How Pinery Residences compares with Tampines’ latest launches and resale condos

Tampines has seen one of the most active cycles of new launches in the Outside Central Region over the past year. Several projects entered the market in quick succession, and many units were snapped up. Recent launches such as Parktown Residence, Aurelle of Tampines, and the most recent Rivelle Tampines each recorded around 90% take-up on launch day. With much of that new supply already absorbed, attention now turns to Pinery Residences.

For prospective buyers evaluating Pinery Residences today, the key question is not simply whether the project looks attractive on its own — it does. The development offers a mixed-use concept with a sizeable retail component and direct access to Tampines West MRT station. More importantly, buyers will want to understand how the project fits within the broader Tampines property market, and whether its positioning ultimately justifies the premium they pay.

Pinery Residences’ indicative pricing

Before diving deeper into the comparison, it helps to look at the indicative pricing for Pinery Residences. The development’s smallest units are 2-bedroom apartments starting from 635 sqft, with prices from about S$1.486 million. At the other end of the spectrum, the largest homes are 5-bedroom units measuring 1,475 sqft, with prices starting from around S$3.508 million.

Pinery Residences will likely attract both investors and owner-occupiers, including HDB upgraders. In Tampines, the average resale price of a 4-room flat currently stands at around S$680,000, giving many existing homeowners a substantial base of housing equity.

Market analysts generally observe that HDB upgraders often have the purchasing power of roughly three times the value of their flat. With absolute prices for 3-bedroom units at Pinery Residences starting from under S$2 million, the development falls within a price range that could be accessible for many upgraders in Tampines.

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Pinery Residences vs Parktown Residence

When assessing Pinery Residences, the most relevant point of comparison is Parktown Residence, an integrated development in Tampines North that launched last year. Parktown entered the market at an average price of about S$2,360 psf and saw strong demand, with 87% of its 1,193 units taken up on launch day.

Here’s a point-by-point comparison between Pinery Residences and Parktown Residence.

Pricing quantum and PSF

Pinery Residences is expected to launch at a slightly higher price point, which largely reflects the difference in underlying land costs. The site for Pinery was awarded at S$1,004 psf per plot ratio (ppr), about 13% higher than the S$885 psf ppr paid for the Parktown Residence site. As a result, the expected average selling price at Pinery is projected to start from around S$2,500 psf — roughly 6% above Parktown’s launch average of S$2,360 psf.

However, Pinery may hold a slight advantage in terms of overall purchase quantum. The developer has opted for slightly smaller unit sizes across most layouts, which helps keep the total price more manageable, even if the psf price is higher.

For instance, 3-bedroom units at Pinery start from 807 sqft, compared with 926 sqft at Parktown. 4-bedroom units begin from 1,141 sqft at Pinery, while the equivalent units at Parktown start from 1,335 sqft. The largest 5-bedroom units measure 1,475 sqft at Pinery, versus 1,679 sqft at Parktown.

In practice, this means buyers may pay a higher psf at Pinery Residences but still face a similar — or sometimes lower — overall purchase price depending on the unit type. It is also worth noting that most of the remaining inventory at Parktown Residence consists of larger homes, mainly 3- to 5-bedroom units. Some of these apartments are located on higher floors, which typically carry a pricing premium.

Pinery Mall vs Parktown Mall

When it comes to scale, Parktown Residence is superior in both its residential size and commercial component compared to Pinery Residences. The retail space at Pinery Residences — known as Pinery Mall — spans about 121,000 sqft, roughly half the size of Tampines 1. By comparison, the retail podium at Parktown Residence is slightly larger, at around 146,390 sqft.

Pinery Mall will be laid out across a single floorplate and anchored by key tenants such as a FairPrice supermarket, a Kopitiam food court and Mulberry Learning Centre, alongside an Early Childhood Development Centre. A 24-hour pedestrian link will run through the mall, providing direct access to the Tampines West MRT station.

Parktown Mall, on the other hand, will form part of a larger integrated podium that includes retail shops, a hawker centre, a community club and a transport hub linking the bus interchange with Tampines North MRT station.

Neighbouring ECs

Another similar dynamic can be seen around Pinery Residences and Parktown Residence, where both developments sit next to executive condominium projects. While Parktown Residence is located beside Aurelle of Tampines, Pinery Residences will have Rivelle Tampines as its closest EC neighbour.

Rivelle Tampines saw strong demand at launch, selling 529 units (92.5%) on its first day of sales on 21 March at an average price of about S$1,893 psf. Notably, all 3-bedroom units — the project’s smallest bedroom type — were fully taken up.

The 3-bedroom units at Rivelle start from about S$1.588 million, while 3-bedroom units at Pinery Residences start from around S$1.93 million. This represents a price difference of roughly 21–22% on an absolute basis, despite Pinery having a more compact layout for its 3-bedders.

Interestingly, this gap is significantly narrower than the pricing dynamic seen between Parktown Residence and Aurelle of Tampines. 3-bedroom units at Aurelle start from about S$1.417 million, while 3-bedroom homes at Parktown begin from around S$2.07 million — a difference of roughly 46%.

This pricing dynamic could become more relevant over time. Executive condominiums become fully privatised after 10 years, at which point they effectively compete with private condominiums in the resale market. As such, the price gap between neighbouring ECs and private developments may play a role in shaping long-term resale competitiveness.

Location: Tampines West or Tampines North?

