8@Bt
45 units available
$2,613–$2,795 psf
72% sold
Gallery
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
Pinetree Hill is a 520-unit 99-year leasehold condominium in D21 (OCR, Central region), developed by UOL Group & Singapore Land Group, with TOP expected in 2026. The land was secured through a URA Government Land Sales tender in June 2022 at $1,318 psf ppr.
The site sits about 0.95 km in a straight line from Dover (EW22), roughly 14 minutes on foot. Matched developer-sale transactions put take-up at 99.8% — 519 of 520 units, at an average of $2,486 psf.
100% sold
519 of 520 units sold · 1 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 Pinetree Hill, 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
- UOL Group & Singapore Land Group
- District
- D21 · OCR · Central
- Tenure
- 99 years
- Total units
- 520
- Site area
- 22,535 sqmest.242,562 sqft · derived from GFA ÷ plot ratio
- Gross floor area
- 47,323 sqm
- Plot ratio
- 2.1
- Land cost
- $1,318 psf pprURA GLS tender, June 2022
- Estimated breakeven
- $2,248 psf pprest.
- Average psf (transacted)
- $2,486
- Units sold
- 99.8%519 of 520 · 1 available
- Entry price
- $1.24MSmallest layout, lowest transacted quantum
- Bedroom mix
- 1, 2, 3, 4, 5 bedroom
- Size range
- 538 - 2,874 sqft (50 - 267 sqm)
- Expected TOP
- 2026
- Nearest MRT
- Dover EW22 · 0.95 km · ~14 min walk
- HDB upgrader share
- 27.1%Of matched buyers with a prior HDB address
- Coordinates
- 1.31992, 103.77665
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 Pinetree Hill sits on the map, with its district, market segment and nearest station on the rail network. The nearest MRT station is Dover (EW22), about 0.95 km away in a straight line, roughly 14 minutes on foot. The dashed rings on the map mark straight-line 1 km and 2 km radii from the site.
Pinetree Hill is located at 1.31992, 103.77665 in D21, Singapore. The interactive map loads when this section comes into view.
- District
- D21 · Central · OCR
- Nearest MRT
- Dover EW22 · 0.95 km · ~14 min walk
- Coordinates
- 1.31992, 103.77665
- 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 |
|---|---|---|---|
| School of Science and Technology, SingaporeSecondary | 0.83 km | 12 min | 2 min |
| Clementi Ave 2 Market/Cooked Food CentreHawker centre · 18 cooked-food stalls | 0.90 km | 13 min | 3 min |
| Henry Park Primary SchoolHigh P1 demand | 0.91 km | 14 min | 3 min |
| Dover MRTEW22 · East West Line | 0.95 km | 14 min | 3 min |
| Clementi CCCommunity club | 0.95 km | 14 min | 3 min |
| Singapore University of Social SciencesAutonomous university | 1.04 km | 16 min | 3 min |
| Jelita MallShopping mall (location approximate) | 1.06 km | 16 min | 3 min |
| Pei Tong Primary SchoolP1 vacancies available | 1.09 km | 16 min | 3 min |
| New Town Secondary SchoolSecondary | 1.19 km | 18 min | 3 min |
| Technical University of Munich (Asia)Overseas university partner | 1.35 km | 20 min | 4 min |
| Clementi MRTEW23 · East West Line | 1.38 km | 21 min | 4 min |
| Grantral Mall @ ClementiShopping mall | 1.42 km | 21 min | 4 min |
| Clementi PolyclinicPublic polyclinic · National University Polyclinics | 1.47 km | 22 min | 4 min |
| The Clementi MallShopping mall | 1.47 km | 22 min | 4 min |
| Clementi Ave 3 Blk 448Hawker centre · 51 cooked-food stalls | 1.54 km | 23 min | 4 min |
| Clementi 321Shopping mall | 1.57 km | 23 min | 5 min |
| Clementi Primary SchoolModerate P1 demand | 1.58 km | 24 min | 5 min |
| Nan Hua High SchoolSecondary | 1.59 km | 24 min | 5 min |
| Methodist Girls' School (Primary)Very high P1 demand | 1.62 km | 24 min | 5 min |
| Ghim Moh Road Blk 20Hawker centre · 72 cooked-food stalls | 1.62 km | 24 min | 5 min |
| Dover Court International SchoolInternational school | 1.64 km | 25 min | 5 min |
| Clementi Sport CentreActiveSG sport centre | 1.64 km | 25 min | 5 min |
| Ulu Pandan CCCommunity club | 1.65 km | 25 min | 5 min |
| Nan Hua Primary SchoolVery high P1 demand | 1.70 km | 25 min | 5 min |
| International Community SchoolInternational school | 1.85 km | 28 min | 5 min |
| Clementi Woods ParkPark · 11 ha nearest — beyond 2 km | 2.54 km | — | 7 min |
| one-northBusiness and innovation park | 2–5 km | — | 10–20 min |
| International Business ParkBusiness and innovation park | 2–5 km | — | 10–20 min |
| Tanjong PagarCentral business district | 5–10 km | — | 20–30 min |
No categories selected. Pick one above, or .
