Pricing
Pinery Residences Price Guide
No. of Rooms | Sqm | Sqft | No. of Units | Price Min. | Price Max. |
2 Bedroom | 58 – 62 | 624 – 667 | 180 | $1,498,000 | – |
2 Bedroom + Study | 65 | 700 | 72 | $1,660,000 | – |
3 Bedroom | 75 – 95 | 807 – 1023 | 144 | $1,930,000 | – |
3 Bedroom Premium + Study | 98 | 1055 | 60 | $2,512,000 | – |
4 Bedroom | 106 – 115 | 1141 – 1238 | 108 | $2,722,000 | – |
4 Bedroom Luxury + Study | 129 | 1389 | 12 | $3,290,000 | – |
5 Bedroom | 137 | 1475 | 12 | $3,508,000 | – |
Total | 588 |
(All prices for Pinery Residences displayed here are for reference purposes. Prices are subject to change from time to time without prior notice. This webpage cannot be held responsible for any inaccuracies, omissions and/or dispute.)
Frequently Asked Questions
How should buyers interpret the Pinery Residences price guide?
Buyers should interpret the Pinery Residences price guide as a starting-price reference rather than a guarantee that every unit within a bedroom category is available at the displayed amount. The guide lists minimum prices ranging from S$1.498 million for selected two-bedroom units to S$3.508 million for five-bedroom homes, but the actual price of a unit can depend on its size, stack, floor, orientation, view and availability.
Before comparing units, buyers should request a quotation showing:
- Unit number and stack
- Floor level
- Strata area
- Gross purchase price
- Applicable developer discount
- Net purchase price
- Price per square foot
- Offer-expiry date
The pricing page states that all displayed amounts are for reference and may change without prior notice. Buyers should therefore confirm the latest figures through the Pinery Residences homepage or sales team before making a financial decision.
Why does the Pinery Residences pricing page show minimum prices but no maximum prices?
The Pinery Residences pricing page likely leaves the maximum-price fields blank because the highest available price can change as units are sold, repriced, or released during different sales phases. The page publishes a minimum entry price for each bedroom category but displays a dash under every maximum-price column.
A buyer should not assume that the starting price applies to higher-floor, premium-facing or larger units within the same category. For a meaningful comparison, request the full price range for:
- The preferred bedroom type
- Every available stack
- Different floor bands
- Standard and premium layouts
- Units with or without a study
- Units facing facilities, roads or open views
Because the website does not provide maximum figures, contact Pinery Residences at +65 6100 2177 for a current unit-specific price list.
Which Pinery Residences unit type currently has the lowest published entry price?
The two-bedroom category has the lowest published Pinery Residences entry price at approximately S$1.498 million. These units range from about 624 to 667 sq ft, and the development contains 180 two-bedroom homes according to the published price guide.
A buyer assessing this entry point should determine whether the quoted price applies to:
- A 624, 646 or 667 sq ft layout
- A lower- or higher-floor unit
- A road-, facility- or outward-facing stack
- A unit with a regular or less-preferred orientation
- A currently available home rather than an already sold launch unit
Review the official Pinery Residences floor plans before deciding whether the lowest-priced configuration provides enough bedroom, kitchen, storage and living space for the intended household.
How large are the starting-price differences between Pinery Residences unit types?
The published starting-price differences range from approximately S$162,000 to S$582,000 between consecutive Pinery Residences unit categories. Based on the current price guide, the reference gaps are:
- Two-bedroom to two-bedroom plus study: S$162,000
- Two-bedroom plus study to three-bedroom: S$270,000
- Three-bedroom to three-bedroom premium plus study: S$582,000
- Three-bedroom premium plus study to four-bedroom: S$210,000
- Four-bedroom to four-bedroom luxury plus study: S$568,000
- Four-bedroom luxury plus study to five-bedroom: S$218,000
These differences should not be evaluated by bedroom count alone because the unit sizes, layout features and number of available homes also differ. Buyers should compare the additional usable space and functionality gained for the higher purchase price.
