Buyer’s Guide to Pinery Residences

Pinery Residences: a complete guide covering prices, the unit mix, design and orientation, fittings by unit type, facilities, technical specifications, and the questions buyers ask most about this specific development.

All the technical details are also compiled at the bottom of this page as a single block you can paste into any AI assistant, Gemini Notebook, ChatGPT, Perplexity, and ask it anything about this development. Explore, compare, and reach your own conclusion, at your own pace.

588Total Units

9 Oct 2031Expected Vacant Possession

99-yrLeasehold

18 (OCR)District

AI Research
Pricing & Availability
Mixed Development
Location
Design & Orientation
Unit Types
Fittings & Brands
Facilities
Specifications
The Developer
Investment Context
FAQ

Pricing & Availability

“What does a unit here cost, and how is the mix actually priced?”

Pinery Residences releases 588 units across ten price bands, from a 624 sqft 2-Bedroom to a 1,475 sqft 5-Bedroom Luxury. Live prices and current availability sit in the table below, which is the source of truth and updates as the project sells.

Type	Area Size (From)	Area Size (To)	Price (From)	Price (To)	Available Units	Total Units	Maintenance Fee (est)
2 Bedroom	624 sqft	667 sqft	Fully Sold	Fully Sold	0	180	$459 / mth
2 Bedroom Premium + Study	700 sqft	700 sqft	Fully Sold	Fully Sold	0	72	$459 / mth
3 Bedroom	807 sqft	807 sqft	Fully Sold	Fully Sold	0	48	$459 / mth
3 Bedroom Deluxe	861 sqft	872 sqft	Fully Sold	Fully Sold	0	48	$459 / mth
3 Bedroom Premium	990 sqft	1023 sqft	Fully Sold	Fully Sold	0	48	$459 / mth
3 Bedroom Premium + Study	1055 sqft	1055 sqft	Fully Sold	Fully Sold	0	60	$459 / mth
4 Bedroom	1141 sqft	1141 sqft	Fully Sold	Fully Sold	0	24	$510 / mth
4 Bedroom Premium + Study	1195 sqft	1238 sqft	$2,972,000	$3,392,000	29	84	$510 / mth
4 Bedroom Luxury + Study	1389 sqft	1389 sqft	$3,375,000	$3,629,000	3	12	$510 / mth
5 Bedroom Luxury	1475 sqft	1475 sqft	$3,579,000	$3,904,000	4	12	$510 / mth
Total					36	588

The ten bands group seventeen distinct unit types. Four of those bands carry more than one layout, which is why a single band can show a size range rather than one figure: the 2-Bedroom band spans 624 to 667 sqft across three layouts, and the 4-Bedroom Premium + Study band spans 1,195 to 1,238 sqft across three. The other six bands each carry a single layout at a single size.

Monthly maintenance charge, by unit type

Every unit carries a share value of either 9 or 10, and the monthly charge is that share value multiplied by a fixed rate of $51. There are only two figures across the whole development.

Estimated monthly maintenance charge by share value
Unit types	Bedroom bands	Share value	Estimated monthly charge
B1, B2, B3, B4, C1, C2, C3, C4, C5, C6, C7 (and their -G variants)	2-Bedroom and 3-Bedroom	9	$459
D1, D2, D3, D4, D5, E1 (and their -G variants)	4-Bedroom and 5-Bedroom	10	$510

How the $51 rate breaks down, and why a mixed-use project has two management corporations▼

The $51 monthly rate per share value is not a single charge. It splits into $47 for the residential sub-management corporation and $4 for the main management corporation covering the whole development, mall included. A share value of 9 therefore pays $423 into the residential sub-MC and $36 into the main MC each month.

This two-tier structure is standard where residential and commercial strata sit on one site. The residential sub-MC funds what residents use: the pools, the gym, The Pinery House, the landscaped decks, the residential lifts and the second-storey carpark. The main MC funds what both components share, which is the smaller of the two figures by a wide margin.

Monthly charge split, by share value
Share value	Residential sub-MC at $47	Main MC at $4	Total at $51
9	$423	$36	$459
10	$470	$40	$510

What the band names mean, and where two layouts share one band▼

Band names describe bedroom count plus a tier word. The tier words are not decorative: Deluxe, Premium and Luxury each mark a step in size, and Study marks a fourth room that is drawn and finished as a study rather than carved out of a living room.

Six of the ten bands carry exactly one layout, so the band name and the unit type refer to the same thing. Four carry more than one. The 2-Bedroom band holds B1, B2 and B3; the 3-Bedroom Deluxe band holds C2 and C3; the 3-Bedroom Premium band holds C4, C5 and C6; and the 4-Bedroom Premium + Study band holds D2, D3 and D4. Within those four bands the layouts differ in size and in room arrangement, so the unit type matters more than the band name when you are comparing two units at similar prices.

Work out which band fits

Bring a budget and a bedroom count, and the sales team can narrow seventeen unit types down to the two or three worth seeing in person.

Submit an Enquiry →

Mixed Development

An 11,300 sqm mall on the first storey, and an underground link to Tampines West MRT

Pinery Residences sits above Pinery Mall on a single site at Tampines Street 94, with an underground pedestrian link running from the first storey to Tampines West MRT Station on the Downtown Line. The residential and commercial components are separately addressed, separately parked and separately accessed, and the whole development completes together.

How the development stacks, level by level
Level	What is there	Whose
Levels 3 to 14	Facilities deck and 588 residences across 6 blocks	The condominium
Level 2	Residential carpark, 474 lots, and the residential drop-off	The condominium
Level 1	Pinery Mall: retail, F&B, food court, supermarket, preschool. Underground pedestrian link to Tampines West MRT Station. Residential lobbies with direct access	Shared site, mall tenancies are the mall’s
Basement 1	Pinery Mall carpark, 164 lots, and the separated service area	Pinery Mall

What is in Pinery Mall, and how the 11,300 sqm divides▼

Pinery Mall runs to approximately 11,300 sqm of commercial gross floor area on a single-floor plan, holding roughly 60 restaurant and retail units. It is fully air-conditioned.

Commercial gross floor area by use
Use	Approximate GFA
Restaurant and retail	9,350 sqm
Supermarket	1,150 sqm
Early Childhood Development Centre	650 sqm
Outdoor refreshment area	150 sqm
Total commercial GFA	11,300 sqm

A community plaza of approximately 1,300 sqm sits alongside the mall at the first storey, expressed as a double-volume space and designed as a pedestrian node for the precinct rather than as a resident facility. There is also a covered linkway, and 24-hour covered pedestrian access across the first storey.

Separated access: what residents use, and what the mall uses▼

Vehicular access is split by component. Residents enter from Bedok Reservoir Road and drive to the second-storey carpark. Commercial traffic enters from Tampines Street 94 into the basement carpark and a separated service area, so delivery vehicles and refuse collection do not share the residential route.

Residents reach the lift lobbies directly on the first storey, and residential visitors enter through the clubhouse. Card access covers the residential lobbies on the first, second and third storeys, with a defined line of security at the second-storey carpark.

Parking and bicycle provision, by owner
Provision	Count	Whose
Carpark lots, second storey	474, including 4 accessible and 5 electric vehicle lots	The condominium
Bicycle lots, second storey	148	The condominium
Carpark lots, basement	approximately 164, including 3 accessible and 3 electric vehicle lots	Pinery Mall
Bicycle lots, commercial	approximately 64	Pinery Mall
Bicycle lots, MRT	approximately 300	Public, for station users

The 474 residential lots against 588 units works out to roughly 0.8 lots per unit.

See where the link surfaces

The site plan shows exactly where the underground link meets the first storey and how far each block sits from it. Ask to walk through the site plan at the showflat.

