Having developed two executive condo (EC) projects in Tampines over the past 15 years, long-time joint-venture partners Hoi Hup Realty and Sunway MCL are embarking on their third and latest project in the area — the mixed-use development Pinery Residences and Pinery Mall in Tampines West.
The project is set to preview on March 14, with the launch scheduled for a fortnight later on March 28.
The joint developers indicate starting prices from $1.486 million ($2,340 psf) for two-bedroom units of 635 sq ft. Two-bedroom premium plus study units from 700 sq ft are priced from $1.66 million ($2,371 psf).
Prices for three-bedroom units begin at $1.93 million ($2,392 psf) for the 807 sq ft type, rising to starting price of $2.07 million ($2,404 psf) for the larger 861 sq ft, three-bedroom deluxe units.
Three-bedroom premium units from 990 sq ft start at $2.352 million ($2,376 psf), while the 1,055 sq ft, three-bedroom premium plus study units are priced from $2.512 million ($2,381 psf).
Four-bedroom units of 1,141 sq ft are priced from $2.722 million ($2,386 psf). The 1,195 sq ft four-bedroom premium plus study units start from $2.842 million ($2,378 psf), while the larger 1,389 sq ft four-bedroom luxury plus study units are priced from $3.29 million ($2,369 psf).
The largest homes in the development are the 1,475 sq ft five-bedroom units, with prices starting from $3.508 million ($2,378 psf).
Bounded by Bedok Reservoir Road and Tampines Avenue 1, the 99-year leasehold development sits on a 253,068 sq ft site. The retail podium, Pinery Mall, occupies an entire floor at street level and spans 11,300 sq m (121,600 sq ft). It will be fully air-conditioned.
The main entrance features a through-link that cuts across the mall, bringing pedestrians directly to Tampines West MRT Station on the Downtown Line. The link will be open 24 hours and will serve both commuters and residents in the surrounding neighbourhood — not just those living at Pinery Residences.
Anchor tenants at Pinery Mall include a FairPrice supermarket occupying over 12,700 sq ft, a Kopitiam food court of close to 11,000 sq ft, and a Mulberry Learning preschool of nearly 7,000 sq ft. There will also be cafes. restaurants, shops and everyday amenities.
Parking for mall patrons will be located at the basement level, while residents will have their own dedicated parking on the second level, accessible via a circular ramp.
The mall will also feature a 14,000 sq ft covered public plaza designed to host community events, festive bazaars and social gatherings.
The Hoi Hup-Sunway MCL joint venture secured the site in a government land tender in October 2024 with a winning bid of $668.28 million, or $1,004 psf per plot ratio (psf ppr).
“The new residential units in the development will be attractive to those looking for a home in a new neighbourhood within a mature estate,” said Wong Swee Chun, chairman of Hoi Hup Realty, when the site was awarded.
Two- and three-bedrooms account for 78% of units
At Pinery Residences, the 588 residential units will be spread across six 12-storey blocks on the third to 14th floors. Most of the blocks are oriented in a north-south direction.
The development offers a variety of two- to five-bedroom types. Two-bedroom and two-bedroom premium units — sized between 624 and 700 sq ft — account for 252 units, or about 43% of the development.
Three-bedroom units, including deluxe and premium variants ranging from 807 to 1,055 sq ft, make up another 204 units (35%).
Four-bedroom units — including premium plus study and luxury configurations — range from 1,141 to 1,389 sq ft and comprise 120 units (20%). The remaining 12 units (2%) are five-bedroom luxury apartments measuring 1,475 sq ft.
The project is designed by Singapore-based architectural firm ADDP Architects, with landscape design by Tinderbox Landscape Studio. Residents’ facilities will be located on the third level and will include a landscaped deck with five pools — including a 50m lap pool, jacuzzi and children’s pool — as well as two clubhouses, a tennis court and a basketball half-court.
Other amenities include barbecue pits, function rooms with gourmet kitchen facilities, a children’s party room, library room, media room and spa facilities.
Established regional centre, steady upgrader demand
Marcus Chu, CEO of ERA Singapore, expects Pinery Residences to benefit from its strong locational attributes within the mature Tampines estate, where upgrader demand continues to be supported by firm HDB resale prices.
Tampines has consistently seen a steady supply of new HDB flats. From 2021 to 2025, an estimated 6,235 flats fulfilled their five-year Minimum Occupation Period (MOP), notes Mark Yip, CEO of Huttons Asia.
Over the past decade, from 2015 to 2025, HDB flat prices in Tampines recorded annual growth of 4.5% — “the highest across Singapore”, adds Yip.