How should buyers compare the Pinery Residences PSF across different units?
Buyers should compare the Pinery Residences PSF using the price and exact strata area of each specific unit rather than dividing a category’s starting price by its full size range. The price guide groups several sizes under some bedroom types, so the minimum price may not correspond to every listed floor area.
A proper PSF comparison should include:
- Net purchase price after confirmed discounts
- Exact strata area of the selected unit
- Amount of balcony, air-conditioning ledge and service space
- Internal layout efficiency
- Floor level and facing
- Privacy and distance from adjoining blocks
- Exposure to roads, facilities or public areas
- Comparable new-launch and resale transactions
A unit with a lower PSF is not automatically better value if a significant part of its area is less usable. Ask the sales team to provide the unit-specific PSF in writing.
Why can two Pinery Residences units of the same size have different prices?
Two Pinery Residences units of the same size can have different prices because floor level, stack position, orientation, privacy, view, and proximity to facilities affect their relative desirability. Developers commonly price individual units according to their specific attributes instead of applying one fixed amount to an entire layout type.
Potential price differentiators include:
- Higher versus lower floor
- Open view versus blocked outlook
- Morning versus afternoon sun
- Road-facing versus inward-facing location
- Proximity to the pool or activity areas
- Distance from lifts, refuse chutes or public routes
- Corner versus intermediate position
- Noise exposure from the mixed-use component
- Unit availability within the stack
Buyers should locate each shortlisted unit on the Pinery Residences site plan before deciding whether a price premium is justified.
How can buyers confirm that a Pinery Residences starting-price unit is still available?
Buyers can confirm whether a starting-price Pinery Residences unit is still available by checking the latest inventory directly with the sales team before relying on the published price guide. The balance units page states that availability can change without notice and that its online information is for reference only.
A buyer should provide:
- Preferred bedroom category
- Maximum budget
- Acceptable floor range
- Preferred stacks or orientations
- Whether a study is required
- One or two alternative unit choices
The Pinery Residences balance units chart can help with initial research, but a written confirmation should be obtained before visiting the gallery or transferring any reservation payment. The sales contact listed on the website is +65 6100 2177.
Does the cheapest Pinery Residences unit necessarily provide the best value?
The cheapest Pinery Residences unit does not necessarily provide the best value because purchase price must be considered together with layout efficiency, suitability, facing and long-term usability. A lower-priced unit may be appropriate for a smaller household, but it may become restrictive if the buyer later needs a home office, nursery, guest room or more storage.
A value assessment should compare:
- Total purchase price
- PSF
- Internal usable area
- Bedroom dimensions
- Kitchen configuration
- Storage provisions
- Balcony size
- Privacy
- Natural light and ventilation
- Future household requirements
The Pinery Residences floor plan page contains two- to five-bedroom configurations. Buyers should evaluate the actual dimensions rather than selecting solely according to the lowest advertised price.
How should the Pinery Residences site plan influence a buyer’s pricing decision?
The Pinery Residences site plan should influence a pricing decision by showing whether a unit’s position supports or weakens the premium attached to it. A higher-priced unit may be justified when it offers greater privacy, a preferred orientation or a more open outlook, while another buyer may prefer convenience over a premium view.
Review the site plan for:
- Block and stack position
- Distance between buildings
- Swimming-pool exposure
- Tennis and recreation areas
- Residential entrances
- Vehicle access points
- Public commercial routes
- Road-facing boundaries
- Lift and refuse-chute locations
- Afternoon-sun direction
Pinery Residences is an integrated development, so buyers should also examine how shortlisted stacks relate to Pinery Mall and the MRT connection. The Pinery Residences site plan should therefore be reviewed alongside the price list.
Does Pinery Residences’ mixed-use location justify a higher purchase price?
Pinery Residences’ mixed-use location may support a price premium for buyers who value direct transport access and everyday amenities, but the premium should still be compared with alternative properties. The development is planned with 588 residential units at Tampines Street 94, a 99-year lease and direct underground access to Tampines West MRT through its integrated commercial component.
