Ask Away—Happy to Chat
Nest & Pine at Pinery Residences
The most compelling mixed-use launch in Tampines — 588 units, integrated amenities, and just 224m from Tampines West MRT. Here's everything you need to know before you decide. Keep scrolling 👇
Disclaimer
Important Notice
This information is for general reference only and does not constitute financial, legal, or investment advice. All figures, prices, and projections are estimates and subject to change without notice. Past performance is not indicative of future results. Prospective buyers should conduct their own due diligence and seek independent professional advice before making any investment decision. Floor areas are approximate and subject to survey. Images are artist's impressions only. The developer reserves the right to amend details without prior notice.
Factsheet
Project at a Glance
Developer
Hoi Hup Sunway Tampines Residential & Commercial Pte Ltd
Tenure
99 years from 7 January 2025
Total Units
588 residential units across 6 blocks of 14 storeys
Located at Tampines Street 94, this proposed mixed-use development includes a commercial podium with supermarket, food court, early childhood development centre, and basement carpark — plus an underground pedestrian link.
Developer Track Record
Built by a Proven Team
Hoi Hup Sunway has a distinguished portfolio spanning Districts 5, 9, 15, 18, 21, 24, and 27. Their completed and ongoing projects consistently achieve strong capital appreciation and rental demand — a testament to quality delivery and market trust.
Completed Projects Speak for Themselves
Ki Residences
District 21 — Completed 2024
Parc Central
District 18 — Completed 2024
Parc Canberra
District 27 — Completed 2023
Sophia Hills
District 9 — Completed 2018
Unit Mix
Find Your Perfect Unit
252
2-Bedroom Units
624–700 sqft | 43% of total
204
3-Bedroom Units
807–1,055 sqft | 35% of total
120
4-Bedroom Units
1,141–1,389 sqft | 20% of total
12
5-Bedroom Units
1,475 sqft | 2% of total
The mix caters to HDB upgraders (2BR/3BR) and growing families (4BR/5BR), with showflat units available for B4, C7, and D5 types.
Location
Perfectly Placed in the East
Situated at the heart of Tampines, Pinery Residences is surrounded by major expressways (PIE, TPE, KPE), multiple MRT stations, top schools, and vibrant retail. Changi Business Park and Changi Airport are within easy reach — ideal for professionals and families alike.
Connectivity
5 MRT Stations Within Reach
Tampines West MRT
224m / 1.4 mins walk — Downtown Line (DT31)
Tampines MRT
1.6km — EWL & DTL interchange
Bedok Reservoir MRT
1.4km — Downtown Line
Amenities
A Complete Belt of Amenities
Retail Powerhouses
Tampines Mall, Century Square, Tampines 1, and IKEA all within the town
Our Tampines Hub
Singapore's largest integrated community and lifestyle hub with sports, library, hawker centre
Green Spaces
Tampines Central Park, Eco Green, Sun Plaza Park, and Bedok Reservoir Park nearby
Schools
Top Schools in the EduZone
St. Hilda's Primary School
500m (6-min walk) — one of the most sought-after primary schools in the East
Temasek Polytechnic
350m (4-min walk) — renowned institution supporting student rental demand
Middleton International School
Within the vicinity — supports expatriate rental pool
The 3 Effects
Why Pinery Residences Is a Smart Buy
These three compounding forces — proximity to MRT, integrated living, and school-zone appeal — work together to create sustained rental demand and long-term capital appreciation potential at Pinery Residences.
The Proximity Effect
224m to Tampines West MRT
At just 224m (under 2 minutes' walk), Pinery Residences offers near-doorstep MRT access on the Downtown Line. Studies consistently show that properties within 300m of an MRT station command significant rental and resale premiums over comparable developments further away.
The Proximity Effect
Convenience Drives Desirability
1
Convenience
MRT, markets, mall within walking distance
2
Desirability
More tenants and buyers compete for limited units
3
Price Growth
Consistent capital appreciation over time
Tampines Round Market is 550m away (6 min), and a neighbourhood market at 600m (8 min). Daily errands require zero car trips — a lifestyle premium that tenants and buyers will always pay for.
