Pinery Residences Review: 588-Unit Tampines West Condo Above Pinery Mall

Short answer: Pinery Residences is a 588-unit, 99-year leasehold condo in six 14-storey blocks above Pinery Mall, on the Tampines Street 94 Government Land Sales site in Tampines West. It is developed by Hoi Hup Realty and Sunway Developments, has an underground link to Tampines West MRT station, and sold 92.5% of its units at launch in March 2026.

Updated 1 October 2026. This page replaces an earlier version that contained incorrect facts; see the correction note at the end.

What is Pinery Residences?

Sources: Sunway MCL project page and Hoi Hup project page (joint venture, tenure, site area, units, MRT link); EdgeProp project page (developer entities, lease start, expected TOP, district); Stacked Homes launch report, March 2026 (blocks, storeys, unit mix); EdgeProp launch report, 29 March 2026 (mall size and tenants); OneMap (block addresses and postal codes); Stacked Homes directory (expected TOP).

The land was sold through a Government Land Sales tender that closed on 19 September 2024. EdgeProp reported six bids, with the Hoi Hup and Sunway joint venture's top bid of S$668.28 million, or S$1,004 psf per plot ratio, just 1.9% above the second-highest bid of S$985 psf per plot ratio.

What unit types does Pinery Residences have?

Stacked Homes lists this mix, which adds up to 588:

There are no one-bedroom units. About two in five homes (252 of 588) are two-bedroom units, with or without a study.

What did Pinery Residences sell for?

We checked the arithmetic: 544 ÷ 588 is 92.5%, and 553 ÷ 588 is 94.0%. EdgeProp's project page shows developer sales from S$2,340 to S$2,728 psf. The land cost of S$1,004 psf per plot ratio was about 39% of the launch-weekend average selling price; this ratio is our own calculation and excludes construction and other costs. Including those costs, our land-cost break-even table puts the launch-weekend average about 25% to 32% above an estimated break-even of S$1,934–2,034 psf (land price per HDB's record of sites sold: S$668.28M for 61,834 sq m of GFA).

EdgeProp reported that about 80% of launch-weekend buyers were owner-occupiers, and that Singaporeans and permanent residents made up nearly all buyers. Huttons Asia chief executive Mark Yip called it "the best-selling integrated development" in Tampines by percentage sold (EdgeProp, 29 March 2026).

For new-sale and resale prices after launch, check URA's private residential transaction search.

How far is Pinery Residences from the MRT?

The developers describe a direct underground link to Tampines West MRT station on the Downtown Line. Stacked Homes gives the distance as about 370 m, or a four-minute walk.

Stacked Homes lists Junyuan, St. Hilda's, Tampines and St. Anthony's Canossian primary schools as within 1 km. In a straight line between OneMap coordinates, Junyuan Primary is about 440 to 510 m from the blocks and mall, St. Hilda's about 650 to 700 m, Tampines Primary about 840 to 930 m, and St. Anthony's Canossian about 1 km, so check the distance MOE uses for Primary 1 registration. The earlier version of this page named schools that we could not verify as near the development; they have been removed.

Who might Pinery Residences suit?

This is a summary of trade-offs, not a recommendation. What is distinctive: a private condo with a supermarket, food court and preschool in the podium below, an underground link to a Downtown Line station, and a new 99-year lease. The trade-offs: it has no one-bedroom units; completion is several years away, with expected TOP dates of 2030 or 2031 depending on the source; and the nearby Rivelle Tampines EC, launched the same month, averaged about S$1,893 psf on launch day (Stacked Homes), though as an executive condominium it has its own eligibility rules and is now fully sold.

FAQ

Who is developing Pinery Residences? A joint venture of Hoi Hup Realty and Sunway Developments (Sunway MCL). It is not a Sim Lian project.

What is the tenure of Pinery Residences? 99-year leasehold, starting 7 January 2025 according to EdgeProp.

How many units does Pinery Residences have? 588 homes in six 14-storey blocks, from two to five bedrooms, above the roughly 121,600 sq ft Pinery Mall.

Is Pinery Residences connected to an MRT station? Yes. The developers describe a direct underground link to Tampines West MRT station on the Downtown Line.

When will Pinery Residences be completed? The developers have not published an expected TOP date. EdgeProp lists 2030 and Stacked Homes lists 2031.

Correction

1 October 2026: An earlier version of this page gave wrong core facts. It said Pinery Residences was at 18 Tampines Avenue 11, developed by Sim Lian Group, with one- to four-bedroom units of about 463 to 1,378 sq ft, a lease from 2023, completion expected in 2029, and an entry price of S$2,378 psf, about S$1.1 million for a two-bedroom. Pinery Residences is on the Tampines Street 94 site at Bedok Reservoir Road, is developed by Hoi Hup Realty and Sunway Developments, has two- to five-bedroom units of 624 to 1,475 sq ft, and launched in March 2026 at an average of S$2,546 psf, with two-bedroom units from S$1.486 million. Unsupported claims about Rivelle EC's distance and pricing, rental yields and future returns were removed, as was an offer of a paid "full report".

Disclaimer: This page is for information only and is not investment advice. SG Properties is not a licensed estate agency and is not affiliated with the developers.

Sources

• Sunway MCL: Pinery Residences project page (joint venture, tenure, site area, MRT link)
• Sunway MCL: Pinery Residences draws strong demand with 92.5% sold at launch (29 March 2026)
• Hoi Hup Realty: Tampines Street 94 project page (tender, units, commercial space)
• EdgeProp: Hoi Hup-Sunway JV submits top bid of $1,004 psf ppr for Tampines St 94 GLS site (19 September 2024)
• EdgeProp: Pinery Residences 92.5% sold at $2,546 psf on launch weekend (29 March 2026)
• Stacked Homes: Pinery Residences launch sales (March 2026; blocks, unit mix)
• EdgeProp: Pinery Residences project page (developer entities, lease start, expected TOP, district, psf range; checked 1 October 2026)
• Stacked Homes: Pinery Residences directory page (units sold, distance to MRT, schools, expected TOP; checked 1 October 2026)
• OneMap (Singapore Land Authority) (block addresses, postal codes and school distances)

Related reading

• Rivelle Tampines EC: launch prices and sales results
• New launch condos under S$1.5 million in Singapore
• Lease decay in Singapore: CPF and HDB loan rules at 60 and 30 years left
• More condo reviews