Pinery Residences
The site
| Location | Tampines · D18 · Outside Central (suburban) |
| Type / tenure | Private condo · 99-yr |
| Estimated units | 588 (est. until developer confirms) |
| Status | Announced |
| Expected launch | 2026 (indicative) |
| GLS land price (awarded) | $1,004 psf ppr · S$668m · 2024-10 Hoi Hup / Sunway · now Pinery Residences · Tampines Ave 11 / St 94 mixed-use; awarded Oct 2024. |
| Nearest MRT/LRT | Tampines · ~1,615 m |
| Schools within 1 km | 2 |
| Primary source | 99.co |
Live take-up — this project has launched
URA developer-sales data now covers this project, so the pre-launch estimate gives way to actual figures. Latest median $2,552 psf; 548 of 588 units sold to date (~93%). Around 558 units sold in the last 3 months.
Our pre-launch estimate vs actual: we projected an indicative band of $1,634–$2,214 psf (mid $1,738); the launch is transacting at a median $2,552 psf — our midpoint was ~32% low. We keep this scorecard public as launches print real prices.
See how every launch is selling ›
Nearby resale — what the neighbours trade at
Median transacted $psf of the nearest comparable condos (URA, past ~5 years). Unit-level details are masked. This is the “or buy resale instead” benchmark the pricing band is measured against.
See undervalued resale in this area ›
How OCR launches are selling
Across 46 currently-selling OCR projects (URA developer sales): a median of 99% of units sold to date, and 91% are past 80% sold. Typical first-month take-up in this region ran ~70%. A launch priced into a slow-absorbing cohort carries more exit risk.
Competing supply nearby
Within ~2 km: about 0 unsold units in launches already selling, plus 0 units across 0 other pipeline projects we track. More competing new supply caps how fast a launch can raise prices — and how easily you resell before TOP.
How is this worked out? — cohort, source
Money math — stress-test a price
Enter an indicative $psf and unit size to see stamp duties, the progressive-payment timeline and the resale price you’d need to break even. All figures estimates.
How is this worked out? — stamp duty, payment scheme, breakeven
Launch-readiness scorecard
Five evidence signals — leads, not a verdict. We don’t tell you to buy or not; we show what the data flags so you know what to verify at the showflat.
Planning a new-launch or resale purchase?
Speak with a licensed Crestbrick advisor about your budget, stamp duties, financing and whether a launch or a resale unit better fits your goals. This is a general advisory consultation — we are not selling you a unit in any specific project unless we are its appointed agency.
Request a consultation ›