Pinetree Hill Review: UOL-SingLand's 520-Unit Condo at Pine Grove

Short answer: Pinetree Hill is a 520-unit, 99-year leasehold condo in three 24-storey towers at 30, 32 and 36 Pine Grove, District 21. It is developed by United Venture Development (No. 5), an 80:20 joint venture of UOL Group and Singapore Land Group. It launched in July 2023, and the developer expects vacant possession by 30 September 2027.

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

What is Pinetree Hill?

Sources: UOL news release and factsheet, 27 June 2023 (developer, tenure, units, sizes, site, architect, completion); postal codes and distances from OneMap coordinates.

The site was sold by URA as Pine Grove (Parcel A). EdgeProp reported that when the tender closed on 2 June 2022, the UOL-SingLand bid of S$671,500,800 (S$1,318 psf per plot ratio) beat Allgreen Properties' bid by just S$800. UOL says the site formerly housed the Singapore American School, which moved out in 2004, and that Pinetree Hill is the first major residential launch in the Mount Sinai enclave in 14 years, the last being SingLand's The Trizon in 2009. Those are the developer's own descriptions.

What unit types does Pinetree Hill have?

The developer's factsheet lists this mix, which adds up to 520:

About 78% of homes (407 of 520) have one to three bedrooms. UOL says landscaping takes up 88% of the site footprint. Listed facilities include a 50 m lap pool, a tennis court, a half basketball court, a gym, function rooms and karaoke rooms.

What did Pinetree Hill sell for?

We checked the arithmetic: S$6.8 million ÷ 2,874 sq ft is about S$2,366 psf. The penthouse had been advertised at S$7.971 million and was cut to S$7.0 million in September 2026, according to cos.sg. Stacked Homes now lists all 520 units as sold. Check URA's private residential transaction search for current data.

How far is Pinetree Hill from the MRT and schools?

UOL describes the project as close to Dover MRT on the East-West Line, one stop from Buona Vista (Circle Line interchange) and Clementi (future Cross Island Line interchange). From OneMap coordinates, Dover station is about 910 m to 1,030 m from the three blocks in a straight line, and Clementi station about 1.3 km. Walking routes are longer: Stacked Homes estimates 2.2 km to Dover and 1.9 km to Clementi. Most residents without a car will rely on buses or a longer walk.

The developer says Henry Park Primary School and Pei Tong Primary School are within 1 km. Measured between building points on OneMap, Henry Park is about 0.9 to 1.0 km away and Pei Tong about 1.0 to 1.1 km, so check the exact distance from your block before relying on it for Primary 1 registration. The earlier version of this page named schools that are not this close; they have been removed.

Who might Pinetree Hill suit?

This is a summary of trade-offs, not a recommendation. What is distinctive: a large new project in a low-rise private enclave with few recent launches, on elevated ground with views the developer describes as overlooking Clementi Forest and Bukit Timah Nature Reserve, and a 99-year lease that started in September 2022. The trade-offs: no MRT station within an easy walk, completion not expected until 2027, and, now that the developer has sold out, any purchase will be a sub-sale or later resale.

FAQ

Who is the developer of Pinetree Hill? United Venture Development (No. 5) Pte Ltd, an 80:20 joint venture between UOL Group and Singapore Land Group.

What is the tenure of Pinetree Hill? 99-year leasehold from 12 September 2022.

How many units does Pinetree Hill have? 520 homes in three 24-storey towers, from one-bedroom plus study to five-bedroom units, plus one penthouse.

When will Pinetree Hill be completed? The developer's June 2023 factsheet gives an expected vacant possession date of 30 September 2027.

Which MRT station is nearest to Pinetree Hill? Dover on the East-West Line, about 1 km away in a straight line; Stacked Homes estimates the walking route at about 2.2 km.

Correction

1 October 2026: An earlier version of this page gave the wrong location (Ulu Pandan Road / Jalan Lembah Kallang), named UOL as sole developer, said the lease began in 2021 and units ranged from 495 to 1,507 sq ft, and said the mix was weighted towards three- and four-bedroom units. Pinetree Hill is at 30, 32 and 36 Pine Grove, developed by a UOL and SingLand joint venture, with a lease from 12 September 2022, units of 538 to 1,733 sq ft plus a 2,874 sq ft penthouse, and 78% of homes with one to three bedrooms. Unsupported claims about nearby parks and schools, a pricing premium, rental yields and UOL's track record 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 developer.

Sources

• UOL: UOL to launch Pinetree Hill, first major residential launch in Mount Sinai in 14 years (27 June 2023; news release and factsheet)
• EdgeProp: UOL and SingLand JV submit highest bid of $1,318 psf ppr for Pine Grove Parcel A (2 June 2022)
• EdgeProp via Yahoo Finance: UOL-SingLand sells 29% of Pinetree Hill on launch weekend (16 July 2023)
• EdgeProp: Pinetree Hill project page (12-month transactions; checked 1 October 2026)
• Stacked Homes: Pinetree Hill directory page (sales status, latest sale, walking distances; checked 1 October 2026)
• cos.sg: Pinetree Hill's final penthouse gets a S$971K discount (9 September 2026)
• OneMap (Singapore Land Authority) (addresses, postal codes, coordinates)

Related reading

• District 21 property guide: Upper Bukit Timah, Beauty World, Clementi Park and Ulu Pandan
• Lease decay in Singapore: CPF and HDB loan rules at 60 and 30 years left
• Pinetree Hill in our directory
• More condo reviews