitchen with large window and WC. Ceiling height 2.8m.

The most flexible layout in the project — 58 of 60 units sold on launch day.

Same structure as the smaller 3-bedrooms, with a flexi study carved out of the master bedroom area. Remove the wall for a massive master suite with walk-in wardrobe potential. Keep it up for a dedicated study or helper's room.

Parktown Residence's 3+Study is larger at 1,184 sqft but transacts at $2.6M to $2.9M. Pinery's common rooms are half a square metre smaller (8.4 sqm vs 9 sqm). But those differences add up to $200K to $300K in savings.

Walk through this unit in the virtual tour

4-Bedroom (Type D1, 1,141 sqft) — From $2,630,000

Room sizes (D1): Master bedroom 13.7 sqm (fits king bed), common bedrooms 8.4 sqm, 8.4 sqm, and 6.3 sqm, living and dining 36.1 sqm. Enclosed kitchen with large window and WC. Bomb shelter. Ceiling height 2.9m. Balcony depth 1.9m.

Sold out. All 24 units gone on launch day — and it is easy to see why.

At 1,141 sqft, a 4-bedroom looks tight on paper. But the layout is the 3-bedroom premium with one extra bedroom added. The two 8.4 sqm common rooms fit queen beds — not spacious, but workable for mass market. The 6.3 sqm room is single-bed territory, better suited as a study or helper's room.

Parktown Residence's 4-bedders transact at $3.0M to $3.2M for 1,235 sqft.

A 4-bedroom at Pinery for $2.70M costs the same as a 3+Study at Parktown. One full bedroom more, same price.

4-Bedroom Premium + Study (Types D2 to D4, 1,195-1,238 sqft) — From $2,750,000

The D2 at 1,195 sqft adds a study to the living room area, creating a landscape layout with separate dining. At this size, only Emerald of Katong's 4-bedder at 1,270 sqft has executed this layout better in recent launches.

The D3 (1,227 sqft) and D4 (1,238 sqft) are layout variants of the same concept — minor differences in room proportions and storage placement. All three 4+Study types deliver enclosed kitchens, bomb shelters, and master ensuites.

Still well under Parktown Residence's $3M to $3.2M range for comparable configurations.

4-Bedroom Luxury + Study (Type D5, 1,389 sqft) — From $3,200,000

Larger 4-bedder with dry kitchen, additional toilet, and walk-in wardrobe in the master. Premium territory. At above $3.2M, the pricing approaches Parktown Residence's 4-bedroom range. The value advantage narrows here — this is a lifestyle pick rather than a value play.

Walk through this unit in the virtual tour

5-Bedroom Luxury (Type E1, 1,475 sqft) — From $3,390,000

A rare product — few new launches in Singapore still offer a 5-bedroom configuration.

Same layout DNA as the D5, but the study becomes a fifth bedroom with its own ensuite. Kitchen is larger. At $3.4M to $3.5M, this trades at the same price as Parktown Residence's 4-bedroom (1,485 sqft at $3.35M to $3.5M).

If the budget already stretches to $3.4M, the top-up from the D5 to this 5-bedder is minimal. The price gap against Parktown's 5-bedder ($3.85M to $4.05M at 1,679 sqft) exceeds $500K.

Pinery Residences Price Comparison vs Parktown Residence

Starting prices: 2-Bedroom from $1,498,000 | 3-Bedroom from $1,930,000 | 4-Bedroom from $2,722,000

Unit Type	Size	Pinery (Est.)	Parktown (Transacted)	Savings
2-Bedroom	624 sqft	~$1.49M	$1.33M - $1.47M	Parktown wins
2-Bedroom 2-Bath	635-667 sqft	~$1.53M - $1.67M	$1.55M - $1.75M	On par
2-Bedroom + Study	700 sqft	~$1.65M	$1.80M - $1.95M	$150K - $300K cheaper
3-Bedroom	807 sqft	~$1.90M	$2.10M - $2.20M	$200K - $300K cheaper
3-Bedroom + Study	1,055 sqft	~$2.50M	$2.60M - $2.90M	$100K - $400K cheaper
4-Bedroom	1,141 sqft	~$2.70M	$3.00M - $3.20M	$300K - $500K cheaper
5-Bedroom	1,475 sqft	~$3.50M	$3.85M - $4.05M	$350K - $550K cheaper

The 2-bedders are roughly on par with Parktown Residence. From the 2+Study onwards, Pinery undercuts at every configuration — and the gap widens as unit sizes increase.

Exit Strategy: Who Buys From You at Resale?

The primary buyer pool consists of Tampines HDB upgraders hitting MOP. This is one of the largest HDB estates in Singapore, and the upgrader wave replenishes every MOP cycle. 3-room HDB flats in Tampines transact above $650K, 4-room above $800K — these buyers have the equity to enter Pinery at $1.9M for a 3-bedroom.

Beyond Tampines, the Bedok Reservoir, Bedok North, Kaki Bukit, and Ubi catchment widens the pool. These areas lack proper mall amenities, making Pinery Mall a natural draw. The school factor extends reach further: St. Hilda's Primary is within 1km.

For rental demand, the Downtown Line provides direct commuter access to the CBD, Changi Business Park, and the Tampines Regional Centre.