Pinery Residences arguably holds the advantage in terms of location. It sits in Tampines West, a more mature and built-up part of the estate with established amenities nearby. The development is also closer to Tampines Central, home to the town’s main retail cluster, including Tampines Mall, Century Square and Tampines 1. In addition, Tampines West MRT station is just one stop from Tampines MRT station, which connects the Downtown and East–West Lines.

By comparison, Parktown Residence sits within Tampines North, a newer and still-developing sub-district further from Tampines Central. The area is less established, with key retail anchors such as IKEA Tampines and Giant Hypermarket Tampines serving as the main nearby amenities.

Reputable primary schools

School proximity may be another factor for families considering Pinery Residences. The development sits within 1km of St Hilda’s Primary School, one of the more sought-after primary schools in Tampines. This could make the project particularly attractive to parents aiming to secure priority admission within the 1km enrolment radius. Other schools within the same distance include Junyuan Primary School and Tampines Primary School.

In contrast, Parktown Residence is not located within 1km of Poi Ching School, which is another popular school in Tampines. The schools within its immediate 1km radius include Angsana Primary School and Tampines North Primary School. Overall, Pinery Residences may hold a slight advantage for families prioritising proximity to a more established and highly sought-after primary school within the 1km priority zone.

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Resale condos and privatised ECs in Tampines

While Parktown Residence serves as the closest new launch benchmark, buyers evaluating Pinery Residences will also need to consider how it compares against the resale market — particularly older private condominiums and executive condominiums (ECs) that have already been fully privatised after the 10-year mark.

Below is the projects’ average psf figures taken from the resale transactions in 2026 and their price gaps compared to the estimated S$2,500 psf for Pinery Residences.

Private condos along Tampines Avenue 10

There is a price gap of about 42% to 66% when comparing Pinery Residences with the three newest resale condos along Tampines Avenue 10: The Tapestry, The Alps Residences, and The Santorini. This difference is largely driven by remaining lease, although that alone may not fully account for Pinery’s premium.

More importantly, Pinery’s pricing reflects its key differentiator — a mixed-use development with direct access to an MRT station — a level of convenience the three developments do not offer. It is also worth noting that Pinery is a harmonised project, so a straight psf comparison may not fully capture differences in layout efficiency and usable space.

Newly privatised ECs in Tampines Central

The comparison becomes more compelling when newly privatised ECs in Tampines are brought into the picture. Despite being older with shorter remaining leases, developments such as The Tampines Trilliant and Citylife@Tampines are currently transacting at higher prices than the Tampines Avenue 10 condo cluster. Location plays a key role here. Both projects are within a short walk of Tampines MRT station and are surrounded by major retail nodes like Tampines Mall, Century Square and Tampines 1.

Even so, Pinery Residences is still expected to command a premium of around 45% to 62%, which remains substantial. The key question for buyers is whether that premium is justified by a newer project, stronger connectivity, and the added convenience of a mixed-use development. By the time Pinery is completed, the age gap between it and these ECs will likely be around 15 years, which may continue to support this pricing difference.

Another point worth highlighting here is how well-located, privatised ECs tend to appreciate handsomely over time. In other words, buyers of Pinery Residences who are concerned about future resale competition from the neighbouring EC may take some comfort in this. Given its same age and location, Rivelle Tampines is likely to remain competitive once fully privatised, allowing both developments to coexist within a similar market band over the longer term.

Future resale prospects for Pinery Residences

Unlike more central areas, the market in Tampines is largely powered by its own residents. Most buyers are not relocating from across Singapore but are upgrading within the estate itself. This creates a strong but clearly defined demand base.

In this context, the typical future buyer for Pinery Residences is likely to be an HDB upgrader. These are often families moving up from 4- or 5-room flats, working within a fixed budget, and looking for a home that balances practicality with convenience. As a result, buying decisions tend to be grounded in real needs rather than purely investment considerations.

This is where Pinery’s positioning becomes more relevant. As a mixed-use development with direct access to Tampines West MRT station, it offers a level of day-to-day convenience that stands out within the Tampines market. Proximity to the popular St Hilda’s Primary School further strengthens its appeal for family buyers.

This dynamic also shapes how different unit types may perform. Historically, larger homes in Tampines tend to see more consistent demand, as they better match the needs of upgrader families. At developments like Treasure at Tampines, 3- and 4-bedroom units have generally attracted stronger interest compared to smaller formats.

For Pinery Residences, this suggests that long-term resale performance will depend on how well each unit type aligns with this upgrader demand. Homes that offer sufficient space for families, while keeping within a manageable price quantum, are likely to see a broader pool of buyers. Smaller units may still appeal on entry price, but could face a more limited audience in the resale market.

Who is Pinery Residences best suited for?

Ultimately, Pinery Residences is designed for a specific segment of buyers — those who prioritise direct access to Tampines West MRT station, a mall right below, and proximity to schools such as St Hilda’s Primary School. It is best suited for owner-occupiers who plan to stay for the long term. For this group, the project works best when viewed first as a home, not an investment.

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On the other hand, it may not be ideal for pure investors. If the goal is to achieve the highest returns, hold for a short period, or buy smaller units to target tenants, Pinery may not be the best fit. In Tampines, many buyers still prioritise space and affordability, so smaller units tend to have a narrower resale audience. Understanding this positioning is key, as it shapes not only your buying decision today, but also the potential resale demand in the future.

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