Buyers should assess whether they personally value:
- Sheltered MRT access
- On-site retail and dining
- Nearby childcare
- Reduced dependence on driving
- Established Tampines amenities
- Private facilities above the commercial podium
The same integration can also create public activity around certain parts of the development. Price comparisons should therefore account for both convenience and the selected stack’s exposure to public entrances, roads and commercial operations.
How much Buyer’s Stamp Duty may apply to a Pinery Residences purchase?
Buyer’s Stamp Duty for a Pinery Residences purchase is calculated progressively on the higher of the property’s purchase price or market value. Current residential BSD rates begin at 1% for the first S$180,000 and rise progressively to a top marginal rate of 6%.
Using the published minimum prices, approximate BSD would be:
- S$1.498 million two-bedroom: S$44,520
- S$1.930 million three-bedroom: S$66,100
- S$2.722 million four-bedroom: S$105,700
- S$3.508 million five-bedroom: S$150,080
These estimates exclude Additional Buyer’s Stamp Duty and assume the stated purchase price is not lower than the property’s market value. Buyers should ask a conveyancing lawyer to confirm the final duty before exercising an Option to Purchase.
Will Additional Buyer’s Stamp Duty affect the Pinery Residences budget?
Additional Buyer’s Stamp Duty may significantly affect the Pinery Residences budget depending on the buyer’s residency status and number of residential properties owned. ABSD is payable in addition to BSD and is calculated on the higher of the purchase price or market value.
Current general rates include:
- Singapore citizen buying a first residential property: No ABSD
- Singapore citizen buying a second property: 20%
- Singapore citizen buying a third or subsequent property: 30%
- Permanent resident buying a first property: 5%
- Permanent resident buying a second property: 30%
- Foreigner buying residential property: 60%
Joint buyers may be assessed using the highest applicable profile. Remissions or treaty treatment may apply in limited circumstances, so buyers should confirm their position with IRAS and a property lawyer.
How much downpayment may be required for a Pinery Residences bank loan?
A buyer receiving the maximum 75% bank loan may need a 25% downpayment, with at least 5% of the purchase price payable in cash and the remaining 20% payable using cash, eligible CPF Ordinary Account savings or both. The final loan amount can be lower depending on the borrower’s age, loan tenure, existing housing loans, income and bank assessment.
At the published minimum prices, the initial 5% cash component would be approximately:
- S$1.498 million unit: S$74,900
- S$1.930 million unit: S$96,500
- S$2.722 million unit: S$136,100
- S$3.508 million unit: S$175,400
These figures exclude stamp duties, legal fees and any portion not covered by the approved loan. Buyers should secure an In-Principle Approval before committing to a unit.
How does the TDSR affect the Pinery Residences price a buyer can afford?
The Total Debt Servicing Ratio affects affordability by limiting how much of a borrower’s gross monthly income should generally be used to repay all monthly debt obligations. The current TDSR threshold for new property loans is 55%, and it considers the proposed housing loan together with debts such as car loans, credit facilities and other mortgages.
Before selecting a Pinery Residences unit, buyers should calculate:
- Existing monthly debt payments
- Expected mortgage repayment
- Loan tenure
- Stress-tested interest rate used by the bank
- Stable and variable income
- Cash and CPF reserves
- Future education or family expenses
A buyer who qualifies for a larger loan should still maintain a financial buffer rather than treating the bank’s maximum approval as a recommended spending target.
Can CPF Ordinary Account savings be used toward Pinery Residences pricing and purchase costs?
Eligible CPF Ordinary Account savings can be used for a Pinery Residences purchase, including qualifying downpayment, housing loan, stamp duty and legal expenses. However, CPF usage limits may apply, and buyers should consider how extensive use of OA savings affects their retirement funds.