The Integrated Effect
Everything, Everywhere, Every Day
Supermarket
On-site grocery shopping — no travel needed
Early Childhood Centre
Integrated ECDC for young families
Food Court
Hawker-style dining right at the podium
The EduZone Effect
The School Zone Advantage
Primary 1 Registration
Being within 1km of St. Hilda's Pri Sch gives residents a Phase 2C priority advantage in school registration balloting
Rental Uplift
EduZone properties command 10–20% rental premiums as families pay for school proximity
Stable Demand
School catchment generates year-round, multi-year tenancies from families
Why It's a Safe Buy
5 Reasons This is a Low-Risk Investment
1
Government-backed growth
Tampines North, Bayshore, and Changi East are all part of Singapore's official URA Master Plan — not speculation
2
Reputable developer
Hoi Hup Sunway has zero failed deliveries — all past projects completed on schedule
3
UOB-backed project account
Funds are ringfenced in a UOB project account — buyer protection is built in
4
Proven OCR rental yield
Comparable Tampines properties (Treasure at Tampines) show zero unprofitable transactions out of 657
5
Limited new private supply in Tampines West
Most surrounding HDB blocks have 57–94 years remaining — upgrader demand is building
Financials — 2 Bedroom
2-Bedroom: What Does It Cost?
Est. Price
~$1.25M–$1.40M (624–700 sqft at ~$2,000–2,100 psf)
Down Payment (25%)
~$313K–$350K (5% cash + 20% CPF/cash)
Monthly Mortgage
~$3,800–$4,300/month on 75% loan at 3.5% over 25 years
Est. Rental Yield
~$3,300/month (avg from Treasure at Tampines 2BR comparable data)
Net cashflow: Positive carry potential, especially for HDB upgraders who retain their flat for rental income during initial years.
Financials — 3 Bedroom
3-Bedroom: The Family Sweet Spot
Est. Price
~$1.65M–$2.05M (807–1,055 sqft at ~$2,050 psf)
Down Payment (25%)
~$413K–$513K (5% cash minimum)
Monthly Mortgage
~$5,000–$6,300/month (75% loan, 3.5%, 25 years)
Est. Rental Income
~$4,300–$5,000/month (Treasure at Tampines 3BR benchmark)
The 3BR is the most popular upgrader choice. Families transitioning from a 5-room HDB can potentially use their HDB sale proceeds to fund the bulk of the down payment comfortably.
Financials — 4 Bedroom
4-Bedroom: The Long-Term Wealth Play
Est. Price
~$2.35M–$2.85M (1,141–1,389 sqft at ~$2,050 psf)
Down Payment (25%)
~$588K–$713K — well within reach using HDB sale + CPF
Monthly Mortgage
~$7,200–$8,700/month (75% loan, 3.5%, 25 years)
Est. Rental Income
~$5,500–$6,000/month (Treasure at Tampines 4BR benchmark)
The 4BR is a generational wealth asset. With Tampines HDB 5-rooms already crossing $1M and executive apartments hitting $1.18M, the 4BR private unit provides the natural next step up in lifestyle and value.
HDB Upgrader Path
How an HDB Upgrader Can Afford Pinery
Most Tampines 5-room HDB resale flats are transacting above $1M. After CPF refunds and outstanding loans, a typical upgrader can walk away with $400K–$600K in cash — more than enough for a 2BR or 3BR at Pinery with a comfortable buffer.
HDB Upgrader
Tampines HDB Prices: Your Upgrade Fuel
$885K
Tampines 4-Room
Top resale price Jul–Jan 2026 (Simei Lane)
$1.06M
Tampines 5-Room
Top resale price at Tampines Ctrl 8
$968K
Pasir Ris 5-Room
Top resale price Jan 2026 at Pasir Ris Dr 1
The strong HDB resale market in the East is the single biggest enabler for upgraders. Easily $800K and above for 4-rooms; easily $1M and above for 5-rooms. These are real transaction data from URA and HDB.
Exit Strategy
Your Exit Strategy — 3 Proven Paths
Sell at TOP
Buy now at launch price; sell upon TOP (~3–4 years) to capture new-launch-to-resale premium. Comparable ECs in Tampines show 30–40% gains at TOP.
Rent & Hold
Lease out at $4,300–$5,500/month (3BR–4BR) while the surrounding area appreciates with Tampines North, Bayshore, and T5 Changi developments.
Stay & Upgrade Later
Live in the unit, benefit from capital appreciation, then sell when Paya Lebar Air Base vacates in the 2030s and eastern land values surge region-wide.
Growth in the East
The East is Singapore's Next Growth Frontier
Three major residential growth nodes are driving demand in the East: Tampines North (new MRT + community belt), Tampines West/South (8,000 new HDB homes incoming), and Bayshore (waterfront living by East Coast Park). Pinery sits at the intersection of all three.
