Pinery Residences Review

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Pinery Residences
Review
A Mixed-Use Development at Tampines St 94

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Pinery Residences Review
A Deep Dive into the new launch at Tampines Street 94

Pinery Residences as a highly anticipated new launch in Tampines, highlighting its mixed use nature, direct MRT integration, reputable developers and strong demand indicators.

Introduction to Pinery Residences

Pinery Residences, where luxury living meets lifestyle convenience in the heart of a vibrant mature town. Developed by Hoi Hup Realty & Sunway Developments, this 99-year leasehold mixed-use development at Tampines Street 94 in District 18 offers a rare blend of modern living, excellent connectivity, and strong investment potential.

Linked directly underground to Tampines West MRT (Downtown Line), residents enjoy seamless access across Singapore. Families will appreciate being within 1km to top schools like St Hilda’s Primary, Junyuan Primary, and Tampines Primary, while Middleton International School sits just 850m away.

Offering an estimated 596 exclusive units from 2 to 5-Bedroom, this highly anticipated launch is perfect for first-time home buyers, HDB upgraders, and savvy investors seeking both capital appreciation and lifestyle convenience.

Experience the perfect balance of comfort, connectivity, and community all at Pinery Residences.

Register now for exclusive preview access to Pinery Residences.

Land Cost and GLS Tender Review of Pinery Residences

The Government Land Sales (GLS) site at Tampines Street 94 drew strong interest with six competitive bids, underscoring developers’ confidence in this coveted East-side address. The top bid of $668.28 million that translate to land cost of $1,004 psf ppr was awarded to the renowned partnership of Hoi Hup Realty and Sunway Developments.

The site spans over 252,989 sq ft, this 99-year leasehold mixed-use development will feature a vibrant retail podium with about 585 residential units above, connected directly to Tampines West MRT Station via an underground link. Homeowners can enjoy unparalleled convenience, with shopping, dining, and daily essentials right at their doorstep.

What the GLS Outcome Means for Buyers of Pinery Residences?

The six-way competition for the GLS site at Tampines Street 94 reflects strong developer confidence in this upcoming mixed use development, especially given its prime location within the mature estate of Tampines. Such competitive bidding signals that major developers see long-term value and demand in this precinct, Tampines.

The winning bid by Hoi Hup Realty and Sunway Developments translates to a land cost of $1,004 psf ppr. This is notably more competitive than several recent GLS sites slated for launch in 2026 across the Eastern and North Eastern regions. In fact, Pinery Residences’ land rate stands out as one of the most attractively priced mixed use plots in the pipeline.

For comparison, the upcoming Hougang Central mixed use development carries a significantly higher land cost of $1,179 psf ppr, with its launch expected in mid 2027. This price gap positions Pinery Residences as a more compelling value entry point for both homebuyers and investors.

Ultimately, buyers of Pinery Residences stand to benefit from this favourable land cost. As future GLS sites launch at higher land prices, the relative value of Pinery Residences is expected to strengthen — supporting both capital appreciation potential and a more strategic exit plan for investors looking to sell at a higher market price in the future.

GLS Land Cost

Land Cost Chart_2026

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Location Review of Pinery Residences
- Connectivity and Convenience

Sited in District 18 at Tampines Street 94

Location Advantages of Pinery Residences

Pinery Residences by Hoi Hup Realty and Sunway Developments enjoys one of the most prime and connected locations in Singapore’s east. Situated along Tampines Street 94, this 99-year leasehold mixed-use development in District 18 is seamlessly integrated with Tampines West MRT station on the Downtown Line, offering unmatched connectivity for both residents and investors.

Living here means being at the epicentre of convenience where retail, recreation, and nature blend harmoniously. Residents can easily access Tampines Mall, Century Square, and Tampines 1 for their shopping and dining needs. The vibrant Our Tampines Hub and Safra Tampines are just minutes away, providing extensive sports and lifestyle amenities.

For a touch of greenery, Tampines Eco Green Park and Bedok Reservoir Park offer serene escapes within a short drive.

Families will value the location’s educational advantage, with St Hilda’s Primary School, Junyuan Primary School, and Tampines Primary School all within a 1km radius — making it a top choice for parents planning long-term.

