Bagnall Haus
7 units available
$2,428–$2,607 psf
94% sold
Gallery
Pinery Residences in D16 — 14 developer images. Select any image to view it full size.
Artist impressions and marketing images are supplied by the developer and compiled by PropertyInsider.sg. They are indicative only, may show upgraded finishes or landscaping that is not part of the standard specification, and are not a representation of the completed development. Verify the specification against the developer’s sales documents.
Overview
Pinery Residences is a 588-unit 99-year leasehold condominium in D16 (OCR, East region), developed by Hoi Hup Realty / Sunway Developments, with TOP expected in 2030.
The site sits about 0.19 km in a straight line from Tampines West (DT31), roughly 3 minutes on foot. Matched developer-sale transactions put take-up at 94% — 550 of 588 units, at an average of $2,551 psf.
94% sold
550 of 588 units sold · 38 still available
This overview is generated from PropertyInsider.sg’s tracked record for this project — URA tender data, matched caveat transactions and public filings — not from developer marketing material. Figures as at 15 Aug 2026. Anything marked (est.) is our estimate and is explained where it appears.
Details
The full tracked record for Pinery Residences, field by field. Every figure here is repeated in context further down the page, with its source and its caveats.
- Property type
- Condo
- Project status
- Selling
- Developer
- Hoi Hup Realty / Sunway Developments
- District
- D16 · OCR · East
- Tenure
- 99 years
- Total units
- 588
- Site area
- 23,775 sqmest.255,908 sqft · derived from GFA ÷ plot ratio
- Gross floor area
- 61,814 sqm
- Plot ratio
- 2.6
- Land cost
- $1,004 psf ppr
- Estimated breakeven
- $1,823 psf pprest.
- Average psf (transacted)
- $2,551
- Units sold
- 94%550 of 588 · 38 available
- Entry price
- $1.48MSmallest layout, lowest transacted quantum
- Bedroom mix
- 2, 3, 4, 5 bedroom
- Size range
- 624 - 1,475 sqft (58 - 137 sqm)
- Expected TOP
- 2030
- Nearest MRT
- Tampines West DT31 · 0.19 km · ~3 min walk
- HDB upgrader share
- 40.6%Of matched buyers with a prior HDB address
- Coordinates
- 1.34367, 103.93901
Compiled by PropertyInsider.sg from URA tender records, matched caveat transactions and public filings; last refreshed 15 Aug 2026. Values marked (est.) are our estimates — the launch-price method is set out in our pricing methodology.
Estimated launch pricing
Land attributes
Estimated breakeven
Estimates are anchored on the site's estimated breakeven rate and a measured developer margin band; developers make final pricing decisions. Indicative quantums apply the estimated psf range to typical unit sizes — not a price list.
Location and connectivity
Where Pinery Residences sits on the map, with its district, market segment and nearest station on the rail network. The nearest MRT station is Tampines West (DT31), about 0.19 km away in a straight line, roughly 3 minutes on foot. The dashed rings on the map mark straight-line 1 km and 2 km radii from the site.
Pinery Residences is located at 1.34367, 103.93901 in D16, Singapore. The interactive map loads when this section comes into view.
- District
- D16 · East · OCR
- Nearest MRT
- Tampines West DT31 · 0.19 km · ~3 min walk
- Coordinates
- 1.34367, 103.93901
- Tenure
- 99 years
- Site status
- Selling
Open this location in Google Maps·Every tracked launch on one map·Primary schools map
The marker is an approximate site centroid compiled by PropertyInsider.sg, not a surveyed boundary. Station distances are straight-line, measured from the site centroid to the midpoint of a station’s published exits (LTA MRT/LRT exits dataset) — not the distance to the nearest exit, and not a walking route. Walking times are an estimate only and are omitted beyond 2 km. Base map tiles are © OneMap / Singapore Land Authority. Verify exact addresses, boundaries and journey times with the developer or on OneMap.
