Pinery Residences: The Lift-Down Mall, and the Last 34 Homes

By Edmund Ee, CEA Reg. No. R006498C. · Published 9 September 2026 · Last updated: 9 September 2026 · Independent New Launch Review

Some integrated developments are integrated in a press release. This one is integrated in a lift. Pinery Residences puts 588 homes on top of the 11,300 sqm Pinery Mall, with a supermarket, a food court, a preschool and a direct underground pedestrian link to Tampines West MRT on the Downtown Line. Hoi Hup and Sunway MCL paid $668.28 million for the Government Land Sales site, a bid only 1.9 percent above the second of six, and launched on 28 March 2026 at an average of $2,546 psf. The market took 544 units, 92.5 percent, that weekend. Five months on the project is 94.2 percent sold, and what is left tells you exactly what happened: the small formats vanished, and the large ones are the only door still open.

What Exactly Is Pinery Residences?

Pinery Residences is a 588-unit mixed-use development at Tampines Street 94, off Tampines Avenue 1, District 18. Six blocks numbered 922 to 932 rise 14 storeys, with homes on the 3rd to 14th floors, the residential carpark and drop-off on the 2nd, and Pinery Mall on the 1st storey with its own basement carpark below. The developer is Hoi Hup Sunway MCL, the partnership behind The Continuum, Terra Hill, Ki Residences, Parc Central Residences EC, Novo Place EC and Otto Place EC.

The 252,989 sqft Government Land Sales site was won for $668.28 million, about $1,004 psf per plot ratio, at the September 2024 tender close. Six bids came in, and the winning number was only 1.9 percent above Sing Holdings' second-place $985 psf ppr. That is worth noting: this was a competitive site won on a fine margin, not a runaway bid. The lease runs 99 years from 7 January 2025.

The launch on 28 and 29 March 2026 followed nearly 1,300 cheques, roughly two times subscription. 544 units, 92.5 percent, sold at an average of $2,546 psf, from $1.486 million for a 2-bedder to $3.708 million for a 5-bedder, with almost all buyers Singaporeans and permanent residents. Notice of vacant possession is 9 October 2031 and notice of completion 9 October 2034.

What Is Left, and What It Costs

The chart is unusually simple to read, because four of the five bedroom counts have collapsed to zero. As at 9 September 2026:

Within the 30 remaining 4-bedders, 27 are 4-Bedroom Premium + Study (Types D2, D3 and D4, 1,195 to 1,238 sqft) and 3 are 4-Bedroom Luxury + Study (Type D5, 1,389 sqft). All four remaining 5-bedders are Type E1 Luxury at 1,475 sqft.

Pricing on what is left: 4-bedders $2,430 to $2,784 psf ($2.972M to $3.629M) and 5-bedders $2,426 to $2,647 psf ($3.579M to $3.904M). Two things follow from those numbers. First, the 5-bedroom floor of $2,426 psf is the cheapest rate in the project, below both the 4-bedroom floor and the $2,546 psf launch average. Second, the entry 5-bedder at $3.579 million costs less than the most expensive remaining 4-bedder at $3.629 million. If your budget already stretches to the top of the 4-bedroom range, the extra bedroom is effectively free.

One definitional note that matters for comparison shopping: Pinery Residences is a post-harmonisation project. The floor plan legend marks the air-con ledge, reinforced concrete ledge and void space as non-strata, meaning they are excluded from the area you pay for. Older launches whose areas still include the AC ledge report a lower psf for the same liveable space. When you compare Pinery's psf against a pre-harmonisation project, the older project is being flattered, not the other way round.

Project Snapshot

Why This Location Matters

The single fact that defines this address is that you can reach the MRT without going outside. The underground pedestrian link runs from the development into Tampines West station on the Downtown Line, and the mall sits between you and the gantry. In a town where most condos are a bus ride or a ten-minute walk from a station, that is a daily-life difference, not a marketing line.

From there the east opens up. Tampines Regional Centre is one stop, with Tampines Mall, Tampines One and Century Square. Our Tampines Hub is about a 17-minute walk and Bedok Reservoir Park about ten. Drivers reach the PIE in roughly three minutes and the TPE in nine. For families, St Hilda's Primary sits within 1km, which in Singapore is worth saying plainly: that is a Phase 2C priority distance, and it is one of the reasons the family formats cleared first.

The forward-looking case is genuinely dated rather than vague. The Eastern General Hospital campus, roughly 1,400 beds, is being built beside Bedok North station and is expected to open around 2029 to 2030, two Downtown Line stops from here. Tampines North becomes a Cross Island Line station in 2030. Changi Terminal 5, the future Changi City, Changi Business Park and the Paya Lebar Airbase redevelopment all sit within the same eastern arc. The honest qualifier is that the CRL station is at Tampines North, not at this door, so Pinery keeps a single-line address and gains a second line only within reach rather than underfoot.