With the upcoming Tampines North and Tampines Regional Centre rejuvenation, Pinery Residences is poised to benefit from continued growth and rising property demand in the East. For both homeowners and investors, this development offers rare MRT connectivity, strong rental prospects, and everlasting demand in a thriving regional hub.

Register your interest now to get latest updates on Pinery Residences!

Location Map of Pinery Residences

Underground Link to Tampines West MRT Station

Seamless Connectivity for Residents

Residents of this upcoming Pinery Residences at Tampines Street 94 will enjoy unparalleled connectivity with direct underground access to Tampines West MRT station (Downtown Line). This strategic advantage ensures a seamless and sheltered commute, providing effortless travel to key areas across Singapore.

For greater accessibility, multiple bus services conveniently connect residents to Tampines Central, where they can access:

  • Tampines MRT Station (East-West Line & Downtown Line) – Providing fast travel to the Raffles Place, City Hall, and Changi Airport.
  • Tampines Bus Interchange – A key transport hub with extensive bus routes to various parts of Singapore.

Register your interest today and embark on a journey of unparalleled luxury and convenience at upcoming new launch at Pinery Residences!

Schools and Education near Pinery Residences

For young families, securing a home near reputable schools is often one of the most important decisions in their property journey, and Pinery Residences at Tampines Street 94 places you in a highly sought after educational enclave.

Within a 1 Kilometre radius, families will benefit from priority admission access to St Hilda’s Primary School, Junyuan Primary School, and Tampines Primary School, three well regarded institutions known for their strong academic foundation and holistic development environment. Living within close proximity to these schools is not just about convenience, it is about giving your child a valuable head start. The advantage of being within 1 Kilometre significantly increases the chances of securing a place in your preferred school under Singapore’s Primary One registration framework. This is a crucial factor that many parents actively plan for, making Pinery Residences a highly desirable choice for families who prioritise education.

Beyond primary education, the development is also near Middleton International School (Tampines), offering an additional pathway for families seeking an international curriculum. This diversity in educational options enhances the long term appeal of the location, not just for homeowners but also for investors targeting family tenant profiles.

In a mature estate like Tampines, where demand from HDB upgraders remains strong, homes within 1 Kilometre of reputable schools are consistently sought after and tend to enjoy better value retention over time. Choosing Pinery Residences means positioning your family in a location where educational access, daily convenience, and future growth potential come together seamlessly.

Opportunities like this are limited, especially for a new launch in Tampines within 1 Kilometre to top primary schools. For parents who understand the importance of planning early, this is more than just a home, it is a strategic move for your child’s future.

Get in touch now to register interest!

Why the 1 Km Advantage Matters for Pinery Residences Families

For young families, living within a one-kilometre radius of reputable primary schools is often one of the most important considerations when choosing a home. This proximity not only provides convenience but also significantly improves a child’s chances of securing a place in a preferred school.

Pinery Residences enjoys a strong educational advantage, with St. Hilda’s Primary School, Junyuan Primary School, and Tampines Primary School all located within the coveted one kilometre radius. These well regarded institutions are known for their strong academic culture, holistic development programmes, and supportive learning environments, making them highly sought after by parents across Singapore.

Under Singapore’s Primary One Registration Framework, being within one kilometre meaningfully increases the likelihood of successful admission. This makes Pinery Residences especially attractive to families who prioritise long term educational planning and want to secure a strategic head start for their children.

For many parents, this one-kilometre advantage is not just a convenience. It is a valuable asset that enhances both lifestyle and future resale desirability.

Why Buy Pinery Residences?

Pinery Residences offers the rare advantage of being a mixed-use development with direct underground access to Tampines West MRT Station. Residents also enjoy excellent connectivity to Tampines MRT Station and the Tampines Bus Interchange, creating a seamless travel experience across the East and the rest of Singapore. This level of accessibility is a major draw for both homeowners and investors who value long term convenience.

Daily living is enhanced by the wide range of amenities located close to the development. A community club, a hawker centre, a shopping mall, and several supermarkets provide residents with everything they need within minutes from home. This creates a lifestyle of comfort and ease that appeals to families, working professionals, and retirees alike.