Book a Showflat Visit →

Location & Connectivity

One stop to Tampines Central, five to Changi Airport, and a lift ride to the Downtown Line

Tampines West MRT Station sits at the end of the development’s own underground pedestrian link, putting the Downtown Line within a covered walk from the residential lobbies. Tampines Central and its three malls are one stop away, Changi Airport is five, and the Pan Island Expressway is roughly three minutes by car.

Rail connections from Tampines West MRT Station
Destination	Line	Stops
Tampines West	Downtown Line	Connected by the development’s underground link
Tampines	Downtown Line and East-West Line	1
Bedok Reservoir	Downtown Line	1
Tampines East	Downtown Line	2
Bedok North	Downtown Line	2
Simei	East-West Line	2
Expo	Downtown Line and East-West Line	4
Changi Airport	East-West Line	5
Downtown	Downtown Line	14

Expressway access, by car
Expressway	Estimated driving time
Pan Island Expressway (PIE)	3 minutes
Tampines Expressway (TPE)	9 minutes
East Coast Parkway (ECP)	10 minutes

Schools and institutions

St Hilda’s Primary School, Junyuan Primary School and Tampines Primary School all sit within a one-kilometre radius, which is the distance band that matters most in Primary One registration. Temasek Polytechnic is about a ten-minute walk, the Singapore University of Technology and Design is three MRT stops, and United World College South East Asia (East Campus) is about five minutes by car. SAFRA Tampines is a near neighbour of the site rather than a facility of the development.

Green space: Bedok Reservoir Park, the neighbourhood park, and 7.7km of new cycling paths▼

Bedok Reservoir Park is roughly a ten-minute walk. A neighbourhood park sits directly across Tampines Street 94, approximately 40 metres from the nearest block, and it is a designated open space rather than a development parcel.

A cycling network of 7.7km of dedicated paths linking Tampines to Simei and Pasir Ris is planned, together with a cycling bridge and an underpass. This appears in the East region planning material without a construction contract or a completion date attached, so treat it as planned rather than scheduled.

Longer-range plans for the East, and what has a date attached▼

Four separate items sit in the East region’s planning pipeline, and they are at very different stages. They are worth reading separately rather than as one growth narrative.

Changi Airport Terminal 5 is under construction, with the Changi East Urban District planned around it. That is the item with physical work already underway.

The Paya Lebar Airbase relocation is committed policy, opening a new town with business hubs and commercial districts, but the redevelopment itself has no published completion date.

The Tampines Regional Centre redevelopment adds shops, offices, community facilities and an integrated transport hub. It appears in planning material without a fixed date.

A future Eastern General Hospital campus is planned two MRT stops away. Exact locations and timing for all of these rest with the relevant authorities.

Check a specific commute

Bring the two addresses you travel to most and the sales team can work through the actual route from the station the link connects to.

Book a Showflat Visit →

Design & Orientation

95.9% of the development faces north or south, and the blocks sit 17 to 46 metres apart

Six 14-storey blocks are set out so that almost the whole development runs on a north-south axis, which is the orientation that takes the least direct afternoon sun in Singapore. Internal spacing between blocks ranges from roughly 17 metres at the tightest point to roughly 46 metres at the widest, with the two pool decks occupying the widest gaps.

Measured distances across and around the site
Measured between	Approximate distance
Block to block, widest point	46 m
Block to block, across the pool decks	26 m to 37 m
Block to block, tightest point	17 m
To Tampines Avenue 1 (north boundary)	25 m
To the neighbourhood park (south)	40 m
To the nearest HDB block (east)	14 m
To the HDB multi-storey carpark (east)	15 m
To the nearest HDB block (north, across Tampines Avenue 1)	79 m

What each aspect looks out on

The development has four broad aspects rather than a per-stack view assignment. Two pool decks sit between the block pairs, so a large share of units look inward across water and landscaping. Garden aspects run along the east and west flanks. Park aspects face south toward the neighbourhood park. External aspects face north over Tampines Avenue 1 and west over Bedok Reservoir Road.

Worth knowing before you pick a stack. The eastern boundary is the tight side. Neighbouring HDB blocks sit approximately 14 to 20 metres away and an HDB multi-storey carpark approximately 15 metres away, so an east-facing unit on a lower or middle floor looks at a neighbouring building rather than over it. The southern and northern aspects are the open ones, at roughly 40 and 79 metres respectively.

Two adjacent parcels are reserved for future high-rise development▼

Any outlook from a new development is only true as at the day it is described, and here the surrounding context is explicitly still changing. Two parcels near the site carry reserved future high-rise designations, one for commercial and residential and one for residential, both to the east and southeast beyond the neighbourhood park. A further parcel nearby is reserved for health care and another for open space, and Tampines Street 95 is under construction.

The neighbourhood park itself is reserved open space, which is the durable part of the southern outlook. The parcels beyond it are not. If a long-range view matters to your decision, it is worth checking the current Master Plan zoning for those parcels directly with the Urban Redevelopment Authority rather than relying on any marketing diagram, including this page.

Level 3: a garden forecourt instead of a balcony▼

Every stack has one unit on level 3, and those units carry a -G suffix on the unit type. Instead of the balcony that every unit above gets, a -G unit has a Private Enclosed Space with a swing door opening directly onto the facilities deck. There are 49 of them, one per stack, and 539 balcony units on levels 4 to 14.

Level 3 is the facilities deck, so a -G unit steps straight out into the landscaping rather than looking down on it. The layout, size and internal specification of a -G unit are otherwise identical to the standard variant of the same unit type, and both carry the same share value and the same monthly maintenance charge.

Construction method, refuse and services▼

The residential blocks are built using Prefabricated Prefinished Volumetric Construction, in which room modules are manufactured off site with finishes and fittings already installed, then craned into place. It shortens the site programme and tightens dimensional tolerances relative to conventional cast-in-place construction.

Refuse is handled by a centralised pneumatic system with chutes at every floor lobby, one for general waste and one for recycling. The bin centre and the electrical substation are sunk into the basement rather than sitting at ground level. Elevation from ground to the facilities deck is approximately 11 metres, with a parapet wall of at least 1 metre. The residential carpark has a maximum vehicle height clearance of 2.0 metres, and letterboxes are at the second-storey carpark.

Ask which stack faces what

Aspect is assigned by zone rather than published stack by stack. Bring a shortlist and the sales team can work through each one against the stacking chart and the site plan.

Book a Showflat Visit →

Unit Types & Floor Plans

Seventeen unit types across four bedroom counts, and what actually separates them

Pinery Residences runs seventeen distinct unit types grouped into ten price bands, spanning two to five bedrooms and 624 to 1,475 sqft. Every type exists in two variants: a standard version on levels 4 to 14 with a balcony, and a -G version on level 3 with a Private Enclosed Space. The full set sits in one table below.