The Product and Facilities

Pinery Mall is the part that changes how the home actually works. About 11,300 sqm, fully air-conditioned, with a 1,150 sqm supermarket, a food court with ten or more stalls, more than 30 F&B brands, curated retail and a 650 sqm preschool. There is also a 1,300 sqm community plaza and 24-hour sheltered through-block access. Groceries, dinner, childcare drop-off and the train are all one lift ride away.

Upstairs the facilities deck is generous for a 588-unit project: a 50m lap pool with four more pools, a hydrotherapy pool, a gymnasium, two function rooms, a private dining lounge, media, games and reading lounges, a kids' party room, four BBQ pavilions, a multi-purpose court and a playground. The estate targets BCA Green Mark Platinum Super Low Energy, with EV charging lots and rooftop solar serving the common areas. Kitchens come with Smeg and Samsung appliances, bathrooms with Duravit and Hansgrohe fittings, and the whole home runs through a single smart home app.

Floor Plans: The Types You Can Still Buy

Five layouts remain live, all of them four and five-bedroom. Two sold-out plans follow at the end so you can see what the market took first.

The Investment Case

The bull case is that the hardest part of this project's risk has already been retired. A development that sells 94.2 percent five years before vacant possession will not be competing with its own developer when the first owners try to resell, and integration with an MRT station is the one premium that does not erode as a building ages. The catalyst list behind it is dated rather than hopeful: a 1,400-bed hospital campus two stops away by about 2030, a Cross Island Line station at Tampines North the same year, and Changi Terminal 5 behind that. For a family buying today, the 4 and 5-bedroom formats price below the launch average, and the 5-bedder is the cheapest rate in the building. To map the payment schedule to an October 2031 vacant possession, use the Progressive Payment Calculator.

The bear case is time, price and the neighbour. Five years to keys is a long hold with progressive payments running, and the 99-year lease started in January 2025, so roughly seven years of it will be gone before anyone moves in. At $2,546 psf the project sits about 8 percent above what Parktown Residence charged in the same town for an address with an MRT station, bus interchange, mall, hawker centre and community club all inside it. And Rivelle Tampines EC is next door: eligible buyers enter far cheaper, and at year ten those units privatise into the same resale market. With 34 homes left, none of that is negotiable. You are buying at the end of the queue, at the developer's number.

Who Pinery Residences Is For

First, the Tampines family that wants space and does not want to drive. Four bedrooms, a study, a supermarket downstairs and a train you reach without an umbrella is a specific proposition, and the 456 sold small and mid formats say the market agrees.

Second, the buyer at the top of a 4-bedroom budget. At $3.579 million the entry 5-bedder undercuts the priciest remaining 4-bedder, at the lowest psf in the project. That arithmetic will not survive the last four units.

Third, the long-horizon upgrader who is comfortable holding to 2031 and beyond, and who wants the hospital campus, the Cross Island Line and Changi Terminal 5 to arrive while they own rather than before they buy.

It is a poorer fit for the investor who needs a compact format or an early rental yield, for anyone who needs keys inside three years, and for an eligible EC buyer who would be better served financially by looking next door first.

Related reviews: for the fuller integrated benchmark in the same town see Parktown Residence at Tampines North, for the same developer's freehold D15 project see The Continuum, or browse the full Insider Benchmark.

The Bottom Line

Pinery Residences is the rare integrated development where the integration is the product rather than the pitch. A mall, a supermarket, a food court, a preschool and an underground link to the Downtown Line sit under 588 homes, and the market answered that proposition by taking 92.5 percent of the project in a single weekend and 94.2 percent within five months. That is why the score moved from a provisional 79 to a Strong Buy at 84/100. What is left is not a bargain bin: it is the 34 largest homes, priced at the developer's number, with a five-year wait for keys and an EC next door that will undercut it for eligible buyers. But the arithmetic on those last homes is genuinely interesting, because the 5-bedroom is now the cheapest square foot in the building and costs less than the priciest 4-bedroom. If you want this address in a large format, there is no version of the next twelve months in which you get more choice than you have today.

Information herein is based on the developer's eBrochure dated 2 March 2026, the developer's sales chart and balance pricing as communicated on 9 September 2026, and publicly reported data including the Government Land Sales tender result and launch coverage, and is subject to change without prior notice. Availability and pricing move continuously; confirm current status before acting. PSF figures are as stated on the developer's chart and vary by unit. Unit areas are approximate, exclude air-con ledge, reinforced concrete ledge and void space as marked non-strata on the floor plans, and are subject to final survey. Renderings are artist impressions and the completed development may differ. Walking and driving times are as published by the developer and vary by route, traffic and pace. Infrastructure timelines including the Eastern General Hospital campus and the Cross Island Line are as announced by the relevant authorities and are subject to change. Please verify all figures, plans and timelines with the official sales team before making any purchase decision. This article is for general information only and does not constitute financial, legal, or investment advice. Please consult your banker, lawyer, and a licensed property professional before committing to any purchase. PropertyNet Insider Benchmark scoring is the independent opinion of PropertyNet.SG based on the framework published at /insider-benchmark/, with no developer affiliation or sponsorship.