Pinery Residences

Tampines West, D18 · Hoi Hup Realty and Sunway MCL (Hoi Hup Sunway Tampines Residential / Commercial)

Overall score 7.4 out of 10. Most convenient address in Tampines, but priced well above resale. Pinery puts a mall, supermarket and food court downstairs and an underground link to Tampines West MRT at the door, with four primary schools within 1 km. It sold 92.5% on its launch weekend. The catch is price: units left average about $2,625 psf, close to 80% above the District 18 resale median, and only 4- and 5-bedroom units remain. Best for families who will live in it for the long term.

This file includes an HDB upgrader affordability calculator, a break-even resale price calculator and a comparison with other launches in the same region.

Key facts

Sales so far: 556 of 588 (95%) on 5 Nov 2026, 32 left (PropertyNet); 552 sold in Sep 2026 (URA developer sales, via Propwise); 544 (92.5%) on the launch weekend
Price: $2,546 psf average on the launch weekend (28 to 29 Mar 2026); units left average about $2,625 psf (PropertyNet, 5 Nov 2026)
Land cost: About $1,004 psf of buildable floor area ($668.3M, tender closed Sep 2024; 1.9% above the second bid)
Completion: About Q4 2029 (expected TOP); vacant possession by 9 Oct 2031
Lease: 99 years from 7 Jan 2025
MRT: Direct underground link to Tampines West MRT (Downtown Line); Tampines interchange one stop
Food and shops: Pinery Mall on the first storey: supermarket, food court and about 30 food and drink brands; Our Tampines Hub about 17 minutes' walk
Primary schools: Junyuan Primary about 480 m, St. Hilda's Primary about 730 m, Tampines Primary about 910 m (straight line, OneMap)

Scores

Location: 7/10. Suburbs (5) + mall and supermarket on site (+1) + primary school within 1 km (+1); Bedok Reservoir Park about 10 minutes away, not beside
Entry price: 5/10. Units left average about $2,625 psf, about 79% above the District 18 median for 99-year resale condos ($1,468 psf, URA, 12 months to Sep 2026) and about 45% above the newest large resale condo nearby, Treasure at Tampines (about $1,813 psf, 2026 average)
Exit plan: 7/10. Start 5; +1 over 60% sold; +1 big project with a wide unit mix; +1 MRT within 500 m; +1 primary school within 1 km; -1 nearby supply (Parktown Residence, Rivelle Tampines EC); -1 price gap above 75%
Nearby food: 8/10. Supermarket and food court on site
MRT closeness: 10/10. Direct underground link to an open MRT station

Pros

About 95% sold
Pinery Mall, supermarket and food court on the first storey
Underground link to Tampines West MRT
Four primary schools within 1 km, Junyuan Primary about 350 m
Tampines interchange one stop away

Cons

Only 4- and 5-bedroom units left, from $2.972M
About 79% above the District 18 resale median per sq ft
Parktown Residence and Rivelle Tampines EC nearby will compete at resale
Vacant possession as late as Oct 2031
Units left are priced above the launch average (about $2,625 against $2,546 psf)

Sources: PropertyNet · Stacked Homes: Treasure at Tampines · Propwise (URA developer sales) · EdgeProp: launch weekend · OneMap (SLA), MOE, NEA and LTA data via data.gov.sg

Figures come from public sources listed under Sources. Caveat prices lag actual deals by a few weeks. This is education, not financial advice; check your own numbers with your bank and CPF before you commit.