Every unit type: size, stacks, count, storage, share value and monthly charge
Unit type	Band	sqm	sqft	Stacks	Units	Storage	Share value	Monthly charge
B1 / B1-G	2-Bedroom	58	624	10	120	Store	9	$459
B2 / B2-G	2-Bedroom	59	635	2	24	Store	9	$459
B3 / B3-G	2-Bedroom	62	667	3	36	Store	9	$459
B4 / B4-G	2-Bedroom Premium + Study	65	700	6	72	Store	9	$459
C1 / C1-G	3-Bedroom	75	807	4	48	Store	9	$459
C2 / C2-G	3-Bedroom Deluxe	80	861	2	24	Store	9	$459
C3 / C3-G	3-Bedroom Deluxe	81	872	2	24	Store	9	$459
C4 / C4-G	3-Bedroom Premium	92	990	2	24	Household shelter	9	$459
C5 / C5-G	3-Bedroom Premium	94	1012	1	12	Household shelter	9	$459
C6 / C6-G	3-Bedroom Premium	95	1023	1	12	Household shelter	9	$459
C7 / C7-G	3-Bedroom Premium + Study	98	1055	5	60	Household shelter	9	$459
D1 / D1-G	4-Bedroom	106	1141	2	24	Store	10	$510
D2 / D2-G	4-Bedroom Premium + Study	111	1195	3	36	Store	10	$510
D3 / D3-G	4-Bedroom Premium + Study	114	1227	2	24	Household shelter	10	$510
D4 / D4-G	4-Bedroom Premium + Study	115	1238	2	24	Household shelter	10	$510
D5 / D5-G	4-Bedroom Luxury + Study	129	1389	1	12	Household shelter	10	$510
E1 / E1-G	5-Bedroom Luxury	137	1475	1	12	Household shelter	10	$510

The mix by bedroom count
Bedrooms	Unit types	Units	Share of development	Size range
2-Bedroom	4	252	42.9%	624 to 700 sqft
3-Bedroom	7	204	34.7%	807 to 1055 sqft
4-Bedroom	5	120	20.4%	1141 to 1389 sqft
5-Bedroom	1	12	2.0%	1475 to 1475 sqft

2-Bedroom: B1, B2, B3 and B4

Four unit types cover 252 units, the largest group in the development. B1, B2 and B3 sit in the 2-Bedroom band at 624, 635 and 667 sqft. B4 sits alone in the 2-Bedroom Premium + Study band at 700 sqft and is one of the three show units.

What separates B1, B2, B3 and B4▼

B1, B2 and B4 are dumbbell layouts, meaning the two bedrooms sit at opposite ends with the living space between them and no internal corridor consuming floor area. B3 is not a dumbbell and gains its extra 43 sqft over B1 differently.

B1 is the most widely distributed unit type in the development, on ten stacks across five of the six blocks. B2 is the rarest of the four, on two stacks. B3 runs on three stacks, and B4 on six.

All four take a store rather than a household shelter, a 2-burner induction hob, a 325L refrigerator and a combined washer dryer. All four have an ensuite common bathroom with dual access, so the second bathroom serves both the second bedroom and guests. B4 adds the study, which is finished in porcelain tiles.

3-Bedroom: C1 through C7

Seven unit types cover 204 units across four bands, from 807 sqft to 1,055 sqft. This is where the development’s specification actually steps, and where two units sold under the same bedroom count can differ more than the band names suggest.

C1 is the only unit type in the development with a 3-burner induction hob▼

The kitchen provision does not follow the band structure. C1 shares a refrigerator size and a sink size with every other C type, and then diverges on the cooking appliance: C1 takes a 3-burner induction hob with a 600mm hood, while C2 through C7 take a 3-burner gas hob with a 900mm hood. C1 is the only unit type in the development on a 3-burner induction hob, across 48 units.

Across the whole development, 300 units are on induction (B1, B2, B3, B4 and C1) and 288 are on gas (C2 onward). If you cook on gas by preference, or specifically do not want to, this is the single specification line worth checking against the unit type rather than the band name.

Where the storage changes: C1, C2 and C3 take a store, C4 onward take a household shelter▼

C1, C2 and C3 are provided with a store. From C4 upward the same footprint is a household shelter, which the developer describes as usable as a store or a helper’s room. Eight of the seventeen unit types take a household shelter and nine take a store.

Within the 3-Bedroom Deluxe band, C2 at 861 sqft and C3 at 872 sqft are 11 sqft apart and run on two stacks each. Within the 3-Bedroom Premium band, C4 at 990 sqft, C5 at 1,012 sqft and C6 at 1,023 sqft are the three closest-sized layouts in the development, and C5 and C6 exist on one stack each, making them the two scarcest 3-Bedroom types at 12 units apiece.

C7 sits alone in the 3-Bedroom Premium + Study band at 1,055 sqft on five stacks. Its study is integrated with the master bedroom rather than placed off the living room, so it can be absorbed into the master as a walk-in wardrobe or a nursery. C7 is the only unit type whose study is finished in vinyl rather than porcelain tile, matching the bedrooms, and it is one of the three show units.

4-Bedroom: D1, D2, D3, D4 and D5

Five unit types cover 120 units from 1,141 sqft to 1,389 sqft. D1 sits alone in the 4-Bedroom band, D2, D3 and D4 share the 4-Bedroom Premium + Study band, and D5 sits alone in 4-Bedroom Luxury + Study.

The flexi store in D1 and D2, and the open study in D2, D3 and D4▼

D1 and D2 take a flexi store room with a removable wall, which can be opened into a hobby room or absorbed into the adjoining space. The drawn label on the D1 plan is ST2. D3, D4 and D5 take a household shelter instead.

D2, D3 and D4 are each drawn with an open study at the living room rather than an enclosed fourth room, which is what keeps the living space feeling wider at these sizes. Their studies are finished in porcelain tiles with painted timber skirting. All three sit in the same band despite spanning 1,195 to 1,238 sqft, so the unit type is what tells you the actual size.

D5 at 1,389 sqft is the point where the kitchen splits into a wet kitchen and a dry kitchen. It is also the only 4-Bedroom type with a walk-in wardrobe, an ensuite third bedroom and a junior master, and its master bedroom can be combined with bedroom 4 by shifting the door outward. D5 is the third of the three show units and exists on a single stack, 12 units.

5-Bedroom: E1

One unit type, 137 sqm and 1,475 sqft, on a single stack in Block 922, 12 units in the whole development. It is the largest and the scarcest layout at Pinery Residences.

What E1 has that no other unit type does▼

E1 is the only unit type whose master bathroom is provided with two basins and two mixers rather than one. It shares the wet and dry kitchen arrangement with D5, including a sink and a wine chiller in the dry kitchen, and it is one of only two unit types with a separate washer and dryer rather than a combined machine.

It also carries a removable wall for extending the living area, a walk-in wardrobe, an ensuite junior master bedroom, and a master bedroom that can be combined with bedroom 3. It takes a household shelter and, like every D type, a share value of 10.

Compare two types side by side

The dimensioned plans show room-by-room measurements for every type and its -G variant. Ask for the two you are choosing between.

Request Floor Plans (with Dimensions) →

Fittings, Appliances & Finishes

SMEG and Samsung in the kitchen, with Hansgrohe, Franke, Duravit and Yale in support

Kitchen appliances are SMEG for cooking and Samsung for cold and laundry. Kitchen mixers are Hansgrohe in chrome and sinks are Franke. Provision steps by unit type in three places: the refrigerator, the sink and the hob. Those three do not step at the same points, which is the detail worth reading carefully.

Kitchen provision by unit type
Provision	B1, B2, B3, B4	C1	C2 to C7	D1 to D5, E1
Hob (SMEG)	2-burner induction	3-burner induction	3-burner gas	3-burner gas
Hood (SMEG)	600mm	600mm	900mm	900mm
Refrigerator (Samsung)	325L	458L	458L	635L
Sink (Franke)	Smallest of three	Mid of three	Mid of three	Largest of three
Oven (SMEG)	Provided	Provided	Provided	Provided
Kitchen mixer (Hansgrohe)	Chrome finish	Chrome finish	Chrome finish	Chrome finish
Laundry (Samsung)	Combined washer dryer	Combined washer dryer	Combined washer dryer	Separate washer and dryer in D5 and E1 only, otherwise combined
Wine chiller (SMEG)	Not provided	Not provided	Not provided	D5 and E1 only

The three matrices do not group the same way. C1 takes the same refrigerator and sink as C2 through C7, and a different hob and hood from all of them. If you are comparing a C1 against a C4 on specification, the band name and the appliance schedule will give you different answers.

