The biggest draw at Pinery Residences is its Underground Pedestrian Link. This covered walkway takes you straight into Tampines West MRT on the Downtown Line, so you reach town and Changi Airport without stepping out into the rain or crossing a road. That kind of direct MRT access is exactly what keeps tenants interested and helps the home hold its value better than the usual development out this way.
Direct DTL Integration
Pinery Residences is more than just a good-looking home — it is a mixed-use development that earns its keep. We look past the showflat shine for places that are genuinely comfortable to live in day to day and still easy to sell when the time comes. Here is why this one stands out right now.
Pinery Mall Integration
The Underground Pedestrian Link is a direct, covered route into Tampines West MRT station—no street crossing, no weather guesswork. From that platform you are on the Downtown Line for town, interchanges, and Changi Airport with one seamless path from the podium.
The 11,300 sqm Pinery Mall sits directly under the homes—supermarket, food court, childcare, and retail in one vertical stack. That integration saves significant daily time when errands and school runs are lifts away instead of separate trips across Tampines.
St. Hilda's Primary sits within the 1km radius—that band still shapes how family buyers search when they're house-hunting. It gives you a built-in pool of buyers later on: parents and upgraders tend to gather around a good school when you eventually sell or rent out.
Vertical zoning keeps retail buzz and mall traffic at the podium while homes start on the dedicated residential deck above. You keep mixed-use convenience with lift-lobby privacy and calmer floors away from the shopping crowd.
The simple rule: homes that solve everyday problems are the ones that hold their value. Around here, there are not many that genuinely use their space well without feeling boxy. The logic is straightforward — when you buy a layout that future buyers and tenants are already looking for, selling later becomes a lot easier. The 11,300 sqm Pinery Mall sitting right downstairs only adds to that demand.
Sensible Entry Pricing
*Efficient layouts consistently command higher resale demand and tenant liquidity in this district.
Built by Hoi Hup Sunway MCL, a developer with a long track record of solid construction quality and energy-efficient design.
Every square foot earns its place. With almost no wasted corridor space, the home feels bigger and is easier to live in day to day.
Close to Changi Business Park, SUTD, and the upcoming Terminal 5 — a steady stream of working tenants nearby when you want to rent it out.
Set to benefit as the Tampines Regional Centre is redeveloped and the Paya Lebar Airbase site is transformed over the coming years.
| Detail | Specification |
|---|---|
| Project Name | Pinery Residences |
| Developer | Hoi Hup Sunway Tampines Residential Pte. Ltd. |
| Tenure | 99-Year Leasehold |
| District | District 18 |
| Address | 920 to 932 Bedok Reservoir Road (Resi) / 91 Tampines Street 94 (Com) |
| Site Area | 253,068 sqft (Tampines West MRT Site) |
| Land Cost | $1,004 psf ppr (Awarded Sept 2024) |
| Commercial Space | 121,600 sq ft (Pinery Mall Integration) |
| Total Units | 588 Residential Units (Across 6 Blocks) |
| Connectivity | Direct Underground Link to Tampines West MRT (DTL) |
| Nature Access | 9-Min Walk to Bedok Reservoir Park |
The numbers only tell you so much. Book a showflat visit to walk the layout and feel the space for yourself.
A clear separation between the busy public mall and the calm residential E-deck above, so your home stays private and secure.
95.9% of units face North-South, which lets the breeze pass through and keeps the harsh afternoon sun off your windows.
Blocks are spaced up to 46 metres apart, with many homes looking out over the central pools and landscaped gardens.
Being right next to Changi Business Park and SUTD means a steady flow of working professionals looking to rent nearby — which helps hold up both your rental income and resale demand over time.
Getting your entry price right matters. Below is the indicative baseline since launch. Estimated blended entry PSF: ~$2,546 psf (a launch-period guide; what is left is large-format, so ask for the live matrix to get the PSF for a specific stack).
| Collection | Indicative Entry Quantum |
|---|---|
| 2-Bedroom Collection | FULLY SOLD |
| 3-Bedroom Collection | FULLY SOLD |
| 4-Bedroom Premium + Study | From $3,077,000 |
| 4-Bedroom Luxury + Study | From $3,325,000 |
| 5-Bedroom Luxury | From $3,526,000 |
This Pinery Residences Project Review & Analysis is for general information only and does not constitute property advice. Indicative prices are as of April 2026 and subject to daily developer availability.
Developer pricing and stack availability fluctuate daily.
Skip the guesswork. Request today's exact Pricing & Unit Availability Matrix directly.
Get Live Pricing Matrix via WhatsAppA clear breakdown of what is still available, how each layout uses its space, and the estimated Pinery Residences maintenance fees based on share value.
| Unit Type | Units | Size (sqft) | Est. Maint. | Why It Works |
|---|---|---|---|---|
| 2-Bedroom (B1, B2, B3) | — | 624 - 667 | $459 | FULLY SOLD |
| 2-Bedroom Premium + Study (B4) | — | 700 | $459 | FULLY SOLD |
| 3-Bedroom / Deluxe (C1, C2, C3) | — | 807 - 872 | $459 | FULLY SOLD |
| 3-Bedroom Premium / + Study (C4, C5, C6, C7) | — | 990 - 1,055 | $459 | FULLY SOLD |
| 4-Bedroom / Premium + Study (D1, D2, D3, D4) | 30 | 1,141 - 1,238 | $510 | Final Opportunity (30/84 remaining). |
| 4-Bedroom Luxury + Study (D5) | 4 | 1,389 | $510 | CRITICAL: Only 4 units remaining. |
| 5-Bedroom Luxury (E1) | 6 | 1,475 | $510 | CRITICAL: Only 6 units remaining. |
Look closely at the internal layouts and you will find no-corridor dumbbell designs for the 2-bedroom units and flexible study zones in the larger ones — so very little floor area goes to waste.