Tampines North
Tampines North: The "New" Tampines
Tampines North is being built as an extension of Tampines Town — a holistic live-work-learn-play environment with the Cross Island Line's Tampines North Station, a 25-hectare Community Boulevard Park, a new hub development, and thousands of new HDB homes. This is the "New Tampines" — and it's being built right next door to Pinery.
Tampines North
25-Hectare Green Spine
The meandering linear park will run from Sun Plaza Park in the south to Sungei Api Api in the north — creating a scenic, seamless green corridor for jogging, cycling, and community bonding. This green infrastructure directly supports property values for Pinery Residences nearby.
Tampines North EC
Land Bids Signal Confidence
$885 psf ppr
CapitaLand, UOL & SingLand top bid for Tampines Ave 11 mixed-use GLS — highest bid signals strong developer conviction
$721 psf ppr
Record EC land bid for Tampines St 62 (Parcel B) by Sim Lian — EC prices expected to exceed $1,500 psf at launch
$2,100+ psf
Knight Frank projects mixed-use buyers would pay above $2,100 psf at Tampines Ave 11 — sets ceiling for the entire precinct
When Singapore's most reputable developers submit record bids for land surrounding Pinery, it is the strongest possible endorsement of the area's long-term value.
Tampines West
Tampines West: The Bigger Brother
Tampines West is the larger, more established sibling with SUTD, Changi Business Park, and Our Tampines Hub all close by. With new GLS commercial and residential sites along Tampines Street 94 (including Pinery itself), this sub-zone is experiencing a complete revival of energy, capital, and lifestyle infrastructure.
Bayshore
Bayshore: Singapore's Newest Waterfront Town
Bayshore is being developed as Singapore's premier waterfront residential precinct adjacent to East Coast Park — with 10,000 new homes, two Thomson-East Coast Line stations, a 1km main street, a linear heritage park, and smart sustainable infrastructure. It's a once-in-a-generation development that will transform the East Coast corridor permanently.
Bayshore
Bayshore's Connectivity Transformation
2 New TEL Stations
Bayshore MRT and Bedok South MRT on Thomson-East Coast Line
Park Connector Network
Cycling and walking paths linking East Coast Park and beyond
ECP Flyover Access
New road at Bayshore linking directly to ECP — swift city access
Employment Nodes
Jobs Are Coming to the East
Singapore's master strategy is decentralization — bringing industries closer to homes. The East's key employment engines include Tampines Regional Centre, Changi Business Park, Changi Aviation Park, and the growing Pasir Ris Wafer Fab Park. Pinery residents can reach all these nodes without entering the CBD.
Employment — Changi
Changi Business Park: Tech Hub at Your Doorstep
Changi Business Park
Home to global MNCs in tech, finance, and aerospace — expanding with SUTD and new innovation districts
Wafer Fab Park
70,500 workers; NXP-Vanguard ($10.5B plant), Applied Materials, Soitec, GlobalFoundries all expanding in the East
Changi Aviation Park
ST Engineering $170M facility + Pratt & Whitney expanding; 2,500 new aerospace jobs over next 3–5 years
Transformation — Changi
Terminal 5: A Catalyst for the Entire East
Terminal 5 will handle 50 million passengers per year when operational in the mid-2030s — more than T1 and T3 combined. The 1,080-hectare Changi East development also includes the Changi East Urban District (offices, hotels, lifestyle), Changi East Industrial Zone, and a 3-runway system. This is the single biggest infrastructure investment in Singapore's East — and it will employ tens of thousands.
Transformation — Changi
Changi East Urban District: A New CBD for the East
"This will be a new business and lifestyle destination, creating more jobs and opportunities for Singaporeans." — PM Lee Hsien Loong, NDP Rally 2022
Located next to T5, the Changi East Urban District will feature new offices, smart work centres, hotels, serviced apartments, and lushly landscaped public spaces. Residents at Pinery will be living within minutes of what could become Singapore's second major business corridor.