Floor finishes, room by room and type by type▼

Floor finishes
Area	Finish
Living, dining, corridor, kitchen and yard	Porcelain tiles
Kitchen in B1, B2, B3, B4; dry kitchen in D5 and E1; corridor to bedroom	Porcelain tiles with painted timber skirting
Kitchen in C1 to D4; wet kitchen in D5 and E1; store 2, yard, household shelter, PES and balcony	Porcelain tiles with matching tile skirting
Bedrooms	Vinyl flooring
Study in B4, D2, D3, D4 and D5	Porcelain tiles with painted timber skirting
Study in C7	Vinyl flooring
Bathrooms and WC	Porcelain tiles to floor and wall

Bathrooms: what every unit gets, and the three exceptions▼

Every master bathroom in the development is provided with a shower cubicle carrying a shower mixer, a hand shower set and an overhead rain shower, together with a vanity cabinet with basin and mixer, a water closet, a mirror with cabinet and open shelf, a bib tap, a towel rail and a toilet paper holder. The rain shower set is a master bathroom provision only.

Basins are under-counter throughout, with three exceptions that take a semi-recessed basin instead: bathroom 2 in B2, bathroom 2 in B3, and the junior master in D5. Cisterns are concealed with a flush plate. Sanitary wares are Duravit and bathroom fittings are in chrome.

E1 is the one unit type whose master bathroom carries two basins and two mixers.

Wardrobes, smart home and other provisions▼

Every master bedroom wardrobe is designed with an end panel dresser provision. Common wardrobes run 1,500mm and master wardrobes 1,700mm. D5 and E1 take a walk-in closet in place of a master wardrobe.

The smart home system covers five items in every unit: a WiFi IP camera, a door bell, a digital lockset, smart air-conditioning control and a smart gas water heater. Digital locksets are Yale. One ceiling fan is provided.

Kitchen and joinery detail includes cutlery drawer internals, corner unit pull-out systems where the layout has a corner run, and a large-format tile finish to countertop and backsplash. Vanity tops are quartz. Alcove LED lighting is provided in kitchen cabinets, and to the dry kitchen in D5 and E1. Every unit is fibre optic ready to the distribution board closet.

Every master bedroom in the development is sized to take a king bed with two side tables.

See the finishes in person

Three show units are built: B4, C7 and D5. They settle scale, materials and finish quality in a way a schedule cannot.

Book a Showflat Visit →

Facilities

“What do 42 facilities across three zones actually get you?”

The facilities deck sits on level 3, above the mall and the residential carpark, and holds 42 numbered facilities arranged into three named zones. Five bodies of water are included: a 50m lap pool, a family pool, a hydrotherapy pool, a splash play pool and a kids’ pool, plus a jacuzzi cove.

The Family Oasis: 17 numbered facilities
Ref	Facility
A1	The Pinery House (clubhouse, containing A1a to A1g below)
A1a to A1g	Function Room 1, Function Room 2, Media Lounge, Games Lounge, Reading Lounge, Private Dining Lounge, Changing Room
A2 to A7	Family Pool, Jacuzzi Cove, Pool Deck, Cabana Garden, Outdoor Shower, Lantern Pavilion
A8 to A12	Splash Play Pool, Kids’ Pool, Kids’ Party Room, BBQ Pavilion 1, Outdoor Fitness
A13 to A17	Sensory Garden, Swing Garden, Monstera Garden, Reading Corner, Ginger Garden

The Play Cove: 9 numbered facilities
Ref	Facility
B1 to B3	Multi-Purpose Court, Kids’ Playground, Play Lawn
B4 to B6	BBQ Pavilion 2, BBQ Pavilion 3, BBQ Pavilion 4
B7 to B9	Discovery Garden, Herb Garden, Rest Deck Cove

The Vitality Sanctuary: 16 numbered facilities
Ref	Facility
C1 to C3	Gymnasium, Spa Shower, Changing Room
C4 to C7	50m Lap Pool, Pool Deck, Hydrotherapy Pool, Outdoor Shower
C8 to C12	Tower Pavilion, Fragrant Garden, Tranquil Garden, Heliconia Gardens, Garden Walk
C13 to C16	Yoga Corner, Alocasia Garden, Canna Garden, Pandanus Garden

Inside The Pinery House, and the pool dimensions▼

The Pinery House is a single clubhouse containing seven separately numbered rooms: two function rooms, a media lounge, a games lounge, a reading lounge, a private dining lounge and a changing room. It faces inward and is surrounded by landscaping rather than sitting on the boundary.

The family pool runs 30 metres. The lap pool in The Vitality Sanctuary runs 50 metres. The splash play pool is 300mm deep, sized for young children, and sits next to the kids’ pool. Three of the four BBQ pavilions carry charcoal pits. The multi-purpose court is a half basketball court.

What the numbered legend does not count▼

The site plan carries two further zones that are not recreational facilities and are excluded from the count of 42. The Arrival on the second storey covers the arrival plaza drop-off, guard house, management office and bicycle parking. A services group covers the genset, cooling tower, electrical substation and bin centre, the last two of which are sunk into the basement.

Pinery Mall’s commercial strata also appears on the same site plan. The supermarket, food court, preschool, restaurants and retail are the mall’s, not condominium facilities, and they are not funded by the residential maintenance charge.

Check the deck plan

The three zones sit at different points on level 3, so which one is closest depends on your block. Ask which zone your shortlisted stack opens onto.

Book a Showflat Visit →

Technical Specifications

“What are the technical details I should know before signing?”

Pinery Residences is a 99-year leasehold mixed-use development on 23,512 sqm at Tampines Street 94, holding 588 residential units in six 14-storey blocks above an 11,300 sqm mall. Vacant possession is expected 9 October 2031 and legal completion 9 October 2034. The full particulars are below.

Project particulars
Item	Detail
Project name	Pinery Residences
Type of development	Mixed-use: commercial podium with 6 blocks of 14-storey residential flats
Residential address	920, 922, 924, 926, 928, 930 and 932 Bedok Reservoir Road
Commercial address	91 Tampines Street 94
District	18 (Outside Central Region), Tampines planning area
Lot number	MK28 Lot 07850C (development), MK28 Lot 80013W (underground pedestrian link)
Site area	23,512 sqm / 253,083 sqft (excludes the link lot)
Plot ratio	2.63
Residential gross floor area	50,684 sqm, including 3,547.88 sqm balcony GFA and 355 sqm indoor recreational space
Commercial gross floor area	11,300 sqm
Total units	588 residential units
Unit types	17 across 10 price bands, 2 to 5 bedrooms
Stacks	49, numbered 01 to 49 across 6 blocks
Residential levels	Levels 3 to 14
Tenure	99 years from 7 January 2025
Expected Vacant Possession	9 October 2031
Expected Legal Completion	9 October 2034
Construction method	PPVC (Prefabricated Prefinished Volumetric Construction)
Residential carpark	474 lots at second storey, including 4 accessible and 5 electric vehicle lots
Residential bicycle lots	148
Facilities	42 numbered across three zones on level 3
Share values	9 for 2-Bedroom and 3-Bedroom types, 10 for 4-Bedroom and 5-Bedroom types
Maintenance rate	$51 per share value per month ($47 residential sub-MC, $4 main MC)
Developer	Hoi Hup Sunway Tampines Residential Pte. Ltd. and Hoi Hup Sunway Tampines Commercial Pte. Ltd.
Company registration	202439004H and 202438996Z
Developer’s Licence	C1543, issued 23 February 2026
Project account	United Overseas Bank Limited, Project Account No. 451-312-536-9
Encumbrance	Mortgage in favour of United Overseas Bank Limited
Architect	ADDP Architects LLP
Main contractor	Straits Construction Singapore Pte Ltd
Civil and structural engineer	Mott MacDonald Singapore Pte. Ltd.
Mechanical and electrical engineer	Belmacs Pte. Ltd.
Landscape consultant	Tinderbox Landscape Studio Pte. Ltd.
Interior designer	2nd Edition Pte. Ltd.
Conveyancing	Rajah & Tann Singapore LLP
CG approval	ES20250918-50009-CG01 dated 23 January 2026

Harmonised floor area applies to this project▼

Under the Urban Redevelopment Authority’s harmonisation of floor area definitions, a Government Land Sales site launched for sale on or after 1 September 2022 falls under the harmonised rules. The Tampines Street 94 parcel was launched on 27 June 2024, so Pinery Residences is a harmonised-definition project.