Before booking, buyers should check:
- Current OA balance
- Amount available for housing
- Applicable valuation and withdrawal limits
- Cash needed for the minimum 5% down payment
- Amount reserved for future mortgage payments
- CPF refund obligations when the property is sold
CPF Board advises members to balance housing usage with retirement needs and maintain an emergency buffer. Buyers can use the official CPF housing usage calculator for a personalized estimate.
How should buyers plan their payments before Pinery Residences reaches TOP?
Buyers should plan for progressive payments, stamp duties, loan servicing and possible changes in personal finances before Pinery Residences reaches TOP. The project details page currently lists an estimated TOP in 2030, although formal completion dates and payment obligations should be confirmed in the Sale and Purchase Agreement.
A prudent cash-flow plan should include:
- Booking and option payments
- Remaining downpayment
- BSD and applicable ABSD
- Legal and loan fees
- Construction-stage payments
- Interest on amounts progressively disbursed
- Existing rent or mortgage payments
- Renovation and furnishing budget
- Emergency reserves
- Possible completion-date changes
Buyers should obtain the contractual payment schedule from the sales team and review it with their bank and lawyer before committing.
Are Pinery Residences developer discounts already included in the displayed prices?
The pricing page does not clearly state whether every displayed minimum price includes all current developer discounts or promotional incentives. The showflat page promotes direct developer pricing and possible incentives, but the availability, amount, and conditions of any discount should be confirmed through a written quotation.
A written price breakdown should identify:
- Original list price
- Standard developer discount
- Limited-time incentive
- Net purchase price
- Final PSF
- Eligible unit numbers
- Promotion-expiry date
- Conditions for retaining the discount
Buyers can arrange a Pinery Residences showflat appointment to request the latest quotation. Verbal statements about discounts should not replace documented terms.
Which documents should buyers compare with the Pinery Residences price list?
Buyers should compare the Pinery Residences price list with the floor plan, site plan, balance units chart, specifications and project brochure before selecting a unit. Price alone does not show whether a unit offers an efficient layout, preferred position or suitable features.
The most useful resources include:
- Pinery Residences project details for tenure, unit count and estimated TOP
- Pinery Residences floor plans for layouts and room configurations
- Pinery Residences site plan for stack positioning
- Pinery Residences e-brochure for consolidated project information
- Pinery Residences balance units chart for recent availability information
The e-brochure page explains that pricing may be sent separately because current figures depend on availability.
Why should the developer’s track record be considered when reviewing Pinery Residences pricing?
The developer’s track record should be considered because buyers are purchasing an uncompleted property whose eventual quality, delivery and specifications depend partly on the development team. Pinery Residences is jointly developed by Hoi Hup Realty and Sunway Developments, which have collaborated on projects such as The Continuum, Terra Hill, Ki Residences, Parc Central Residences and Parc Canberra.
Buyers reviewing the price should independently assess:
- Completed-project workmanship
- Layout planning
- Common facilities
- Landscaping quality
- Maintenance considerations
- Handling of defects
- Delivery history
- Resale and rental performance of comparable projects
The Pinery Residences developer page provides a starting point, but buyers should visit completed developments and review formal sale specifications instead of relying only on promotional claims.
What should buyers verify before accepting a Pinery Residences price quotation?
Buyers should verify the unit number, net price, PSF, availability, payment terms, and all applicable purchase costs before accepting a Pinery Residences quotation. This prevents a starting price, temporary promotion, or outdated inventory status from being mistaken for a final binding offer.
Before signing or paying, confirm:
- The unit remains available.
- The quotation identifies the exact unit and floor area.
- Every discount is documented.
- The final PSF is correctly calculated.
- BSD and applicable ABSD have been estimated.
- Bank financing is sufficient.
- CPF usage has been checked.
- The floor plan and specifications are correct.
- Reservation and refund conditions are understood.
- A lawyer has reviewed the relevant documents where necessary.
When pricing information is uncertain, contact Pinery Residences at +65 6100 2177 and request written confirmation before transferring money or exercising an Option to Purchase.