29 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 |
|---|---|---|---|---|---|---|
| 1 Bedroom | $1.33M | $2,477 | $1.24M – $1.41M | 538 – 538 sqft | 22 sold | Sold out |
| 2 Bedroom | $1.87M | $2,441 | $1.57M – $2.14M | 700 – 915 sqft | 226 sold | Sold out |
| 3 Bedroom | $2.79M | $2,495 | $2.18M – $3.38M | 969 – 1,421 sqft | 159 sold | Sold out |
| 4 Bedroom | $3.53M | $2,552 | $3.2M – $4.07M | 1,292 – 1,668 sqft | 90 sold | Sold out |
| 5 Bedroom | $4.56M | $2,631 | $4.36M – $4.79M | 1,733 – 1,733 sqft | 22 sold | 1 left2,874 sqft |
Prices, sizes and unit counts are compiled unit by unit from the Tower View extraction dated 27 Apr 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
The published site plan for Pinetree Hill — block placement, facing, and where the facilities sit relative to each stack. Select a plan to view it full size.
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 Pinetree Hill, floor by floor and stack by stack: which are sold, which are still available, and what the sold ones transacted at. 1 of 520 units were unsold at the last extraction.
Total units5203 towers tracked unit by unit
Sold51999.8% of the development
Still available1Unsold at last check
Latest transaction27 Apr 2026Most recent caveat in the grid
Stack0102030405060708
Storey24
Storey23
Storey22
Storey21
Storey20
Storey19
Storey18
Storey17
Storey16
Storey15
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 $2,370 psfaround $2,458–$2,524 psfover $2,606 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 30 | 01 | 3BR | 22 | 22 | — | $2,364.5 |
| Tower 30 | 02 | 2BR | 22 | 22 | — | $2,332 |
| Tower 30 | 03 | 1BR | 22 | 22 | — | $2,501 |
| Tower 30 | 04 | 3BR | 22 | 22 | — | $2,417 |
| Tower 30 | 05 | 4BR | 22 | 22 | — | $2,588.5 |
| Tower 30 | 06 | 2BR | 22 | 22 | — | $2,422.5 |
| Tower 30 | 07 | 2BR | 22 | 22 | — | $2,479 |
| Tower 30 | 08 | 4BR | 22 | 22 | — | $2,611.5 |
| Tower 32 | 09 | 3BR | 23 | 23 | — | $2,526 |
| Tower 32 | 10 | 2BR | 23 | 23 | — | $2,521 |
| Tower 32 | 11 | 2BR | 23 | 23 | — | $2,340 |
| Tower 32 | 12 | 3BR | 23 | 23 | — | $2,540 |
| Tower 32 | 13 | 4BR | 23 | 23 | — | $2,609 |
| Tower 32 | 14 | 2BR | 23 | 23 | — | $2,477 |
| Tower 32 | 15 | 2BR | 23 | 23 | — | $2,400 |
| Tower 32 | 16 | 3BR | 23 | 23 | — | $2,543 |
| Tower 36 | 17 | 4BR | 23 | 23 | — | $2,445 |
| Tower 36 | 18 | 2BR | 23 | 23 | — | $2,550 |
| Tower 36 | 19 | 2BR | 23 | 23 | — | $2,340 |
| Tower 36 | 20 | 3BR | 23 | 23 | — | $2,535 |
| Tower 36 | 21 | 5BR | 23 | 22 | 1 | $2,640 |
| Tower 36 | 22 | 2BR | 22 | 22 | — | $2,537 |
| Tower 36 | 23 | 3BR | 23 | 23 | — | $2,584 |
Unit-level data compiled by PropertyInsider.sg from an EdgeProp Tower View extraction dated 27 Apr 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 Pinetree Hill — the closest read on what buyers are paying right now, and on which layouts are still moving.