In practical terms this means strata area and gross floor area are measured on the same basis, and the void and air-conditioner ledge areas that older projects sometimes counted differently are treated consistently here. When you compare a quoted size against an older development’s, this is the difference that can make two apparently identical figures describe different things.

The two project companies, and why both appear on the licence▼

A mixed-use development with strata commercial units is typically held through two project companies, one for each component. Here those are Hoi Hup Sunway Tampines Residential Pte. Ltd. (202439004H) and Hoi Hup Sunway Tampines Commercial Pte. Ltd. (202438996Z), both registered at 16 Jalan Kilang, and both named on Developer’s Licence C1543 as the housing developer.

They share one project account, No. 451-312-536-9 with United Overseas Bank Limited. Progress payments go into that account and are drawn down under the Housing Developers (Project Account) Rules, which is the mechanism that protects a buyer’s money during construction. The licence also carries a condition requiring the developer to submit the building works for assessment under the Construction Quality Assessment System, so a CONQUAS score will exist for this project once assessment completes.

The Developer

A Hoi Hup and Sunway partnership, and a Singapore arm that changed its name in 2025

Pinery Residences is developed by a joint venture between Hoi Hup Realty and Sunway MCL, working together as Hoi Hup Sunway. The two houses have built together for years, and the partnership’s Singapore track record includes The Continuum, Terra Hill, Ki Residences, Parc Central Residences, Novo Place and Otto Place.

Why the tender record says Sunway Developments and the brochure says Sunway MCL▼

Both names are correct, at different dates, and the difference is a corporate rename rather than a change of partner. The Tampines Street 94 site was awarded in October 2024 to Hoi Hup Realty Pte Ltd and Sunway Developments Pte. Ltd. In September 2025 Sunway Group acquired MCL Land, and from 31 October 2025 Sunway Property’s Singapore operations began trading as Sunway MCL.

So the land record carries the pre-rename name and the current marketing material carries the post-rename one. The two project companies that actually hold this development, Hoi Hup Sunway Tampines Residential and Hoi Hup Sunway Tampines Commercial, were incorporated in 2024 and are unaffected by the rename.

Hoi Hup Realty and Sunway MCL▼

Hoi Hup Realty Pte Ltd has developed in Singapore since 1983, across private condominiums, landed housing, commercial offices, integrated developments and hospitality.

Sunway MCL is the Singapore arm of Sunway Property, the property division of Sunway Group, a Malaysian conglomerate listed on Bursa Malaysia. MCL Land itself was established in 1963 and became a wholly owned Sunway subsidiary in 2025. Sunway Property has been active in Singapore’s residential market for more than twenty years.

Awards the partnership carries include Top Development and Landscape Excellence at the EdgeProp Excellence Awards 2023 for The Continuum, Best Premium Condo Interior Design at the PropertyGuru Asia Property Awards 2023 for Terra Hill, and Best Private Condo Interior Design at the PropertyGuru Asia Property Awards 2021 for Ki Residences.

Investment Context

A $1,004 psf ppr land bid on a 23,510.7 sqm site, against six bidders

The Tampines Street 94 parcel was launched for tender on 27 June 2024, closed on 19 September 2024 and was awarded on 10 October 2024 to Hoi Hup Realty and Sunway Developments at $668,280,000. Against a permissible gross floor area of 61,834 sqm, that works out to approximately $1,004 per square foot per plot ratio. Six bidders competed for it.

Government Land Sales record, Tampines Street 94
Item	Detail
Tender launched	27 June 2024
Tender closed	19 September 2024
Tender awarded	10 October 2024
Land area	23,510.7 sqm
Permissible GFA	61,834 sqm at a gross plot ratio of 2.63
Successful tenderer	Hoi Hup Realty Pte Ltd and Sunway Developments Pte. Ltd.
Tender price	$668,280,000
Land rate	approximately $1,004 psf ppr
Bidders	6
Lease term	99 years

Demand fundamentals in the catchment▼

Tampines is a mature town with a large public housing base, and new Build-To-Order and Executive Condominium projects in the vicinity keep adding households that reach the end of their minimum occupation period on a rolling basis. That is the structural source of upgrader demand in this catchment, and it does not depend on any particular market cycle.

Employment nodes sit close: Changi Business Park is roughly nine minutes by car, and the Downtown Line runs directly to the city centre without an interchange. Tampines Regional Centre is one MRT stop away and is itself slated for redevelopment with an integrated transport hub. The planned Eastern General Hospital campus adds a further institutional employer two stops away.

The development’s own position within that is a mixed-use site with direct rail access, which is a scarcer configuration in the East than a standalone condominium plot.

Talk through the numbers

Land cost, share value and the payment schedule together set what this development actually asks of a buyer. The sales team can walk through all three.

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Frequently Asked Questions

Detailed answers to the questions buyers ask most often

What does the -G on a unit type mean, and what do those units get?▼

A -G unit sits on level 3, the facilities deck level, and comes with a Private Enclosed Space in place of the balcony that every unit above it has. The PES has a swing door opening directly onto the facilities deck, so you step out into the landscaping rather than looking down on it.

There are 49 of them, exactly one per stack, and every one of the seventeen unit types has a -G variant. Size, internal layout, share value and monthly maintenance charge are identical to the standard variant of the same unit type. Levels 4 to 14 hold the other 539 units.

Which unit types get a gas hob, and which get induction?▼

Induction covers B1, B2, B3 and B4 with a 2-burner hob, and C1 with a 3-burner hob. That is 300 units. Gas covers C2 through C7 and every D and E type with a 3-burner hob, which is 288 units.

C1 is worth singling out. It takes a 3-burner induction hob and a 600mm hood, making it the only unit type in the development on 3-burner induction, while every other 3-Bedroom type takes a 3-burner gas hob and a 900mm hood. The refrigerator and sink in C1 match the rest of the C group, so the hob is the one line where C1 stands alone.

Which unit types have a household shelter, and which have a store?▼

Eight unit types are provided with a household shelter: C4, C5, C6, C7, D3, D4, D5 and E1. The developer notes it can be used as a store or a helper’s room.

Nine unit types are provided with a store instead: B1, B2, B3, B4, C1, C2, C3, D1 and D2. In D1 and D2 that store is a flexi store room with a removable wall, so it can be opened into a hobby room or absorbed into the adjoining space. The drawn label on the D1 plan reads ST2.

The step happens inside the 3-Bedroom group, between C3 and C4, which is why two units sold at similar prices under similar band names can differ here.

What separates C4, C5 and C6, which all sit in the 3-Bedroom Premium band?▼

Size and scarcity, mostly. C4 is 92 sqm and 990 sqft on two stacks, 24 units. C5 is 94 sqm and 1,012 sqft on a single stack, 12 units. C6 is 95 sqm and 1,023 sqft on a single stack, 12 units. They are the three closest-sized layouts in the whole development, spanning 33 sqft between the smallest and the largest.