What is nearby
The places that actually shape how this address lives day to day — stations, schools, food, shops, green space, healthcare and the nearest employment nodes — with a straight-line distance and an estimated walk and drive for each. Use the buttons below to hide a category on the map above and in this table at the same time.
| Place | Straight line | On foot | By car |
|---|---|---|---|
| Pinery MallShopping mall | 0.01 km | 1 min | — |
| Tampines West MRTDT31 · Downtown Line | 0.19 km | 3 min | — |
| Middleton International SchoolInternational school | 0.40 km | 6 min | — |
| Junyuan Primary SchoolHigh P1 demand | 0.47 km | 7 min | — |
| Tampines Round Market and Food CentreHawker centre · 45 cooked-food stalls | 0.65 km | 10 min | — |
| Tampines West CCCommunity club | 0.68 km | 10 min | — |
| St. Hilda's Primary SchoolVery high P1 demand | 0.68 km | 10 min | — |
| St. Hilda's Secondary SchoolSecondary | 0.69 km | 10 min | — |
| PAssion WaVe @ Bedok Reservoir (Sea Sports Club)PAssion WaVe outlet | 0.74 km | 11 min | — |
| Tampines Secondary SchoolSecondary | 0.85 km | 13 min | 2 min |
| Tampines Primary SchoolModerate P1 demand | 0.91 km | 14 min | 3 min |
| Tampines Changkat CCCommunity club | 0.98 km | 15 min | 3 min |
| St. Anthony's Canossian Primary SchoolP1 vacancies available | 1.02 km | 15 min | 3 min |
| Bedok Reservoir MRTDT30 · Downtown Line | 1.03 km | 15 min | 3 min |
| St. Anthony's Canossian Secondary SchoolSecondary · Girls | 1.06 km | 16 min | 3 min |
| Our Tampines HubShopping mall (location approximate) | 1.06 km | 16 min | 3 min |
| Hawker Centre @ Our Tampines HubHawker centre · 42 cooked-food stalls | 1.06 km | 16 min | 3 min |
| Eastern Coastal LoopPark Connector loop | 1.10 km | 16 min | 3 min |
| Century SquareShopping mall | 1.10 km | 17 min | 3 min |
| St Andrew's Community Hospital (Simei)Government-funded community hospital | 1.11 km | 17 min | 3 min |
| Tampines MallShopping mall | 1.17 km | 18 min | 3 min |
| Changi General HospitalPublic acute hospital | 1.22 km | 18 min | 4 min |
| Red Swastika SchoolVery high P1 demand | 1.24 km | 19 min | 4 min |
| Tampines Regional CentreRegional commercial centre | Within 2 km | — | Under 10 min |
| Tampines MRTEW2 · East West Line | 1.30 km | 19 min | 4 min |
| Bedok North Street 4 Blk 85 (85 Fengshan Centre)Hawker centre · 72 cooked-food stalls | 1.30 km | 19 min | 4 min |
| Bedok Reservoir ParkPark · 39 ha | 1.38 km | 21 min | 4 min |
| Bedok ReservoirReservoir | 1.40 km | 21 min | 4 min |
| United World College of South East Asia - East CampusInternational school | 1.84 km | 28 min | 5 min |
| Singapore University of Technology and DesignAutonomous university | 2.77 km | — | 8 min |
| Changi Business ParkBusiness and innovation park | 2–5 km | — | 10–20 min |
| Downtown (CBD and Marina Bay)Central business district | 10–15 km | — | 30–45 min |
No categories selected. Pick one above, or .
32 places shown Every distance here is a straight line between two points, not a walking or driving route, and each place is a single representative coordinate — a park or a business district is one point, not its nearest entrance. Treat them as a ranking of what is close, not as journey times. Verify anything you are relying on with OneMap. Primary-school bands carry their own MOE caveat in the schools section below.
Distances are straight lines from an approximate site centroid compiled by PropertyInsider.sg, not walking or driving routes, and each place is a single representative coordinate. Walking times are an estimate only, at an 80 m/min pace with a 1.2× allowance for street routing, and are omitted beyond 2 km. Verify anything you are relying on with OneMap.