| Date | Unit | Type | Size | Price | Price psf |
|---|---|---|---|---|---|
| 27 Apr 2026 | #19-21 | 5BR | 1,733 sqft | $4.71M | $2,715 |
| 26 Apr 2026 | #23-22 | 2BR | 775 sqft | $2.06M | $2,663 |
| 12 Apr 2026 | #24-10 | 2BR | 797 sqft | $2.13M | $2,678 |
| 12 Mar 2026 | #03-21 | 5BR | 1,733 sqft | $4.38M | $2,529 |
| 9 Mar 2026 | #02-23 | 3BR | 1,216 sqft | $3.04M | $2,501 |
| 8 Mar 2026 | #22-16 | 3BR | 1,216 sqft | $3.24M | $2,666 |
| 8 Mar 2026 | #21-22 | 2BR | 775 sqft | $2.05M | $2,644 |
| 7 Mar 2026 | #04-21 | 5BR | 1,733 sqft | $4.4M | $2,539 |
| 4 Mar 2026 | #23-09 | 3BR | 1,216 sqft | $3.22M | $2,650 |
| 3 Mar 2026 | #02-16 | 3BR | 1,216 sqft | $2.98M | $2,451 |
Most recent transaction 27 Apr 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 D21 resales have performed
Capital appreciation context for Pinetree Hill: what sellers of completed condos in the same district actually realised on 7,429 matched buy-and-sell pairs (March 1995 to August 2026), including the 24.8% 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 24.8% recorded on completed sales here.
Median annualised return
2.0% p.a.
all exits in district D21, winners and losers
Share that made money
75.2%
5,589 of 7,429 matched exits
Median gain when it worked
$395k
gross, before transaction costs
Median loss when it did not
-$180k
1,840 exits sold at or below cost
Median holding period
10.7y
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 Pinetree Hill’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 D21 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.
4.3% p.a.middle of the 10 mapped, all exits2.9–7.3%slowest to fastest of the 10$464kmiddle project’s median gain, gross$1,698 psftheir middle average resale psf$2,486 psfthis launch, average transacted
Map of the 10 projects ranked below. Each pin is labelled with that project’s median annualised return.
Pin colour:6–10% a year3.2–6% (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 |
|---|---|---|---|---|---|---|---|
| The Nexus | 2006 | 208 | 99.5% | 7.3% p.a. | 5.7y | $596k | $1,128 |
| Gardenvista | 2006 | 383 | 99.0% | 5.9% p.a. | 8.9y | $570k | $1,037 |
| Ki Residences at Brookvale | 2024 | 91 | 98.9% | 5.1% p.a. | 4.1y | $408k | $1,852 |
| Pine Grove | — | 183 | 84.7% | 4.5% p.a. | 9.5y | $520k | $1,359 |
| Daintree Residence | 2022 | 86 | 100.0% | 4.3% p.a. | 4.8y | $284k | $1,686 |
| Pandan Valley | 1978 | 318 | 86.2% | 4.2% p.a. | 10.5y | $717k | $1,768 |
| View at Kismis | 2024 | 50 | 100.0% | 3.9% p.a. | 4.6y | $214k | $1,709 |
| Clementi Park | 1986 | 251 | 84.1% | 3.7% p.a. | 11.6y | $590k | $1,835 |
| Summerhill | 2002 | 281 | 78.6% | 3.1% p.a. | 11.3y | $390k | $1,945 |
| Maple Woods | 1997 | 579 | 76.9% | 2.9% p.a. | 9.9y | $330k | $1,028 |
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 Pinetree Hill and the 5 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
Henry Park Primary School≤1km0.91 km (est.)≈ 14 min walk
2A 0.88×2B 1.16× • ballot SC 1–2km2C 1.49× • ballot SC <1km2C(S) —
Clementi Primary School1–2km1.58 km (est.)≈ 24 min walk
2A 0.11×2B 0.00×2C 0.61×2C(S) 1.12× • ballot SC >2km
Methodist Girls' School (Primary)1–2km1.62 km (est.)≈ 24 min walk
2A 0.98×2B 1.90× • ballot SC <1km2C 1.54× • ballot SC <1km2C(S) —
Nan Hua Primary School1–2km1.70 km (est.)≈ 25 min walk
2A 1.79× • ballot SC <1km2B 2.10× • ballot SC <1km2C 3.00× • 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 D21 or the same segment and region.
Nava Grove
1 unit available
$2,466–$2,511 psf
99.8% sold
The Sen
204 units available
$2,297–$2,444 psf
41% 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.
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