Prices quoted are nett pricing after developer discounts, released by Hoi Hup Realty and Sunway MCL.

Last Updated: 14th October 2026

Understanding Pinery Residences Pricing

 
Pinery Residences spans 17 unit types across 10 bands, running from two bedrooms to five. The smallest is 624 sqft in the 2 Bedroom band and the largest is 1,475 sqft in the 5 Bedroom Luxury, with every band in between sold under the name the table above uses. Layout by layout, the full set of plans and dimensions is on the floor plan page.

The Land Price Behind the Pricing

 
The site was tendered by the Government under the Government Land Sales programme, launched for sale on 27 June 2024 and awarded on 10 October 2024. Six bids were submitted, and the winning tender from Hoi Hup Realty Pte Ltd and Sunway Developments Pte. Ltd. was $668,280,000. Against the permissible gross floor area of 61,834 sqm, that works out at $1,004 per square foot per plot ratio for the land alone, before construction, financing or any other cost of building.

How the Quoted Sizes Are Measured

 
The areas in the table are strata areas on the harmonised basis, and the floor plans say so directly: the legend on every plan marks the air conditioner ledge, the reinforced concrete ledge and void space as lying outside the strata area. Those areas are built and they are there, but they are not counted in the size quoted and so they are not counted in the price per square foot that follows from it. A unit here therefore reads smaller, and its rate per square foot reads higher, than an equivalently built unit measured the older way. Comparing a rate here against stock measured on the earlier basis is not a like-for-like comparison.

What the Price Includes

 
The fittings are a single brand set across the development, with the model tiered by unit type rather than the brand changing between bands.

• Kitchen appliances: Smeg hob, hood, oven and wine chiller, with Samsung refrigerator and laundry. The hob is a 2 burner induction in B1 to B4, a 3 burner induction in C1, and a 3 burner gas hob from C2 upward. The refrigerator is 325L in the 2 bedroom types, 458L in the 3 bedroom types and 635L in the 4 and 5 bedroom types. A combination washer dryer is fitted throughout; a separate washer and dryer, and the wine chiller, come with D5 and E1 only.
• Kitchen fixtures: Hansgrohe mixer in chrome throughout, with a Franke stainless steel sink sized up through the B, C and D to E types.
• Bathrooms: Duravit ware, Geberit concealed cistern and flush plate, Hansgrohe taps and showers in chrome with the rain shower in the master bathroom, and Inspirione accessories. The specification is uniform across every type.
• Floor finishes: porcelain tile in the living, dining, kitchen, corridor, yard, balcony and bathroom areas, and vinyl in the bedrooms.
• Water heating: electric storage in Type B and C1, gas from C2 upward, which tracks the same split as the hob.
• Smart home: a Fermax WiFi video door bell and chime, a Yale digital lockset, app-based air conditioning control and a Macro smart gas water heater, managed through a single app.

Maintenance Fees at Pinery Residences

 
Maintenance is charged by share value at $51 per share value per month. Every 2 and 3 bedroom type carries a share value of 9 and so pays $459 a month, and every 4 and 5 bedroom type carries a share value of 10 and pays $510. The rate is constant across every band, which is what makes the two figures checkable against each other. Because the residential blocks and Pinery Mall sit on one site, the monthly figure is split two ways: $47 per share value to the residential sub-management corporation and $4 per share value to the main management corporation that covers the shared estate. The estimated figure for each band is in the Maintenance Fee column of the table above. It begins at completion rather than at purchase, and remains an estimate until the management corporation is constituted after legal completion, when the budget passes to the owners.

Stamp Duty, ABSD and Total Purchase Cost

 
Two stamp duties sit on top of the price in the table, both payable in cash and neither financeable, so they belong in the budget separately from the loan.

Buyer’s Stamp Duty is payable by every buyer on a tiered rate structure, charged on the higher of the purchase price or the market value assessed by IRAS, with the top marginal band applying to any amount above $3,000,000. Additional Buyer’s Stamp Duty depends on residency status and on the number of residential properties already owned: Singapore Citizens buying a first residential property do not pay it, and rates rise for subsequent properties and for Permanent Residents and foreign buyers.

Separately from the duties, the Total Debt Servicing Ratio caps total monthly debt obligations at 55% of gross monthly income across every loan held, and that cap commonly sets the loan quantum before the purchase price does. The downpayment, the loan and both duties can be worked through together on the mortgage calculator, which is also the page carrying the progressive payment schedule, and the sales team can run the same figures against a specific buyer profile. Neither duty is included in the prices in the table above.

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