The development also offers a diverse selection of residential layouts. From well-planned two bedroom units to spacious five bedroom homes, Pinery Residences caters to couples, growing families, and multi-generational households. The thoughtful design and efficient layouts ensure that every buyer finds a home that suits their lifestyle needs.

Buyers can also take confidence in the strong reputation of Hoi Hup Realty and Sunway Developments. Both developers are known for their commitment to quality, thoughtful planning, and reliable project delivery. Their proven track record provides assurance that Pinery Residences will be built to high standards and delivered with care.

Located in the mature town of Tampines, the development is surrounded by established schools, parks, retail options, and recreational facilities. This strategic placement ensures long term desirability and strong lifestyle appeal for residents who value convenience and community.

Beyond lifestyle benefits, Pinery Residences presents meaningful investment potential. The attractive land cost secured through the Government Land Sales programme positions the development well for future price growth, especially as newer plots in the East are expected to launch at higher prices. With Tampines continuing to evolve as a major regional centre, demand for quality homes in the area is set to remain strong. This creates a favourable environment for capital appreciation and a solid foundation for future resale value.

Whether you are a first time buyer, an upgrader, or an investor, Pinery Residences stands out as a well-rounded and future ready choice that aligns with both lifestyle aspirations and long term property goals.

Unit Mix and Layout Review of Pinery Residences

Discover the Exclusive Unit Mix & Floor Plan at Pinery Residences.

Savvy buyers know: efficient layouts = higher livability and rental demand. At Pinery Residences mixed-use development, the well-curated floor plans offer flexible living spaces that appeal to both homebuyers and property investors.

From compact yet functional 2 Bedroom units to luxurious 5 Bedroom residences, every unit type is designed for modern lifestyles. Whether you’re looking for a smart starter home, an upgrade for your growing family, or a property with strong capital growth potential, Tampines Street 94 ticks every box.

Unit Mix & Indicative Pricing
* 2BR / 2BR+Study: 624–700 sqft | Est. from $1.4xM
* 3BR / 3BR+Study: 807–1055 sqft | Est. from $1.8xM
* 4BR / 4BR+Study: 1141–1389 sqft
* 5BR: 1475 sqft

With limited availability and high demand in a mature estate, these floor plans won’t last long.

Register now to Preview at Pinery Residences before public launch!

Explore the Pinery Residences Floor Plans

Facilities and Mixed-Use Integration Overview at Pinery Residences

At Pinery Residences, every element is thoughtfully crafted to elevate modern living. The development features a curated selection of luxury condominium facilities that blend tranquility, wellness, and recreation. Residents are welcomed home through an impressive arrival plaza that sets the stage for a refined lifestyle in the mature town of Tampines in District 18. Whether it is a refreshing swim in the expansive pool, a quiet morning stroll through the landscaped gardens, or a weekend barbecue with family and friends, Pinery Residences offers spaces that complement every moment of daily life.

Families with children will appreciate the dedicated children’s pool and play area, designed to encourage safe and joyful outdoor activity. Fitness enthusiasts will enjoy the well-equipped gym that overlooks soothing greenery, creating an inspiring environment for daily workouts. Elegant function rooms provide versatile spaces for celebrations, gatherings, and work from home needs. The seamless blend of lush landscaping and contemporary architecture makes Pinery Residences a standout choice among new launch developments in Tampines. This is more than a home. It is a lifestyle sanctuary in the heart of the East.

The mixed-use integration at Pinery Mall further enhances daily convenience. With retail options, a food court, and a supermarket located right below the residences, everyday essentials are always within easy reach. A childcare centre within the development adds another layer of convenience for young parents, reducing the need for long commutes and supporting a smoother daily routine.

Pinery Residences is a development that brings true lifestyle value to its residents, offering comfort, convenience, and community in one exceptional address.

Get in touch now to register interest!

Why Buy Pinery Residences?

Pinery Residences offers the rare advantage of being a mixed-use development with direct underground access to Tampines West MRT Station. Residents also enjoy excellent connectivity to Tampines MRT Station and the Tampines Bus Interchange, creating a seamless travel experience across the East and the rest of Singapore. This level of accessibility is a major draw for both homeowners and investors who value long term convenience.