Supply competition at exit is limited. In the Tampines South and West catchment, the main competitor is Treasure at Tampines — a much older, much larger development that TOP'd in 2023. By the time Pinery Residences reaches resale eligibility (2035 at earliest), Treasure will be over a decade old and competing in a different price bracket entirely. The Tampines North cluster (Parktown Residence, ECs) operates as a separate micro-market with different buyer psychology.

Integrated developments in Singapore hold resale premiums over standalone condos — mall, MRT, and home in one place is a convenience that does not go away. North Park Residences above Northpoint City has held its value better than neighbouring standalone projects. Pasir Ris 8 above Pasir Ris MRT is another integrated play that has quietly outperformed its neighbours. Pinery Residences has the same setup.

Rental yield: Downtown Line connectivity to the CBD and Changi Business Park makes Pinery attractive to tenants who commute to either hub. At $1.90M for a 3-bedroom, a conservative $4,500/month rental gets close to 2.8% gross yield.

Reasons Why It Might Not Be for You

1. Common rooms are smaller than Parktown. Common bedrooms run 8.4 sqm versus Parktown Residence's 9 sqm. That half square metre means a queen bed fits but with less walking space around it. For families buying for own stay, visit the showflat and stand in the rooms — floor plans alone do not tell the full story.

2. Only 14 storeys. No dramatic view premium between floors. Pool-facing stacks will carry a premium, but outward-facing stacks with some road noise remain manageable. If unblocked views matter to you, this development may not deliver the vantage points you are after.

3. Parktown wins on size and space. The honest trade-off. Parktown Residence sits on a larger land plot with more generous facilities and bigger units across every configuration. Common rooms at Parktown average 9 sqm versus Pinery's 8.4 sqm. The 3+Study is 1,184 sqft versus Pinery's 1,055 sqft. If spacious living matters more than price, Parktown may be the better fit. Pinery is a value play. Parktown is a space play. Know which buyer you are.

4. 80% car park allocation. 470 lots for 588 units. If both adults in a household drive, securing two lots could be tight. Worth knowing, especially for larger unit buyers.

Best Units by Buyer Profile

Solo or couple, no kids should look at the B4 (2-Bedroom Premium + Study, 700 sqft) starting from $1.61M. The removable study wall gives flexibility to convert into a larger second bedroom down the road. The dumbbell layout and store room add practical daily value that the B1 and B2 lack at this price point.

Couple planning ahead could consider the C1 (3-Bedroom, 807 sqft) from $1.90M. Common rooms at 9.9 to 10.2 sqm mean the second and third bedrooms are genuinely usable — one becomes the nursery, the other stays as a study or guest room. The price gap against Parktown Residence's 2+Study at $1.80M-$1.95M makes this a compelling grow-into pick.

Young family with one kid should target the C3 (3-Bedroom Deluxe, 872 sqft) from $1.93M. Enclosed kitchen with window, bathroom windows, and common rooms that fit queen beds comfortably. For families who cook daily, the C3's enclosed kitchen is the difference between livable and frustrating.

Established family (2-3 kids) should look at the D1 (4-Bedroom, 1,141 sqft) from $2.63M. At $2.70M it matches what Parktown charges for a 3+Study — one full bedroom more, same price. The two 8.4 sqm common rooms fit queen beds, and the 6.3 sqm room works as a study or helper's room. Enclosed kitchen with window and bomb shelter included.

Multi-gen or large family should consider the E1 (5-Bedroom Luxury, 1,475 sqft) from $3.39M. The price gap against Parktown Residence's 5-bedroom exceeds $500K. Five-bedroom units in new launches are increasingly rare — scarcity alone supports resale demand. Junior master with ensuite gives the second generation genuine privacy.

Investors looking at yield should target the B4 (2-Bedroom Premium + Study, 700 sqft) from $1.61M or the C1 (3-Bedroom, 807 sqft) from $1.90M. Direct Downtown Line access to the CBD and Changi Business Park drives tenant demand. At $1.90M for a 3-bedroom, a conservative $4,500/month rental achieves 2.8% gross yield.

Not the strongest pick: B1 (624 sqft, 2-Bedroom) — Parktown offers better value at this tier. B2 (635 sqft, 2-Bedroom) — dark bedroom and cooking smell issues make it a harder sell. D5 (1,389 sqft, 4-Bedroom Luxury + Study) — the value gap against Parktown narrows at this price, harder to justify unless you specifically need the dry kitchen and walk-in wardrobe.

Pinery Residences: Our Assessment

Downside Risk: Little to None (at $2,300-$2,500 psf)

Over 90% sold on launch day. The market did not need convincing.

The 3-bedroom at $1.90M matches what Parktown Residence charges for a 2+Study — an extra bedroom at the same price. The 4-bedroom at $2.70M matches Parktown's 3+Study price. The 5-bedroom carries a $500K price gap against Parktown's equivalent. Every 2BR, 3BR, and standard 4BR configuration sold out completely.

Mixed development with direct sheltered MRT access on the Downtown Line. 121,000 sqft mall underneath. Edge of mature Tampines estate. St. Hilda's Primary within 1km.

The 2-bedders do not carry an advantage over Parktown. But from 3-bedroom onwards, the price gap is clear — and 541 buyers agreed.

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Data sources: URA REALIS transaction data for Parktown Residence, Treasure at Tampines, and comparable D18 developments. URA Master Plan 2025 zoning and transformation plans for Tampines North, Bayshore, and Changi region. Developer sales materials from Hoi Hup Realty and Sunway MCL. HDB resale transaction data from data.gov.sg.

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