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Pinery Residences

Listed by Winnie Lim Hui Nee, Associate Division Director — CEA R061623D (Huttons Asia Pte. Ltd, L3008899K)

Last updated: 27 May 2026

Ownership Type

LeaseholdSee on MapCompare Property

Pinery Residences is a 99-year leasehold mixed-use development located at Tampines Street 94 in District 18.

The development comprises 588 units, developed by Hoi Hup Sunway Tampines Residential Pte Ltd & Hoi Hup Sunway Tampines Commercial Pte Ltd, expected top: Q4 2029


Key Features


1. Direct MRT Connectivity - Direct access via underground Pedestrian Link (UPL), seamless connection to

Tampines West MRT (Downtown Line). Downtown Line connects directly to the CBD, Marina Bay, Bugis, and Tampines Central


2. Mixed-Use Development Lifestyle Convenience - Convenience of having supermarket, food court, F&B, Early Childhood Development Centre and community spaces, just an elevator ride away.


3. Pinery Mall – 11,300 sqm of commercial spaces with Childcare Centre


4. Education - Within 1km to St Hilda’s Primary School, Junyuan Primary School and close to Temasek Polytechnic, SUTD, Poi Ching School, United World College South East Asia (East Campus).


5. Future Growth Opportunities - Strategic location poised to benefit from Changi Airport Terminal 5, Tampines Regional Centre Redevelopment, Paya Lebar Airbase relocation, East region master plan. New BTO and EC developments in the vicinity are expected to drive sustained upgrading demand over time.


6. Mature Estate - Located within a well-developed Tampines town with comprehensive amenities and major malls like Tampines Mall, Century Square & Tampines One, that are just one MRT stop away.


7. Nature - Close proximity to Bedok Reservoir Park for sports, wellness and enjoyment of the greenery and nature


8. Recreation – Within 200m to SAFRA Tampines, close proximity to major malls like Tampines Mall, Century Square, Tampines One and mega retail marts like IKEA Tampines, Giant Hypermart, Courts Megastore.


9. Expressways – Within minutes’ drive to major expressways like PIE and TPE


10. Residential Design - Blocks are predominantly North–South orientation, generous block distance and lush landscape


11. Medical – Minutes drive from Changi Hospital and upcoming Eastern Regional Centre, strong potential demand for rental

Factsheet about Property

Name:
Pinery Residences
Developer:
Hoi Hup Realty /Sunway Developments
Type:
Condo
Total Units:
588
Location:
Tampines Ln, #94, Singapore 000000
Tenure:
99 Years
Title:
Pinery Residences

Available Units & Price

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Site Plan

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Schematic Diagram

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Location

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Schools Nearby

🏫 Primary Schools

St. Hilda’s Primary School

Junyuan Primary School

Tampines Primary School

Poi Ching School

Chongzheng Primary School

Yumin Primary School

Gongshang Primary School

Red Swastika School

Changkat Primary School

St. Anthony’s Canossian Primary School 


🏫 Secondary Schools

St. Hilda’s Secondary School

Tampines Secondary School

Springfield Secondary School

Ngee Ann Secondary School

Dunman Secondary School

East Spring Secondary School 


🎓 Tertiary Institutions

Temasek Polytechnic

Singapore Institute of Technology @ TP Building

Singapore University of Technology and Design (SUTD) 


🌍 International Schools

Middleton International School (Tampines Campus)

UWCSEA East Campus 


Floor Plan

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Unit Mix

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Frequently asked about Pinery Residences

Quick answers about the development, tenure, pricing, viewing, and how we work with buyers.