Transformation — Rail
Two MRT Lines to Changi T5
Thomson-East Coast Line Extension (TELe)
Direct rail from Sungei Bedok through T5, linking all the way to Woodlands North and the future JB RTS Link
Cross Island Line (CRL)
New line passing through Tampines — reducing travel time from Ang Mo Kio to Aviation Park from 105 mins to just 35 mins by train
Transformation — Paya Lebar
Paya Lebar Air Base Relocation: The Multiplier Effect
When Paya Lebar Air Base relocates in the 2030s, 800 hectares of prime land — equal to 5 Toa Payoh towns — will be freed up. Height restrictions will be lifted across Hougang, Tampines, Marine Parade, Punggol, and Bedok. The entire eastern region will be reimagined. Properties purchased today at Pinery will benefit from this transformation as the East becomes an even more desirable address.
Transformation — Healthcare
Eastern General Hospital: A New Healthcare Anchor
The upcoming Eastern General Hospital (EGH) — a 1,000-bed acute hospital under SingHealth — will open near Bedok North MRT. Operational from 2026 (virtual) and 2029–2030 (physical), EGH will create thousands of healthcare jobs in the East and significantly increase demand for residential property from medical professionals and support staff in Tampines, Bedok, and surrounding areas.
Comparable Evidence
Treasure at Tampines: The Proof in the Numbers
657
Profitable Exits
Total profitable transactions recorded at Treasure at Tampines
0
Loss-Making Sales
Zero unprofitable transactions — every single seller made money
13.3%
Best Annualised Return
Achieved in under 3.2 years holding period at Tampines Lane
Source: URA / SquareFoot. Treasure at Tampines, a comparable OCR condo in Tampines East, recorded 100% profitable transactions among all 657 resale exits — a remarkable testament to the resilience of Tampines property.
Market Validation
What the Market Is Telling You
Third-party data that confirms the investment case
$768 psf ppr — Record EC Land Bid
Sim Lian's Oct 2024 winning bid for Tampines St 95 EC site — 18% above analyst expectations of $650–$730 psf ppr. Developers are paying record prices for land right next door.
Source: Business Times, Oct 24 2024
$1,766 psf avg — Aurelle of Tampines EC
Fully sold in April 2025. 90% (682 of 760 units) sold on launch day alone. Tampines EC demand is not speculative — it's proven.
Source: EdgeProp Singapore, Apr 12 2025
T5 Groundbreaking — May 2025
Construction of Changi Terminal 5 officially began May 14, 2025. $5B added in Budget 2025 to the Changi Airport Development Fund. Operational by mid-2030s — adding 50M passengers/year.
Source: Reuters / Straits Times, May 2025
PLAB Relocation — 800 Ha Unlocked
Paya Lebar Air Base relocation confirmed "on track for 2030 or beyond" (MINDEF, Nov 2024), freeing 800 hectares for ~150,000 new homes — the single largest land release in Singapore's history.
Source: MINDEF Parliamentary Reply, Nov 12 2024
Rental Evidence
Rental Benchmark: Treasure at Tampines
These are live Dec 2025 rentals from Treasure at Tampines — the most relevant comparable to Pinery Residences. Pinery's integrated amenities, newer 2025 vintage, and MRT proximity should command a premium above these benchmarks.
Demand Drivers
Tampines: Most Populated Town in Singapore's East
290K
Tampines Population 2025
Up from 252K in 2000 — sustained 15% growth over 25 years
711K
East Region Total
Including Bedok, Pasir Ris, Tampines, Changi — a massive, growing catchment
Tampines is the largest town in the East Region and one of the top 3 most populous in Singapore. This is a structural, not cyclical, demand driver — and it shows no signs of slowing.
Supply Constraints
Limited Private Supply = Pricing Power
The surrounding Tampines West HDB landscape is largely composed of older blocks with 57–70 years remaining lease — these are ageing assets whose owners face diminishing MOP shelter protection. As these blocks approach their lease decay trigger points, tens of thousands of households in Tampines West will need to upgrade to private property. Pinery Residences will be their natural destination.
Supply — Competition
New HDB Supply vs. Private Pinery
Tampines Greenweave
93 years remaining — 3BR avg $550K–$635K | 4BR $695K–$820K
Tampines Greenridges
93 years remaining — 3BR avg $550K–$630K | 4BR $680K–$860K
Tampines GreenBloom
94 years remaining — 4BR avg $738K–$780K | 5BR $960K–$980K
Newer HDB flats in Tampines North are competing on value — but their MOP restriction means owners cannot sell or rent them freely for 5 years. Private condo buyers at Pinery enjoy full liquidity from Day 1. This flexibility is a significant structural advantage.
