The idea of living above everyday conveniences while enjoying direct access to public transport continues to appeal strongly to many homebuyers in Singapore. Pinery Residences brings this concept to Tampines West. Located along Tampines Street 94, it will be the first integrated private development in the area.
Developed by the joint venture of Hoi Hup Realty and Sunway MCL Land, Pinery Residences is scheduled to preview from March 14, with sales bookings expected to commence on March 28.
Table of contents
- Pinery Residences – Project overview
- Design concept and resort-style facilities
- Pinery Mall: Retail convenience beneath the homes
- Location highlight: Direct access to Tampines West MRT
- Notable market insights for prospective buyers
- Should you consider Pinery Residences?
Pinery Residences – Project overview
| Project Name | Pinery Residences |
| Developer | Hoi Hup Realty – Sunway MCL |
| Location | Tampines Street 94 (District 18) |
| Tenure | 99 years |
| Site Area | Approx. 253,000 sqft |
| No. of Units | 588 |
| Unit Types | 2 to 5 bedrooms |
| Starting Price | From S$1.486 million |
| Starting PSF | From S$2,340 psf |
| Expected TOP | Q4 2029 |
The development combines six 12-storey residential towers with a sizeable retail podium, Pinery Mall, and features a direct link to Tampines West MRT Station. Bounded by Bedok Reservoir Road and Tampines Avenue 1, the project comprises 588 residential units spread from the third to the 14th floor above the mall.
Unit mix and indicative pricing
Pinery Residences offers a diverse range of homes, from 2- to 5-bedroom units. 2-bedroom and 2-bedroom premium units, sized between 624 and 700 sqft, make up 252 units, or roughly 43% of the development.
3-bedroom layouts, including deluxe and premium variants from 807 to 1,055 sqft, account for 204 units (35%). 4-bedroom units — spanning 1,141 to 1,389 sqft with premium plus study and luxury configurations — total 120 units (20%), while the remaining 12 units (2%) are 5-bedroom luxury apartments measuring 1,475 sqft.
| Unit Type | Size (sqft) | Starting Price | Starting PSF |
|---|---|---|---|
| 2 Bedroom | 635 | S$1.486M | S$2,340 psf |
| 2 Bedroom Premium + Study | 700 | S$1.66M | S$2,371 psf |
| 3 Bedroom | 807 | S$1.93M | S$2,392 psf |
| 3 Bedroom Deluxe | 861 | S$2.07M | S$2,404 psf |
| 3 Bedroom Premium | 990 | S$2.352M | S$2,376 psf |
| 3 Bedroom Premium + Study | 1,055 | S$2.512M | S$2,381 psf |
| 4 Bedroom | 1,141 | S$2.722M | S$2,386 psf |
| 4 Bedroom Premium + Study | 1,195 | S$2.842M | S$2,378 psf |
| 4 Bedroom Luxury + Study | 1,389 | S$3.29M | S$2,369 psf |
| 5 Bedroom | 1,475 | S$3.508M | S$2,378 psf |
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Design concept and resort-style facilities
The architectural design of Pinery Residences draws inspiration from from the wider Tampines waterside town concept. Designed by ADDP Architects with landscape planning by Tinderbox Landscape Studio, the development adopts a layered façade with horizontal lines and ledges that help provide shade while creating a distinctive visual identity.
Most of the residential blocks are oriented along a north-south axis. This layout helps reduce direct heat exposure and encourages natural cross-ventilation within the units. The spacing between blocks, which stretches up to about 46 metres in certain sections, also improves privacy and allows more light and airflow to move through the development.
Residents’ facilities are located on a landscaped deck above the retail podium, creating a private recreational zone separate from the commercial spaces below. The facilities are designed with a resort-style approach, offering spaces for relaxation, fitness and social gatherings.
Water features form the centrepiece of the recreational areas, including a 50-metre lap pool, children’s pool and jacuzzi. The development also includes active lifestyle facilities such as a tennis court and a basketball half-court, alongside outdoor relaxation spaces like barbecue pits and garden areas.
Indoor communal spaces complement the outdoor amenities. These include function rooms equipped with gourmet kitchens, a children’s party room, a library and media room, as well as spa facilities. Together, these amenities provide residents with a variety of spaces for both recreation and everyday social activities within the development.
Pinery Mall: Retail convenience beneath the homes
A key feature of Pinery Residences is the retail podium located directly beneath the residential towers. Known as Pinery Mall, the commercial component spans about 120,000 sqft, roughly half the size of Tampines 1. Unlike many neighbourhood retail clusters that spread across multiple levels, the mall will occupy a single continuous floor, creating a compact and easily navigable retail environment.