Bedroom types and unit prices
Matched developer-sale transactions by bedroom type: average price, average psf, transacted price range, size range and units sold. Entry prices usually reflect lower floors or less ideal facings.
| Type | Avg price | Avg psf | Transacted range | Size range | Units sold | Available |
|---|---|---|---|---|---|---|
| 2 Bedroom | $1.67M | $2,564 | $1.48M – $1.89M | 624 – 700 sqft | 252 sold | Sold out |
| 3 Bedroom | $2.39M | $2,545 | $1.93M – $2.87M | 807 – 1,055 sqft | 201 sold | 3 left807–1,055 sqft |
| 4 Bedroom | $3.06M | $2,534 | $2.72M – $3.49M | 1,141 – 1,389 sqft | 89 sold | 31 left1,195–1,389 sqft |
| 5 Bedroom | $3.68M | $2,494 | $3.59M – $3.8M | 1,475 – 1,475 sqft | 8 sold | 4 left1,475 sqft |
Prices, sizes and unit counts are compiled unit by unit from the Tower View extraction dated 21 Jun 2026. Sold figures cover transacted units only; the available column counts unsold units of the same type. Averages vary by floor, stack and facing — ranges matter more than any single number.
Site map
Site plans are developer marketing material compiled by PropertyInsider.sg. Block positions, unit counts, facing and facility placement are indicative and can change between the marketing plan and the approved building plan. Confirm against the developer’s sales documents and the approved plans before relying on a stack, facing or distance.
Tower view — what is still available
Every unit in Pinery Residences, floor by floor and stack by stack: which are sold, which are still available, and what the sold ones transacted at. 38 of 588 units were unsold at the last extraction.
Total units5886 towers tracked unit by unit
Sold55094% of the development
Still available38Unsold at last check
Latest transaction21 Jun 2026Most recent caveat in the grid
Stack01020304050607
Storey14
Storey13
Storey12
Storey11
Storey10
Storey9
Storey8
Storey7
Storey6
Storey5
Storey4
Storey3
Available unitsSold unitsNo unit at this positionFloors read top-down, stacks left to right — the grid is the elevation.
Sold price:under $2,480 psfaround $2,529–$2,573 psfover $2,631 psfAvailable units stay unshaded — they have no transacted price.
Select any unit for its size, layout and — where it has sold — the transacted price and date. Availability reflects the most recent extraction and can change without notice; confirm with the developer before acting on it.
| Tower | Stack | Layout | Units | Sold | Available | Median psf |
|---|---|---|---|---|---|---|
| Tower 922 | 01 | 2BR | 12 | 12 | — | $2,625.5 |
| Tower 922 | 02 | 5BR | 12 | 8 | 4 | $2,494 |
| Tower 922 | 03 | 4BR | 12 | 12 | — | $2,491.5 |
| Tower 922 | 04 | 2BR | 12 | 12 | — | $2,582 |
| Tower 922 | 05 | 4BR | 12 | 12 | — | $2,478 |
| Tower 922 | 06 | 4BR | 12 | 12 | — | $2,498.5 |
| Tower 922 | 07 | 2BR | 12 | 12 | — | $2,625.5 |
| Tower 924 | 08 | 4BR | 12 | 11 | 1 | $2,532 |
| Tower 924 | 09 | 3BR | 12 | 12 | — | $2,589.5 |
| Tower 924 | 10 | 2BR | 12 | 12 | — | $2,616 |
| Tower 924 | 11 | 4BR | 12 | 12 | — | $2,620 |
| Tower 924 | 12 | 3BR | 12 | 12 | — | $2,580 |
| Tower 924 | 13 | 2BR | 12 | 12 | — | $2,582 |