All three carry the same specification: a household shelter usable as a store or helper’s room, a 3-burner gas hob with a 900mm hood, a 458L refrigerator, a share value of 9 and a $459 monthly charge. C5 and C6 are the two scarcest 3-Bedroom types at 12 units each.

What do D5 and E1 have that no other unit types do?▼

D5 and E1 are the only two unit types with a split wet and dry kitchen, and the only two with a wine chiller in the dry kitchen. They are also the only two provided with a separate washer and a separate dryer rather than a combined machine, and the only two with a walk-in wardrobe in place of a master wardrobe.

E1 goes one step further and is the single unit type whose master bathroom carries two basins and two mixers. Both types allow the master bedroom to be combined with an adjoining bedroom by shifting a door outward, and both carry an ensuite junior master. E1 also has a removable wall for extending the living area.

Between them they account for 24 units: 12 of D5 on one stack, and 12 of E1 on one stack.

Which unit types come with a study, and how is each one finished?▼

Six unit types include a study: B4, C7, D2, D3, D4 and D5. Five of the six take a study finished in porcelain tiles with painted timber skirting. C7 is the exception and takes vinyl flooring, matching its bedrooms.

The studies are not all arranged the same way. In C7 the study is integrated with the master bedroom, so it can be converted into a walk-in wardrobe or a nursery. In D2, D3, D4 and D5 the study is drawn as an open space off the living room rather than an enclosed room, which is what keeps the living area feeling wider at those sizes. B4’s study is what lifts it out of the plain 2-Bedroom band into 2-Bedroom Premium + Study.

Why do B1, B2 and B4 feel larger than their square footage suggests?▼

All three are dumbbell layouts. The two bedrooms sit at opposite ends of the unit with the living and dining space between them, which removes the internal corridor that a conventional 2-bedroom plan spends floor area on. Every square foot goes into a room you use rather than a passage between rooms.

B3 at 667 sqft is not a dumbbell and reaches its size differently. All four B types are provided with an ensuite common bathroom with dual access, so the second bathroom serves both the second bedroom and guests without a separate powder room, and every master bedroom in the group takes a king bed with two side tables.

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Research With AI

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Copy the full property summary below and paste it into Gemini Notebook, ChatGPT, Perplexity, or any AI assistant of your choice as a source document. Once loaded, the AI can respond in detail to any question about the development, including: unit types and how they differ, fittings and appliances by unit type, the mixed-use structure and what the mall contributes, design and orientation, facilities, technical specifications, the developer joint venture, location and connectivity, and the progressive payment schedule.