↓ Select a collection below to view floor plans ↓
Find the layouts that make the most of your space. Book a priority showflat visit to see the exact units that fit what you are after.
A good location comes down to how easily you can get around. Pinery Residences has a direct underground link to Tampines West MRT and quick access to the PIE. Being close to Changi Business Park, SUTD, and the upcoming Changi East Urban District keeps a steady pool of tenants and future buyers interested.
A 9-minute walk to Bedok Reservoir Park for the outdoors, exercise, and weekend downtime.
Direct underground access to Tampines West MRT (Downtown Line) for easy travel across the island.
Pinery Mall is directly downstairs, while Tampines Mall and Century Square are just 1 MRT stop away.
Quick access to the PIE (3 mins) and TPE (9 mins) if you drive.
Within 1km of St. Hilda's Primary School and Junyuan Primary School.
Surrounded by big employment hubs including Changi Business Park and the future Changi Aviation Park.
Take a look at the artist impressions, the facilities, and the landscaping at Pinery Residences.
Lush, elevated landscaping providing a serene residential retreat.
Primary aquatic facility located within The Vitality Sanctuary.
Fully equipped fitness center overlooking the pool deck.
Dedicated wellness zones for recovery and relaxation.
Architecturally distinct communal gathering spaces.
Seamless internal circulation within the 11,300 sqm commercial podium.
Pinery Residences offers something rare for a mature estate — genuine mixed-use depth — and the smaller units have already sold out at launch. What is left is large-format family stock, where the layout, the dry-kitchen fit-out, and the stack and facing matter most, both for living in and for selling on. The Underground Pedestrian Link to Tampines West MRT and the 11,300 sqm Pinery Mall downstairs keep tenants and resale buyers paying attention. At this point the job is simply choosing well among the final 40 units, not racing the clock.
THE BOTTOM LINE: A STRONG LEASEHOLD HOME THAT MAKES UPGRADING EASY AND KEEPS RENTAL DEMAND STEADY, ANCHORED BY ITS MALL-AND-MRT INTEGRATION AND ITS GENUINELY EFFICIENT LAYOUTS.
If you want to know whether Pinery Residences fits your timeline, or you would like to go through specific unit layouts, let's have a proper chat.
Trusted Advisors
Sam Tan
(R060444I)
Lisa Wong
(R059194J)
Original Research
Your 99-year lease ticks down every year — but new launch prices nearby keep pulling resale values up. Here is what 30 years of data actually show, and why the popular lease-decay forecasts get it wrong.
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Sensible Entry Pricing
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Yes. The development features direct basement access to Tampines West MRT (Downtown Line).
The remaining available units start from $3,077,000 for a 4-bedroom Premium unit. The 2- and 3-bedroom collections are fully sold. We can also walk you through the $1,004 psf ppr land cost and how the entry price compares against resale options in District 18.
No. Pinery Residences is a fully private, 99-year leasehold mixed-use condominium. Unlike an EC, there are no HDB eligibility conditions, income ceilings, or Minimum Occupation Period (MOP) required to purchase a unit, making it immediately accessible to private upgraders and investors.
Yes. The residential blocks are integrated directly above Pinery Mall, an 11,300 sqm commercial space featuring a supermarket, food court, and over 30 retail brands, connected seamlessly to Tampines West MRT via an underground pedestrian link.
The development is engineered for maximum layout efficiency. Key architectural provisions include zero-corridor dumbbell layouts for 2-bedroom units, flexible study spaces in 3-bedroom and 4-bedroom layouts that can merge with the living area, and premium dry kitchens for the 4-bedroom and 5-bedroom Luxury units.
The estimated Temporary Occupation Permit (TOP) for the residential component is Q4 2029. That timeline gives HDB upgraders and investors room to plan their finances and the move across in good time.
As of April 2026, approximately 40 large-format family units remain — specifically 4-bedroom Premium, 4-bedroom Luxury, and 5-bedroom Luxury configurations. The 2-bedroom and 3-bedroom collections are fully absorbed. Request the live Unit Availability Matrix for exact stack-level availability.
Yes. The development is located within the highly sought-after 1km radius of St. Hilda's Primary School, as well as Junyuan Primary School, securing strong future resale demand from families.
While freehold lasts forever on paper, a well-placed 99-year leasehold next to a mall and direct MRT usually pulls stronger tenant demand and sharper price growth during its best years. It comes down to a sensible entry price now, with good room to grow over the next 10 to 15 years.
Pinery Mall is an 11,300 sqm commercial space located directly beneath the residential blocks. It features a supermarket, a food court, an Early Childhood Development Centre (childcare), and over 30 retail and dining brands.