| Tower 926 | 14 | 3BR | 12 | 12 | — | $2,567.5 |
| Tower 926 | 15 | 4BR | 12 | 8 | 4 | $2,455.5 |
| Tower 926 | 16 | 4BR | 12 | 10 | 2 | $2,593 |
| Tower 926 | 17 | 2BR | 12 | 12 | — | $2,625.5 |
| Tower 926 | 18 | 2BR | 12 | 12 | — | $2,625.5 |
| Tower 926 | 19 | 3BR | 12 | 12 | — | $2,615 |
| Tower 926 | 20 | 2BR | 12 | 12 | — | $2,489.5 |
| Tower 926 | 21 | 4BR | 12 | 2 | 10 | $2,554 |
| Tower 926 | 22 | 3BR | 12 | 11 | 1 | $2,573 |
| Tower 928 | 23 | 3BR | 12 | 12 | — | $2,532.5 |
| Tower 928 | 24 | 4BR | 12 | 8 | 4 | $2,574 |
| Tower 928 | 25 | 3BR | 12 | 12 | — | $2,570 |
| Tower 928 | 26 | 2BR | 12 | 12 | — | $2,625.5 |
| Tower 928 | 27 | 2BR | 12 | 12 | — | $2,625.5 |
| Tower 928 | 28 | 3BR | 12 | 12 | — | $2,521 |
| Tower 928 | 29 | 2BR | 12 | 12 | — | $2,434.5 |
| Tower 928 | 30 | 4BR | 12 | 2 | 10 | $2,547.5 |
| Tower 928 | 31 | 3BR | 12 | 12 | — | $2,474.5 |
| Tower 930 | 32 | 2BR | 12 | 12 | — | $2,577 |
| Tower 930 | 33 | 2BR | 12 | 12 | — | $2,577 |
| Tower 930 | 34 | 3BR | 12 | 12 | — | $2,575 |
| Tower 930 | 35 | 3BR | 12 | 12 | — | $2,474 |
| Tower 930 | 36 | 2BR | 12 | 12 | — | $2,530.5 |
| Tower 930 | 37 | 2BR | 12 | 12 | — | $2,469.5 |
| Tower 930 | 38 | 3BR | 12 | 12 | — | $2,481 |
| Tower 930 | 39 | 3BR | 12 | 12 | — | $2,588.5 |
| Tower 930 | 40 | 2BR | 12 | 12 | — | $2,590 |
| Tower 932 | 41 | 2BR | 12 | 12 | — | $2,495.5 |
| Tower 932 | 42 | 3BR | 12 | 12 | — | $2,465 |
| Tower 932 | 43 | 3BR | 12 | 11 | 1 | $2,609 |
| Tower 932 | 44 | 2BR | 12 | 12 | — | $2,625.5 |
| Tower 932 | 45 | 2BR | 12 | 12 | — | $2,612.5 |
| Tower 932 | 46 | 3BR | 12 | 11 | 1 | $2,601 |
| Tower 932 | 47 | 3BR | 12 | 12 | — | $2,460 |
| Tower 932 | 48 | 2BR | 12 | 12 | — | $2,469.5 |
| Tower 932 | 49 | 2BR | 12 | 12 | — | $2,458.5 |
Unit-level data compiled by PropertyInsider.sg from an EdgeProp Tower View extraction dated 21 Jun 2026. Availability is a snapshot, not a live feed — units can be sold or released between updates, and developers hold back stock. Verify anything you intend to act on with the developer. Compare pricing across projects on the prices by bedroom table.
Latest transactions
The ten most recent recorded sales at Pinery Residences — the closest read on what buyers are paying right now, and on which layouts are still moving.
| Date | Unit | Type | Size | Price | Price psf |
|---|---|---|---|---|---|
| 21 Jun 2026 | #12-35 | 3BR | 1,055 sqft | $2.73M | $2,585 |
| 14 Jun 2026 | #12-06 | 4BR | 1,238 sqft | $3.24M | $2,614 |
| 7 Jun 2026 | #09-02 | 5BR | 1,475 sqft | $3.76M | $2,548 |
| 18 May 2026 | #03-25 | 3BR | 861 sqft | $2.2M | $2,552 |
| 9 May 2026 | #08-20 | 2BR | 635 sqft | $1.6M | $2,526 |
| 7 May 2026 | #11-24 | 4BR | 1,238 sqft | $3.27M | $2,641 |
| 29 Apr 2026 | #09-24 | 4BR | 1,238 sqft | $3.23M | $2,612 |
| 27 Apr 2026 | #14-06 | 4BR | 1,238 sqft | $3.22M | $2,604 |
| 27 Apr 2026 | #12-02 | 5BR | 1,475 sqft | $3.8M | $2,575 |
| 25 Apr 2026 | #13-06 | 4BR | 1,238 sqft | $3.21M | $2,590 |
Most recent transaction 21 Jun 2026. Caveats are lodged with a lag, so the newest sales at a project may not appear for several weeks. Source: EdgeProp Tower View, compiled by PropertyInsider.sg.