Pinery Residences: Full Property Data

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=== 1. PROJECT PARTICULARS === Project name: Pinery Residences Mall component: Pinery Mall Type: Mixed-use development, commercial podium with 6 blocks of 14-storey residential flats Residential address: 920, 922, 924, 926, 928, 930, 932 Bedok Reservoir Road Postal codes by block: 920 = S479989 (clubhouse) | 922 = S479990 | 924 = S479991 | 926 = S479992 | 928 = S479993 | 930 = S479973 | 932 = S479972 Commercial address: 91 Tampines Street 94 District: 18 (Outside Central Region) | Tampines planning area Lot: MK28 Lot 07850C (development) | MK28 Lot 80013W (underground pedestrian link) Site area: 23,512 sqm / 253,083 sqft (excludes link lot) Plot ratio: 2.63 Residential GFA: 50,684 sqm (incl. balcony GFA 3,547.88 sqm, indoor recreational space 355 sqm) Commercial GFA: 11,300 sqm (retail/F&B 9,350 | supermarket 1,150 | ECDC 650 | ORA 150) Total residential units: 588 Unit types: 17 | Price bands: 10 | Bedrooms: 2 to 5 Stacks: 49, numbered 01 to 49 | Residential levels: 3 to 14 (12 levels) Identity: 49 stacks x 12 levels = 588 units Tenure: 99 years from 7 January 2025 Expected Vacant Possession: 9 October 2031 Expected Legal Completion: 9 October 2034 TOP status: not yet obtained Construction method: PPVC (Prefabricated Prefinished Volumetric Construction) Developer: Hoi Hup Sunway Tampines Residential Pte. Ltd. & Hoi Hup Sunway Tampines Commercial Pte. Ltd. Company registration: 202439004H & 202438996Z Developer’s Licence: C1543, issued 23 February 2026 Project account: United Overseas Bank Limited, A/C 451-312-536-9 Encumbrance: Mortgage in favour of United Overseas Bank Limited Architect: ADDP Architects LLP | Main contractor: Straits Construction Singapore Pte Ltd C&S: Mott MacDonald Singapore Pte. Ltd. | M&E: Belmacs Pte. Ltd. Landscape: Tinderbox Landscape Studio Pte. Ltd. | Interior design: 2nd Edition Pte. Ltd. Conveyancing: Rajah & Tann Singapore LLP CG approval: ES20250918-50009-CG01 dated 23 January 2026 Harmonised floor area: applies (GLS site launched 27 June 2024, after 1 September 2022 trigger) === 2. BLOCK AND STACK STRUCTURE === Block 922 (S479990): stacks 01-07 | 7 stacks | 84 units Block 924 (S479991): stacks 08-13 | 6 stacks | 72 units Block 926 (S479992): stacks 14-22 | 9 stacks | 108 units Block 928 (S479993): stacks 23-31 | 9 stacks | 108 units Block 930 (S479973): stacks 32-40 | 9 stacks | 108 units Block 932 (S479972): stacks 41-49 | 9 stacks | 108 units Total: 6 blocks | 49 stacks | 588 units Every stack runs levels 3 to 14. Level 3 unit carries a -G suffix (PES instead of balcony). PES units (level 3): 49 | Balcony units (levels 4-14): 539 | 49 + 539 = 588 === 3. UNIT TYPES: FULL SCHEDULE === Format: Type | Band | Beds | sqm | sqft | Stacks | Units | Storage | Hob | Hood | Fridge | Sink | Share value | Monthly charge B1 | 2-Bedroom | 2 | 58 | 624 | 10 | 120 | Store | 2-burner induction | 600mm | 325L | small | 9 | $459 B2 | 2-Bedroom | 2 | 59 | 635 | 2 | 24 | Store | 2-burner induction | 600mm | 325L | small | 9 | $459 B3 | 2-Bedroom | 2 | 62 | 667 | 3 | 36 | Store | 2-burner induction | 600mm | 325L | small | 9 | $459 B4 | 2-Bedroom Premium + Study | 2 | 65 | 700 | 6 | 72 | Store | 2-burner induction | 600mm | 325L | small | 9 | $459 C1 | 3-Bedroom | 3 | 75 | 807 | 4 | 48 | Store | 3-burner INDUCTION | 600mm | 458L | mid | 9 | $459 C2 | 3-Bedroom Deluxe | 3 | 80 | 861 | 2 | 24 | Store | 3-burner gas | 900mm | 458L | mid | 9 | $459 C3 | 3-Bedroom Deluxe | 3 | 81 | 872 | 2 | 24 | Store | 3-burner gas | 900mm | 458L | mid | 9 | $459 C4 | 3-Bedroom Premium | 3 | 92 | 990 | 2 | 24 | Household shelter | 3-burner gas | 900mm | 458L | mid | 9 | $459 C5 | 3-Bedroom Premium | 3 | 94 | 1012 | 1 | 12 | Household shelter | 3-burner gas | 900mm | 458L | mid | 9 | $459 C6 | 3-Bedroom Premium | 3 | 95 | 1023 | 1 | 12 | Household shelter | 3-burner gas | 900mm | 458L | mid | 9 | $459 C7 | 3-Bedroom Premium + Study | 3 | 98 | 1055 | 5 | 60 | Household shelter | 3-burner gas | 900mm | 458L | mid | 9 | $459 D1 | 4-Bedroom | 4 | 106 | 1141 | 2 | 24 | Store (flexi, ST2) | 3-burner gas | 900mm | 635L | large | 10 | $510 D2 | 4-Bedroom Premium + Study | 4 | 111 | 1195 | 3 | 36 | Store (flexi) | 3-burner gas | 900mm | 635L | large | 10 | $510 D3 | 4-Bedroom Premium + Study | 4 | 114 | 1227 | 2 | 24 | Household shelter | 3-burner gas | 900mm | 635L | large | 10 | $510 D4 | 4-Bedroom Premium + Study | 4 | 115 | 1238 | 2 | 24 | Household shelter | 3-burner gas | 900mm | 635L | large | 10 | $510 D5 | 4-Bedroom Luxury + Study | 4 | 129 | 1389 | 1 | 12 | Household shelter | 3-burner gas | 900mm | 635L | large | 10 | $510 E1 | 5-Bedroom Luxury | 5 | 137 | 1475 | 1 | 12 | Household shelter | 3-burner gas | 900mm | 635L | large | 10 | $510 Every type also exists as a -G variant on level 3 (PES in place of balcony), same size and specification. Show units: B4, C7, D5 === 4. MIX ROLLUPS (each recomputed from the schedule above) === 2-Bedroom (B1+B2+B3+B4): 4 types | 252 units | 42.9% | 624 to 700 sqft 3-Bedroom (C1 to C7): 7 types | 204 units | 34.7% | 807 to 1055 sqft 4-Bedroom (D1 to D5): 5 types | 120 units | 20.4% | 1141 to 1389 sqft 5-Bedroom (E1): 1 type | 12 units | 2.0% | 1475 sqft Total: 17 types | 588 units | 100% Band rollups: 2-Bedroom 180 | 2-Bedroom Premium + Study 72 | 3-Bedroom 48 | 3-Bedroom Deluxe 48 | 3-Bedroom Premium 48 | 3-Bedroom Premium + Study 60 | 4-Bedroom 24 | 4-Bedroom Premium + Study 84 | 4-Bedroom Luxury + Study 12 | 5-Bedroom Luxury 12 | Total 588 Bands carrying more than one layout: 4 (2-Bedroom; 3-Bedroom Deluxe; 3-Bedroom Premium; 4-Bedroom Premium + Study) Bands carrying exactly one layout: 6 | 4 + 6 = 10 bands Storage split: 8 types with household shelter (C4, C5, C6, C7, D3, D4, D5, E1) | 9 types with store Study types: 6 (B4, C7, D2, D3, D4, D5) Hob split: induction 300 units (B1, B2, B3, B4, C1) | gas 288 units (C2 onward) | 300 + 288 = 588 === 5. MAINTENANCE CHARGE === Basis: share value x $51 per month Rate breakdown: $47 residential sub-management corporation + $4 main management corporation = $51 Share value 9 (all B and C types): $459/month ($423 sub-MC + $36 main MC) Share value 10 (all D and E types): $510/month ($470 sub-MC + $40 main MC) Two-tier structure because residential and commercial strata sit on one site. === 6. FITTINGS AND APPLIANCES === Brands: SMEG (hob, hood, oven, wine chiller) | Samsung (refrigerator, washer, dryer) | Hansgrohe (kitchen and bathroom mixers, chrome) | Franke (sinks) | Duravit (sanitary wares) | Yale (digital lockset) Hob: 2-burner induction (B1-B4) | 3-burner induction (C1 only) | 3-burner gas (C2 to E1) Hood: 600mm (B1-B4, C1) | 900mm (C2 to E1) Refrigerator: 325L (B group) | 458L (C group incl. C1) | 635L (D and E group) Sink: three sizes, banded B / C / D+E Oven: all unit types | Wine chiller: D5 and E1 only Laundry: combined washer dryer all types, except separate washer and dryer in D5 and E1 NOTE: the hob and hood band differently from the refrigerator and sink. C1 groups with C2-C7 on fridge and sink, and stands alone on hob and hood. Floor finishes: living/dining/corridor/kitchen/yard porcelain tiles | bedrooms vinyl | study porcelain tiles in B4, D2, D3, D4, D5 | study vinyl in C7 | bathrooms porcelain to floor and wall | balcony and PES porcelain Skirting: painted timber (kitchen in B1-B4, dry kitchen D5/E1, corridor to bedroom) | matching tile (kitchen C1-D4, wet kitchen D5/E1, store 2, yard, household shelter, PES, balcony) Master bathroom, all types: shower cubicle with shower mixer, hand shower set, overhead rain shower | vanity cabinet with basin and mixer | water closet | mirror with cabinet and open shelf | bib tap | towel rail | toilet paper holder Rain shower: master bathroom only Basins: under-counter throughout, except semi-recessed in B2 bath 2, B3 bath 2, D5 junior master E1 master bathroom: 2 basins and 2 mixers (only type in development) Cistern: concealed with flush plate | Vanity top: quartz Wardrobe: common 1500mm | master 1700mm | walk-in closet in D5 and E1 | end panel dresser provision in every master Smart home, all units: WiFi IP camera | door bell | digital lockset (Yale) | smart aircon control | smart gas water heater Other: 1 ceiling fan per unit | fibre optic ready to DB closet | alcove LED to kitchen cabinets and to dry kitchen in D5/E1 | large-format tile to countertop and backsplash | cutlery drawer internals | corner unit pull-out systems Every master bedroom sized for a king bed with 2 side tables. === 7. DESIGN AND ORIENTATION === Orientation: 95.9% north-south Blocks: 6, each 14 storeys Block-to-block distance: 17m (tightest) to 46m (widest) | 26m to 37m across the pool decks External distances: 14m to nearest HDB block (east) | 15m to HDB multi-storey carpark (east) | 20m to HDB block (east) | 25m to Tampines Avenue 1 | 40m to neighbourhood park (south) | 79m to HDB block (north) Aspects: pool (inward, across two pool decks) | garden (east and west flanks) | park (south) | external (north and west) Aspect is assigned by zone, not published stack by stack. Level 3 (-G