Daily living is enhanced by the wide range of amenities located close to the development. A community club, a hawker centre, a shopping mall, and several supermarkets provide residents with everything they need within minutes from home. This creates a lifestyle of comfort and ease that appeals to families, working professionals, and retirees alike.

The development also offers a diverse selection of residential layouts. From well-planned two bedroom units to spacious five bedroom homes, Pinery Residences caters to couples, growing families, and multi-generational households. The thoughtful design and efficient layouts ensure that every buyer finds a home that suits their lifestyle needs.

Buyers can also take confidence in the strong reputation of Hoi Hup Realty and Sunway Developments. Both developers are known for their commitment to quality, thoughtful planning, and reliable project delivery. Their proven track record provides assurance that Pinery Residences will be built to high standards and delivered with care.

Located in the mature town of Tampines, the development is surrounded by established schools, parks, retail options, and recreational facilities. This strategic placement ensures long term desirability and strong lifestyle appeal for residents who value convenience and community.

Beyond lifestyle benefits, Pinery Residences presents meaningful investment potential. The attractive land cost secured through the Government Land Sales programme positions the development well for future price growth, especially as newer plots in the East are expected to launch at higher prices. With Tampines continuing to evolve as a major regional centre, demand for quality homes in the area is set to remain strong. This creates a favourable environment for capital appreciation and a solid foundation for future resale value.

Whether you are a first time buyer, an upgrader, or an investor, Pinery Residences stands out as a well-rounded and future ready choice that aligns with both lifestyle aspirations and long term property goals.

Developer Review - Hoi Hup Realty and Sunway MCL

Track Record - Hoi Hup Realty

Hoi Hup Realty: A Proven Track Record in Quality and Innovation

Hoi Hup Realty stands as one of Singapore’s most established and respected developers, backed by over 40 years in the industry, more than S$2 billion in total assets, and a portfolio exceeding 8,000 completed homes.

Their reputation is built on consistent delivery, thoughtful design, and a commitment to building excellence.
Their portfolio spans residential, commercial, and hospitality developments, including notable projects such as:

• Courtyard by Marriott Singapore Novena, a landmark hospitality development featuring 250 rooms with panoramic city and nature views.
• Multiple award winning residential projects known for strong resale performance and high buyer satisfaction.

Hoi Hup’s long-standing presence and diverse portfolio demonstrate reliability, financial strength, and a deep understanding of Singapore’s property landscape. Their involvement in Pinery Residences reinforces confidence among buyers seeking a developer with a strong, consistent track record.

Track Record - Sunway MCL

Sunway Developments (Sunway MCL):

A Strengthened Powerhouse After MCL Acquisition
Sunway Developments has significantly elevated its presence in Singapore following its S$738.7 million acquisition of MCL Land, a major milestone that led to the rebranding of its Singapore operations as Sunway MCL. This strategic move consolidates Sunway’s regional footprint and signals a long-term commitment to delivering high-quality homes in Singapore.

A New Era: Sunway MCL
The rebranded Sunway MCL now oversees nine ongoing residential projects in Singapore, including:
• Elta (501 units)
• Nava Grove (552 units)
• Tembusu Grand (638 units)
• The Continuum (816 units) Together, these developments represent 4,937 residential units with an estimated gross development value of S$4.5 billion.

Leadership continuity is also assured, with Lee Tong Voon, former COO of MCL Land, appointed CEO of Sunway MCL—ensuring the same operational excellence and development standards that MCL was known for.

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Frequently Asked Questions (FAQ) about Pinery Residences

Pinery Residences is a new development by Hoi Hup Realty & Sunway Developments.

Pinery Residences is a 99 year leasehold development.

The Pinery Residences residential address is 920 to 932 Bedok Reservoir Road.

Pinery Residences is located in District 18.

Pinery Residences is a Mixed-Use Development property that provides residential units, retail shops, and a supermarket.

Pinery Residences estimated TOP is Q4 2029.

Pinery Residences has an estimated total of 588 residential units.

Pinery Residences has direct underground access to Tampines West MRT station on the Downtown Line.

St Hilda’s, Junyuan and Tampines Primary Schools are all within one kilometre to Pinery Residences.

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