Pasir Ris Growth
Pasir Ris: The Rising Tide Next Door
Pasir Ris Wafer Fab Park
130 companies, 70,500 workers, and expanding with Soitec, UMC, NXP-Vanguard — driving high-income residential demand
Pasir Ris Mixed-Use Development
New polyclinic, childcare, integrated transport hub, and town plaza — boosting liveability scores
Cross Island Line
3 new CRL stations in Pasir Ris including an EWL interchange — cutting commute times dramatically
Pasir Ris HDB Prices
Pasir Ris HDB Prices Validate East Demand
Pasir Ris and Tampines HDB resale prices confirm that the entire East region is in a sustained appreciation cycle. Upgraders from both towns represent a natural buyer pool for Pinery Residences. Source: HDB, Jul 2025–Jan 2026.
Semiconductors
Singapore Is the World's Semiconductor Hub
$10.5B
NXP-Vanguard Plant
New wafer fab plant in Singapore — 1,500 jobs created
86%
Semiconductor Share
Semiconductors now represent 86.4% of Singapore's electronics cluster value-added (up from 45.6% in 2000)
$4B
GlobalFoundries
Building a $4B plant in Singapore — one of many billion-dollar commitments to the East
The concentration of chip manufacturers in Pasir Ris, Tampines, and Changi creates a massive, high-income workforce — professionals who need quality private housing nearby. Pinery is the beneficiary.
Aviation Economy
Changi Supports 375,000 Jobs — And Growing
11.8%
GDP Contribution
Air transport and foreign tourists arriving by air support 11.8% of Singapore's GDP
5%
Aviation GDP Share
Aviation alone contributes ~5% of GDP with over 200,000 direct jobs
50M
T5 Capacity
New Terminal 5 will handle 50 million passengers per year by mid-2030s
The aviation ecosystem is Singapore's economic lifeline — and it sits in the East. The government's commitment to pressing ahead with T5 through COVID-19 is the ultimate proof of conviction. Properties near this ecosystem will always be in demand.
Historical Transactions
Recent Tampines New Sale PSF Trajectory
New sale transactions at Tampines Street 62 show a clear, sustained upward trend from $1,400 psf in mid-2023 to $2,600 psf by end-2025. This is the very precinct adjacent to Pinery — a live proof of concept for capital appreciation. Source: URA.
Bayshore EC Transactions
Bayshore EC: Price Discovery at Jalan Loyang Besar
New sale transactions at Jalan Loyang Besar (Bayshore EC, Jan 2026) show prices ranging from $1,723 to $1,832 psf for units between 872–1,206 sqft — a strong floor for the wider East Region private market.
Source: URA Jan 2026. These transactions confirm that the broader East corridor private market is pricing in the transformation premium across Tampines, Pasir Ris, and Bayshore.
Summary
The Investment Thesis in 60 Seconds
Pinery Residences checks every box a serious property investor looks for: location, developer quality, amenities, school zone, macro infrastructure tailwinds, and proven comparables. This is not speculation — it is a systematic, evidence-based investment in Singapore's most dynamic growth corridor.
Frequently Asked Questions
Common Questions Answered
Can foreigners buy?
Yes — foreigners can purchase at Pinery Residences (subject to ABSD of 60%). It is a private condominium, not an EC or HDB.
What is the ABSD for Singapore Citizens buying a 2nd property?
20% ABSD applies. Many upgraders manage this by selling their HDB first to avoid or reduce ABSD exposure.
When is TOP expected?
Based on the 99-year tenure commencing January 2025 and typical construction timelines, TOP is estimated around 2028–2029.
How does an HDB upgrader avoid paying ABSD?
By selling their HDB flat before or within 6 months of purchasing the private property (for Singapore Citizens buying their first private home), the ABSD is fully remitted.
Ready to Make Your Move at Pinery Residences?
The East is transforming — Tampines North, Bayshore, Terminal 5, CRL, and PLAB relocation are all converging to make this the most compelling decade for eastern Singapore property. Pinery Residences sits at the epicentre of this transformation, just 224m from Tampines West MRT, with integrated amenities, a proven developer, and zero comparable units that have ever lost money.

📲 Share this website with a friend or family member who is considering upgrading from HDB to private — you might just change their financial future. Tag someone who needs to see this!
Developer Appointed Marketing Agent
David Cheong
Senior Real Estate Consultant | Singapore
CEA Reg. No: R015915A
PropNex Realty Pte Ltd
AI-Assisted Insights | Structured Strategy | STEADY Property Decisions
With you, For you.