Pinery Residences is located, at Tampines Ln, #94, Singapore 000000, in District 18 (Pasir Ris / Tampines) of Singapore.
Pinery Residences is a 99-year leasehold development. Under Singapore's leasehold system, the land reverts to the State at the end of the lease term.
Pinery Residences is currently under construction. The expected TOP date is set by the developer; register your interest on this page to be notified of construction milestones and the official TOP announcement.
Pinery Residences is developed by Hoi Hup Realty /Sunway Developments, the appointed Singapore developer responsible for the project's design, construction, and sales.
Pinery Residences comprises 588 residential units across the development.
Indicative prices at Pinery Residences start from S$2.97M and range up to S$3.90M. Final prices are confirmed at booking and vary by unit type, floor, and view; contact us via the enquiry form for the latest unit-by-unit price list.
The showflat for Pinery Residences is reserved for registered viewers. Sign up via the enquiry form on this page and we'll send you the Google Maps location, viewing times, and direct contact for VIP showflat access. Walk-ins without an appointment are typically not permitted.
Yes. Tap the Compare Property button on this page to place Pinery Residences side-by-side with up to three other developments. The comparison covers price, unit sizes, tenure, developer, and TOP.
Developer-issued discounts at Pinery Residences change with each phase of release. Speak with our licensed agent via the enquiry form on this page for the latest discount structure, early-bird pricing, and any stamp duty subsidies on offer.
All new launch transactions in Singapore are routed through CEA-licensed salespersons. AI Property represents buyers in negotiation with the developer of Pinery Residences. To engage us, email hello@aiproperty.sg with your NRIC (front and back), contact number, email address, and the unit number you're interested in.
Submit your contact details via the registration form on this page and our agent will arrange a personalised VIP viewing of Pinery Residences. VIP viewings cover the showflat, available units, floor plans, and developer pricing not yet public.
Available floor plans, schematics, unit mix breakdowns, and the project factsheet for Pinery Residences are published on this page as soon as they're released by the developer. Sign up for project updates and you'll be notified the moment new materials go live.
For Singapore citizens and PRs buying a private residential property like Pinery Residences, the standard minimum down payment under the 75% loan-to-value (LTV) limit is 25% of the purchase price. The first 5% is paid in cash at booking when the developer issues the Option to Purchase (OTP). The remaining 20% is payable when the OTP is exercised, sourced from cash and/or CPF Ordinary Account. Foreigners follow the same 25% down payment structure but cannot use CPF. Speak to our licensed agent for an individual TDSR calculation.
ABSD on a private residential purchase in Singapore including Pinery Residences is 0% for a Singapore citizen's first property, 20% for a citizen's second, and 30% for a third or more. PRs pay 5% on their first property and 30% on their second. Foreigners pay 60% on any property. ABSD remission is available for couples where one spouse is a Singapore citizen, subject to conditions including selling existing properties within 6 months. Final rates are set by IRAS at the time of purchase.
BSD on Pinery Residences is calculated on a tiered sliding scale set by IRAS: 1% on the first S$180,000, 2% on the next S$180,000, 3% on the next S$640,000, 4% on the next S$500,000, 5% on the next S$1.5M, and 6% on the amount above S$3M. BSD is payable to IRAS within 14 days of signing the purchase contract. Any Additional Buyer's Stamp Duty (ABSD) is on top of BSD, not instead of it.
To book a unit at Pinery Residences: (1) Register your interest via the enquiry form on this page. (2) Our agent sends the latest price list, floor plans, and unit availability. (3) Confirm your selection and submit the 5% Option Fee (cheque or PayNow). (4) The developer issues the Option to Purchase (OTP), with the Sale & Purchase Agreement typically delivered within 14 days. (5) Exercise the OTP within roughly 3 weeks of receiving the S&PA by paying the remaining 20% (balance of the 25% down payment) and signing the agreement. The full process from booking to S&PA signing usually takes 3 to 6 weeks.
Monthly maintenance fees at Pinery Residences are payable to the Management Corporation Strata Title (MCST) once the development is completed. Across Singapore, mass-market new launches typically fall between S$300 and S$800 per month for a 3-bedroom unit, while luxury developments with extensive facilities (concierge, multiple pools, sky lounges) frequently exceed S$1,500 per month. Exact fees depend on unit share value, development size, and facility scope. The first year's contribution is usually paid in advance at completion. Our agent provides the exact MCST budget for Pinery Residences once the developer publishes it.
Yes. For Pinery Residences, eligible Singapore citizens and PRs can fund the purchase with a combination of cash, CPF Ordinary Account (OA) funds, and a bank loan, subject to the Total Debt Servicing Ratio (TDSR) cap of 55% of gross monthly income. The standard split is 5% cash + 20% CPF or cash for the down payment, with the remaining 75% via a bank loan. MAS allows a maximum private-property loan tenure of 35 years, but tenures over 30 years (or that extend past age 65) face reduced LTV limits. Foreigners cannot use CPF and must rely on cash plus a bank loan.
Buying Pinery Residences as a new launch differs from a resale condo purchase in three main ways. First, payment is progressive: instead of paying the full price upfront, payments are staged (5%, 20%, then construction-milestone instalments). Second, new launches ship with the developer's full fittings, warranty, and current building specifications. Third, while Buyer's Stamp Duty and ABSD apply identically to both, new launches give early-bird buyers access to preferred units, floors, and views at the official launch price. Resale condos move faster (immediate possession) but lack the construction-period payment flexibility.