Of the 6,235 flats that fulfilled the five-year MOP between 2021 and 2025, about 1,461 units are in Tampines West.
Another 2,133 flats in Tampines are expected to reach their five-year MOP this year. Together with the earlier batch of MOP flats, this will create “a substantial number of eligible HDB upgraders in Tampines”, says Yip.
Given this sizeable pool of potential upgraders, he is not surprised that new launches in Tampines have typically seen strong buyer response.
He cites three reasons.
First, Tampines is an established regional centre served by three MRT lines — the East-West Line, Downtown Line and the upcoming Cross Island Line. Pinery Residences is just one stop from Tampines Central.
Second, Tampines has a large population of young homebuyers. Based on the latest census, there are an estimated 80,000 residents in the prime homebuying age group of 20 to 39.
Third, Tampines has the largest population of residents living in HDB flats, numbering 246,340 as of March 2025. The town also has the highest number of HDB flats in Singapore at 84,233 units as of March 2023. “This will contribute to significant upgrader demand,” says Yip.
Complementary Projects
Across the road from Pinery Residences is the 572-unit Rivelle Tampines EC, which opened for preview on March 6, with sales scheduled to commence on March 21.
Kelvin Fong, CEO of PropNex, expects both projects to be well-received, pointing to the strong response to recent launches in Tampines.
The 1,193-unit ParkTown Residence — part of an integrated mixed-use development linked to a transport hub — was launched in February 2025. A total of 1,041 units, or 87% of the project, were sold on launch weekend.
To date, the project in Tampines North is over 94% sold, with 1,125 units taken up as of March 11.
Meanwhile, the neighbouring EC project, the 760-unit Aurelle of Tampines by Sim Lian Group, was launched in March 2025. The project now has just one unsold unit remaining, bringing sales to 99.9%.
In addition, the 2,203-unit mega development Treasure at Tampines, launched in 2019, was fully sold within three years.
Fong attributes the robust sales at these projects and the resilient demand for private housing in Tampines to “the sizeable catchment of HDB upgraders”. As Singapore’s largest HDB town, Tampines offers a significant pool of potential upgraders who may be keen on new private condo or EC launches in the area.
He therefore expects some prospective buyers to consider both Rivelle Tampines and Pinery Residences, given that the two projects are located close to Tampines West MRT Station, nearby retail amenities and within 1km of St Hilda’s Primary School, one of the area’s more sought-after schools.
“Such private residential sites are generally quite limited, particularly for ECs,” Fong adds.
Owner-occupiers to drive demand
Fong expects the primary buyers of Pinery Residences to be owner-occupiers, including HDB upgraders. About 57% of the 588 units at Pinery Residences are three-bedroom or larger, appealing to end-users seeking family-sized homes.
The remaining 43% of units are two-bedders starting from 624 sq ft, which could cater to young couples, smaller families, singles and potentially, investors.
Based on ParkTown Residences’ average selling price of $2,360 psf and Aurelle of Tampines’ overall average price of $1,788 psf, the current average unit price gap stands at about 33.6%.
This aligns with National Development Minister Chee Hong Tat’s recent remarks in Parliament that new ECs are typically priced about 20% to 30% lower than comparable private condos, notes PropNex’s Fong.
Higher quantum, no MOP
While there may be some overlap in buyers for both Pinery Residences and Rivelle Tampines — particularly among HDB upgraders — Yip notes that eligibility requirements and other conditions still differentiate the two projects.
For instance, the quantum for private residential units is higher. EC buyers are also subject to a maximum monthly household income ceiling of $16,000. “If the buyers’ combined income exceeds this level, they can buy only a private residential unit,” he says.
Loan assessments for private residential properties are based on a total debt servicing ratio of 55%. For buyers with a monthly household income of $16,000, the maximum loan amount is about $1.84 million.
In contrast, loan assessments for EC purchases are based on HDB’s mortgage servicing ratio of 30%, which translates to a borrowing limit of about $1 million.
EC buyers are also subject to a five-year MOP before they can sell their units on the open market.
“This differs from private residential developments such as Pinery Residences, which are not subject to such restrictions,” notes Yip.
Few mixed-use developments in Tampines West
Within the immediate Tampines West neighbourhood, Pinery Residences will be among the few residential developments integrated with a retail component and directly connected to the MRT station, says ERA’s Chu.
Most surrounding developments consist primarily of HDB residential blocks, he notes, along with stand-alone amenities such as schools, Safra Tampines, Bedok Reservoir Park, and neighbourhood shops or smaller commercial clusters.
“There are currently no other residential-over-retail developments directly linked to Tampines West MRT Station in the immediate catchment,” Chu adds.