The retail mix will focus on everyday conveniences. Planned offerings include a supermarket, food court, dining outlets, retail shops and a childcare centre, alongside community spaces designed for neighbourhood activities. Anchor tenants are expected to include a FairPrice supermarket, a Kopitiam food court, and Mulberry Learning preschool, supported by cafes, restaurants, and other lifestyle outlets.
With the mall located directly below the homes, residents will be able to reach these amenities easily via lift lobbies and covered walkways. At the same time, the residential portion maintains privacy through a dedicated drop-off point and separate access routes, ensuring a clear separation between residential and commercial traffic.
Another notable feature is the 24-hour pedestrian link that runs through the mall, providing a direct connection to Tampines West MRT Station. This walkway will serve not only residents of Pinery Residences but also commuters and residents in the surrounding neighbourhood, positioning the mall as a convenient lifestyle node within Tampines West.
Location highlight: Direct access to Tampines West MRT
Being an integrated development, Pinery Residences will enjoy direct access to Tampines West MRT Station via an underground link, allowing residents to reach the station through a sheltered route.
Located on the Downtown MRT Line, Tampines West provides convenient connections to the city centre and key interchange stations such as Bugis MRT Station, MacPherson MRT Station, and Newton MRT Station. The station also sits just one stop from the main Tampines interchange, further improving connectivity within the eastern region.
For drivers, the development is located near two major expressways — the Pan-Island Expressway and the Tampines Expressway. These routes offer relatively quick access to the city centre, Changi Airport, and other parts of the island.
Lifestyle amenities and schools around Pinery Residences
Beyond transport connectivity, Pinery Residences also benefits from its location within Tampines, one of Singapore’s most established regional centres. Residents have easy access to major retail hubs such as Tampines Mall, Tampines 1, and Century Square, which offer a wide range of shopping and dining options. Nearby, Our Tampines Hub provides sports facilities, a public library, and various community spaces.
Nature and recreation options are also close by. Bedok Reservoir Park sits within a short distance of the development and offers jogging trails, water sports activities, and scenic waterfront views. Healthcare amenities are readily available as well. Changi General Hospital is located nearby, while the upcoming Eastern General Hospital will add another major healthcare facility to serve residents in the eastern region.
Families may also find the location attractive due to the range of schools in the vicinity. Within roughly one kilometre are St Hilda’s Primary School and Junyuan Primary School. Other nearby institutions include St Hilda’s Secondary School, Temasek Polytechnic, and Singapore University of Technology and Design.
Together, these amenities reinforce Tampines’ reputation as a well-established residential town and strengthen the long-term appeal of the location for families planning to stay in the area.
Notable market insights for prospective buyers
Unlike properties in central districts that often attract buyers from across Singapore or overseas, the housing market in Tampines is largely driven by local upgrader demand. This demand pattern often favours family-oriented units, meaning the larger layouts offered at Pinery Residences may align well with the buyer profile commonly seen in the area.
Notably, Pinery Residences will be entering the market alongside Rivelle Tampines, an executive condominium that likely caters to a different buyer segment. In the wider Tampines area, recent launches have seen strong buyer interest. The integrated development Parktown Residence recorded strong sales shortly after launch, while Aurelle of Tampines saw nearly all its units taken up soon after entering the market.
Earlier projects, such as Treasure at Tampines, were also fully sold within a few years, reflecting the steady buyer demand in the town. Much of this interest stems from Tampines’ large population of HDB homeowners and its reputation as one of Singapore’s most established regional centres.
Beyond location factors, the mixed-use nature of Pinery Residences may also contribute to its appeal. Developments that combine residential homes with retail amenities and strong transport connectivity have historically drawn consistent interest from buyers. Projects such as Pasir Ris 8 have shown how developments with integrated amenities and direct MRT access can experience strong price growth after launch.
While each project operates within its own market conditions, developments that bring together accessibility, lifestyle amenities and convenience often maintain long-term appeal among both homeowners and investors.
Should you consider Pinery Residences?
Based on its unit mix and pricing structure, Pinery Residences is likely to attract a blend of owner-occupiers and HDB upgraders. More than half of the units in the development consist of 3-bedroom homes or larger, which suggests the project was planned with end-users in mind.
Larger families upgrading from public housing often prioritise space, and the available layouts appear to cater directly to this group. However, 2-bedroom units may still appeal to younger couples or smaller households entering the private property market for the first time.
For families planning to stay in Tampines for many years, the combination of connectivity, nearby schools, and daily amenities within the development could make the project particularly appealing. The integrated design also means many everyday needs — groceries, dining, and childcare — sit just an elevator ride away.
That said, the project may not suit every buying strategy. Investors who focus primarily on short-term capital gains should approach mixed-use developments with more caution, as integrated projects can launch at higher price points due to their built-in amenities and connectivity. Ultimately, whether Pinery Residences makes sense will depend more on how closely the development aligns with a buyer’s long-term plans and lifestyle priorities.
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