How D16 resales have performed
Capital appreciation context for Pinery Residences: what sellers of completed condos in the same district actually realised on 9,347 matched buy-and-sell pairs (March 1995 to August 2026), including the 14.6% that sold at a loss.
Read this first: these are completed matched exits, profitable and unprofitable, over March 1995 to August 2026. A median describes what the middle seller realised — never the probability that any particular purchase will do the same. Note also that an owner sitting on a paper loss can decline to sell, so the true loss rate across all purchases is higher than the 14.6% recorded on completed sales here.
Median annualised return
2.8% p.a.
all exits in district D16, winners and losers
Share that made money
85.4%
7,984 of 9,347 matched exits
Median gain when it worked
$316k
gross, before transaction costs
Median loss when it did not
-$85k
1,363 exits sold at or below cost
Median holding period
9.7y
purchase to sale
OCR segment median
2.8% p.a.
78,217 exits island-wide, 86.3% profitable
Quarterly median exit psf of all matched resales, profitable and not, March 1995 to August 2026. Quarters with fewer than 5 exits carry no point; lines bridge to the next qualifying quarter. Dashed line marks Pinery Residences’s current average developer-sale psf — a new-launch price against a resale trend, so compare direction, not levels. Source: URA caveat data, matched pairs.
What past projects here returned
Completed condos in D16 with at least 20 matched exits — the closest historical read on what this location has delivered. Ranked by median annualised return across every exit, not only the profitable ones.
4.7% p.a.middle of the 10 mapped, all exits2.6–5.3%slowest to fastest of the 10$316kmiddle project’s median gain, gross$1,509 psftheir middle average resale psf$2,551 psfthis launch, average transacted
Map of the 10 projects ranked below. Each pin is labelled with that project’s median annualised return.
Pin colour:3.2–6% (at or above the island median)Below the 3.2% island medianThis launch
| Project | TOP | Exits | Profitable | Median ann. return | Median hold | Median gain | Avg psf |
|---|---|---|---|---|---|---|---|
| Optima @ Tanah Merah | 2012 | 231 | 99.6% | 5.3% p.a. | 5.6y | $315k | $1,019 |
| Casa Merah | 2009 | 567 | 96.3% | 5.3% p.a. | 5.2y | $432k | $1,656 |
| Costa Del Sol | 2004 | 1,163 | 96.1% | 5.3% p.a. | 6.7y | $516k | $1,020 |
| Waterfront Key | 2012 | 285 | 98.2% | 5.2% p.a. | 7.9y | $397k | $1,936 |
| Waterfront Waves | 2011 | 276 | 98.2% | 5.2% p.a. | 8.2y | $430k | $1,782 |
| Grandeur Park Residences | 2020 | 217 | 100.0% | 4.1% p.a. | 6.0y | $252k | $1,502 |
| The Clearwater | 2001 | 435 | 88.3% | 3.8% p.a. | 11.0y | $317k | $1,516 |
| Waterfront Gold | 2014 | 213 | 99.5% | 3.2% p.a. | 9.1y | $277k | $1,100 |
| Aquarius by the Park | 2001 | 787 | 83.6% | 2.9% p.a. | 11.5y | $286k | $1,424 |
| Bayshore Park | 1986 | 909 | 78.2% | 2.6% p.a. | 10.8y | $268k | $1,517 |
Projects in the same district with at least 20 matched exits, ranked by median annualised return across every exit — profitable and not. Median gain is gross, before stamp duties, legal and agent fees, mortgage interest and renovation. Realised outcomes of past projects are context, not a prediction for this launch. Full dataset: resale exit dashboard.
Land cost versus comparable sites
What the developer paid for this site, ranked against the sites most like it — same market segment and planning region where we have enough of them, widening only if we do not. Land is the largest single input into a launch price and it is fixed two to three years before the show flat opens. Every tracked site sits on the land cost tracker.
Primary schools within 1km and 2km
MOE primary schools within a straight-line 1km and 2km of this project, with each school's P1 demand tier and phase-by-phase oversubscription ratios from the last completed registration exercise. An address inside a school's 1km band ranks highest whenever that school ballots. Explore every school on the primary schools map.