units): Private Enclosed Space with swing door onto the facilities deck, in place of a balcony Elevation ground to facilities deck: approx 11m | parapet: minimum 1m Carpark clearance: maximum vehicle height 2.0m | letterboxes at level 2 carpark Refuse: centralised pneumatic, chutes at every floor lobby, one general and one recycling Bin centre and electrical substation: sunk into basement Card access: residential lobbies at levels 1, 2 and 3 Surrounding context: two adjacent parcels carry reserved future high-rise designations (one commercial and residential, one residential), east and southeast beyond the neighbourhood park. Further nearby parcels reserved for health care and open space. Tampines Street 95 under construction. The neighbourhood park itself is reserved open space. === 8. MIXED-USE STRUCTURE === Level 3 to 14: facilities deck and 588 residences (condominium) Level 2: residential carpark 474 lots and residential drop-off (condominium) Level 1: Pinery Mall (retail, F&B, food court, supermarket, preschool), underground pedestrian link to Tampines West MRT Station, residential lobbies Basement 1: Pinery Mall carpark 164 lots and separated service area (mall) Pinery Mall: approx 11,300 sqm GFA, single-floor plan, approx 60 restaurant and retail units, fully air-conditioned Community plaza: approx 1,300 sqm at level 1, double-volume, precinct pedestrian node Vehicular access: residential from Bedok Reservoir Road to level 2 carpark | commercial from Tampines Street 94 to basement carpark and separated service area Pedestrian: 24-hour covered pedestrian access at level 1 | covered linkway ATTRIBUTION (condominium’s): 42 facilities, 474 carpark lots, 148 bicycle lots ATTRIBUTION (Pinery Mall’s): 164 basement carpark lots, approx 64 commercial bicycle lots, commercial strata, supermarket, food court, ECDC, F&B, retail, community plaza ATTRIBUTION (neither): approx 300 bicycle lots provided for MRT users ATTRIBUTION (development’s, both components): underground pedestrian link Carpark ratio: 474 lots to 588 units = approx 0.8 per unit === 9. FACILITIES (42 numbered across three zones, level 3) === THE FAMILY OASIS (17): A1 The Pinery House | A1a Function Room 1 | A1b Function Room 2 | A1c Media Lounge | A1d Games Lounge | A1e Reading Lounge | A1f Private Dining Lounge | A1g Changing Room | A2 Family Pool (30m) | A3 Jacuzzi Cove | A4 Pool Deck | A5 Cabana Garden | A6 Outdoor Shower | A7 Lantern Pavilion | A8 Splash Play Pool (300mm deep) | A9 Kids’ Pool | A10 Kids’ Party Room | A11 BBQ Pavilion 1 | A12 Outdoor Fitness | A13 Sensory Garden | A14 Swing Garden | A15 Monstera Garden | A16 Reading Corner | A17 Ginger Garden THE PLAY COVE (9): B1 Multi-Purpose Court (half basketball court) | B2 Kids’ Playground | B3 Play Lawn | B4 BBQ Pavilion 2 | B5 BBQ Pavilion 3 | B6 BBQ Pavilion 4 | B7 Discovery Garden | B8 Herb Garden | B9 Rest Deck Cove THE VITALITY SANCTUARY (16): C1 Gymnasium | C2 Spa Shower | C3 Changing Room | C4 50m Lap Pool | C5 Pool Deck | C6 Hydrotherapy Pool | C7 Outdoor Shower | C8 Tower Pavilion | C9 Fragrant Garden | C10 Tranquil Garden | C11 Heliconia Gardens | C12 Garden Walk | C13 Yoga Corner | C14 Alocasia Garden | C15 Canna Garden | C16 Pandanus Garden Count check: 17 + 9 + 16 = 42 Water bodies: 50m lap pool, family pool (30m), hydrotherapy pool, splash play pool (300mm), kids’ pool, plus jacuzzi cove BBQ pavilions: 4, three with charcoal pits NOT counted as facilities: The Arrival at level 2 (arrival plaza drop-off, guard house, management office, bicycle parking) and services (genset, cooling tower, electrical substation, bin centre) === 10. LOCATION AND CONNECTIVITY === Nearest MRT: Tampines West MRT Station (Downtown Line), connected by the development’s own underground pedestrian link Rail: Tampines (DTL & EWL) 1 stop | Bedok Reservoir (DTL) 1 stop | Tampines East (DTL) 2 stops | Bedok North (DTL) 2 stops | Simei (EWL) 2 stops | Expo (DTL & EWL) 4 stops | Changi Airport (EWL) 5 stops | Downtown (DTL) 14 stops Expressways: PIE 3 min drive | TPE 9 min drive | ECP 10 min drive Schools within 1km: St Hilda’s Primary School, Junyuan Primary School, Tampines Primary School Other education: Temasek Polytechnic approx 10 min walk | SUTD 3 MRT stops | United World College South East Asia (East Campus) approx 5 min drive Recreation: SAFRA Tampines a near neighbour, not a development facility | Bedok Reservoir Park approx 10 min walk | neighbourhood park approx 40m across Tampines Street 94 Employment: Changi Business Park approx 9 min drive | Downtown Line direct to city centre without interchange Retail: Tampines Regional Centre one MRT stop, three malls Planned in the East region (no confirmed completion dates unless stated): Changi Airport Terminal 5 (under construction) and Changi East Urban District | Paya Lebar Airbase relocation and redevelopment | Tampines Regional Centre redevelopment with integrated transport hub | 7.7km of new cycling paths linking Tampines, Simei and Pasir Ris, with a cycling bridge and underpass | future Eastern General Hospital campus, 2 MRT stops === 11. DEVELOPER === Joint venture: Hoi Hup Realty and Sunway MCL, operating as Hoi Hup Sunway Project companies: Hoi Hup Sunway Tampines Residential Pte. Ltd. (202439004H) and Hoi Hup Sunway Tampines Commercial Pte. Ltd. (202438996Z), both at 16 Jalan Kilang, #07-01 Hoi Hup Building, Singapore 159416 Both companies are named on Developer’s Licence C1543 and share project account 451-312-536-9 Hoi Hup Realty Pte Ltd: developing in Singapore since 1983 across condominiums, landed housing, commercial offices, integrated developments and hospitality Sunway MCL: Singapore arm of Sunway Property, the property division of Sunway Group (listed on Bursa Malaysia). MCL Land established 1963, acquired by Sunway Group September 2025, Singapore operations renamed Sunway MCL from 31 October 2025. Sunway Property active in Singapore residential for more than 20 years. Naming note: the 2024 land tender record names Sunway Developments Pte. Ltd. because the award predates the October 2025 rename. Same party, later name. Partnership track record in Singapore: The Continuum, Terra Hill, Ki Residences, Parc Central Residences, Novo Place, Otto Place Awards: The Continuum, Top Development and Landscape Excellence, EdgeProp Excellence Awards 2023 | Terra Hill, Best Premium Condo Interior Design, PropertyGuru Asia Property Awards 2023 | Ki Residences, Best Private Condo Interior Design, PropertyGuru Asia Property Awards 2021 Licence condition: the developer is required to submit the building works for CONQUAS assessment and complete it. === 12. LAND AND INVESTMENT CONTEXT === Government Land Sales parcel: Tampines Street 94 (Tampines P18) Tender launched: 27 June 2024 | closed: 19 September 2024 | awarded: 10 October 2024 Land area at tender: 23,510.7 sqm Permissible GFA: 61,834 sqm at gross plot ratio 2.63 Successful tenderer: Hoi Hup Realty Pte Ltd and Sunway Developments Pte. Ltd. Tender price: $668,280,000 Land rate: approx $1,004 psf ppr Bidders: 6 Lease term: 99 years Harmonised floor area applies: launch date 27 June 2024 is after the 1 September 2022 GLS trigger under URA circular DC22-09 Demand fundamentals: mature Tampines town with a large public housing base and rolling minimum occupation period expiries feeding upgrader demand | Changi Business Park approx 9 min drive | Downtown Line direct to the city centre | Tampines Regional Centre one stop and slated for redevelopment | planned Eastern General Hospital campus two stops === 13. PROGRESSIVE PAYMENT SCHEDULE === Standard schedule for a private residential purchase under the Housing Developers Rules. 1. On grant of Option to Purchase: 5% 2. On signing Sale & Purchase Agreement (within 8 weeks of Option): 15% 3. On completion of foundation work: 10% 4. On completion of reinforced concrete framework: 10% 5. On completion of partition walls: 5% 6. On completion of roofing and ceiling: 5% 7. On completion of door sub-frames and frames, window frames, electrical wiring, internal plastering and plumbing: 5% 8. On completion of car park, roads and drains serving the housing project: 5% 9. On Notice of Vacant Possession: 25% 10. On Completion Date (legal completion): 15% Total: 100% Note: TOP has not been obtained for this development, so the certified stages fall due progressively as construction reaches each milestone, not at once. [END OF DATA: Pinery Residences Official Developer Sales Website: https://pinery-residence.sg/]

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All information is sourced from official developer documents and is accurate to the best of our knowledge at time of publication. Errors may occur. Prices, availability and specifications are subject to change without notice. Artist’s impressions and floor plans are indicative only, and areas are approximate measurements subject to final survey. Distances and travel times quoted are estimates. This page does not constitute an offer, contract, or financial/legal advice. Prospective buyers are advised to verify all details with developer staff prior to any purchase decision.