Map of Pinery Residences and the 12 primary school(s) inside its straight-line 1km and 2km rings. It loads when this section scrolls into view; every school is listed below with its distance.
Primary school1km ring2km ring
Junyuan Primary School≤1km0.47 km (est.)≈ 7 min walk
2A 0.81×2B 0.04×2C 1.23× • ballot SC 1–2km2C(S) —
St. Hilda's Primary School≤1km0.68 km (est.)≈ 10 min walk
2A 1.22× • ballot SC >2km2B 0.76×2C 2.57× • ballot SC <1km2C(S) —
Tampines Primary School≤1km0.91 km (est.)≈ 14 min walk
2A 0.47×2B 0.02×2C 0.52×2C(S) 1.60× • ballot SC 1–2km
St. Anthony's Canossian Primary School1–2km1.02 km (est.)≈ 15 min walk
2A 0.10×2B 0.15×2C 0.28×2C(S) 0.30×
Red Swastika School1–2km1.24 km (est.)≈ 19 min walk
2A 3.67× • ballot SC <1km2B 1.65× • ballot SC <1km2C 2.08× • ballot SC <1km2C(S) —
Yu Neng Primary School1–2km1.33 km (est.)≈ 20 min walk
2A 0.90×2B 0.64×2C 1.76× • ballot SC <1km2C(S) —
Chongzheng Primary School1–2km1.57 km (est.)≈ 24 min walk
2A 0.40×2B 0.11×2C 0.80×2C(S) 1.04× • ballot SC
Fengshan Primary School1–2km1.68 km (est.)≈ 25 min walk
2A 0.55×2B 0.00×2C 0.80×2C(S) 1.94× • ballot SC <1km
Gongshang Primary School1–2km1.87 km (est.)≈ 28 min walk
2A 1.41× • ballot SC 1–2km2B 0.65×2C 1.92× • ballot SC <1km2C(S) —
Phase chips show applicants per place: 1.00× or under every applicant placed, 1.01–1.50× oversubscribed, above 1.50× heavily oversubscribed. Distances are straight-line estimates computed from project and school coordinates and shown to 2 decimal places — they are not the official home-school distance. Walking times use the same model as the nearby-places table above: 80 m/min with a 1.2× allowance for street routing, omitted beyond 2 km. For P1 registration, verify the exact 1km/2km status with the OneMap School Query tool, which applies MOE’s official measurement. No guarantee of accuracy; school demand tiers reflect the 2026 P1 exercise and can change year to year. The tier is read from Phase 2C alone — the round for children with no family link to the school, and the only one where home distance decides who gets in. Very high demand means the 2C ballot cut into citizens within 1km AND at least 1.5 applicants turned up per place. Full map and methodology: NaN
Compare with nearby launches
Other tracked launches and GLS sites in D16 or the same segment and region.
Bayshore Drive GLS
Upcoming
Est. launch price$2,810–$3,170 psf
0% sold
Bedok Rise GLS
Upcoming
Est. launch price$2,820–$3,180 psf
0% sold
New Upper Changi Road GLS
GLS Site
Pricing TBC
0% sold
Vela Bay
133 units available
$2,827–$3,152 psf
74% sold
Coastal Cabana
131 units available
$1,784–$1,801 psf
82% sold
In depth
Mortgage calculator
What a loan of this size costs a month, before you talk to a bank. Change any figure — the instalment, the loan amount and the interest bill all recalculate as you type.
S$
%
% p.a.
years
Total loan amount—
Estimated instalment
—
per month
- Principal, first month—
- Interest, first month—
- Interest over the full term—
The split shown is the first month’s instalment, not an average: early payments are mostly interest and late ones mostly principal, while the monthly figure itself stays level. This is the loan only — it excludes stamp duty, legal fees, maintenance and property tax, and a home bought under construction draws the loan down in stages rather than all at once. What a bank will actually lend you depends on the LTV limit, TDSR and, for HDB flats and developer-sold ECs, MSR. Work those out on the affordability calculator, stamp duty calculator and progressive payment calculator. Estimates only, not financial advice.
