Pinery Residences.
The brief
Pinery Residences is a 588-unit, 99-year leasehold development by Hoi Hup Realty and Sunway MCL at 922 to 932 Bedok Reservoir Road in District 18. Six residential blocks sit above Pinery Mall, a 121,600 sqft retail podium, on a 23,512 sqm site with an underground link to Tampines West MRT Station on the Downtown Line. The launch weekend was 28 and 29 March 2026.
Launch result. The developers reported 544 units sold over the launch weekend, 92.5% of the project, at an average of $2,546 psf, with prices from $1.486 million for a two-bedroom to $3.708 million for a five-bedroom. URA's developer sales survey for March 2026 shows transacted prices from $2,340 to $2,728 psf in the launch month. Its August 2026 survey records 551 of 588 units sold, leaving 37 with the developer.
Location. Five primary and secondary schools sit within 1km on a straight-line measure, with Junyuan Primary the nearest. Rivelle Tampines, an executive condominium on the same station, launched a week earlier at an average of $1,893 psf before the deferred-payment premium; the gap between the two is the private-versus-EC spread at one station. Estimated TOP is Q1 2030, and the developer's notice of vacant possession is dated 9 October 2031.
New briefs before they open.
Three things to know.
Above a mall, linked to the MRT
Pinery Residences sits above Pinery Mall, a 121,600 sqft retail podium anchored by a FairPrice supermarket, a Kopitiam food court and a preschool, with an underground link to Tampines West MRT on the Downtown Line.
544 of 588 sold at launch
The developers reported 544 units (92.5%) sold over 28 and 29 March 2026 at an average of $2,546 psf. URA's August 2026 developer sales survey records 551 of 588 units sold and 37 unsold.
Two- to five-bedroom formats
Six residential blocks sit on a 23,512 sqm site. Units run from a 624 sqft two-bedroom to a 1,475 sqft five-bedroom, priced at launch from $1.486 million to $3.708 million.
Fit & trade-offs
Who this is for.
A unit in a 588-home development above Pinery Mall with an underground link to Tampines West MRT and launch pricing from $1.486 million
Freehold tenure, a residential-only setting, and a choice of most stacks after a 544-unit launch weekend
- ·Buyers who want a supermarket, food court and an MRT link under the same roof
- ·Buyers comparing private two- to five-bedroom quanta in Tampines West
- ·Buyers who want five primary and secondary schools within 1km on a straight-line measure
- ·Buyers seeking freehold tenure
- ·Buyers who need keys before the estimated TOP in the first quarter of 2030
- ·Buyers who prefer a residential-only site without a public retail podium
Unit mix
588 units. 10 typologies.
| Type | Size (sqft) | No. of Units |
|---|---|---|
| 2-Bedroom | 624 - 667 | 180 |
| 2-Bedroom Premium + Study | 700 | 72 |
| 3-Bedroom | 807 | 48 |
| 3-Bedroom Deluxe | 861 | 48 |
| 3-Bedroom Premium | 990 - 1,023 | 48 |
| 3-Bedroom Premium + Study | 1,055 | 60 |
| 4-Bedroom | 1,141 | 24 |
| 4-Bedroom Premium + Study | 1,195 - 1,238 | 84 |
| 4-Bedroom Luxury + Study | 1,389 | 12 |
| 5-Bedroom Luxury | 1,475 | 12 |
Across launch: $2,340 - $2,728 psf. Per-variant pricing on application.
Floor plans
10 typologies.
| Type | Variant | Plan size (sqft) |
|---|---|---|
| 2-Bedroom | B1 | 624 |
| 2-Bedroom | B2 | 635 |
| 2-Bedroom | B3 | 667 |
| 2-Bedroom Premium + Study | B4 | 700 |
| 3-Bedroom | C1 | 807 |
| 3-Bedroom Deluxe | C2 | 861 |
| 3-Bedroom Deluxe | C3 | 861 |
| 3-Bedroom Premium | C4 | 990 |
| 3-Bedroom Premium | C5 | 1,012 |
| 3-Bedroom Premium | C6 | 1,023 |
| 3-Bedroom Premium + Study | C7 | 1,055 |
| 4-Bedroom | D1 | 1,141 |
| 4-Bedroom Premium + Study | D2 | 1,195 |
| 4-Bedroom Premium + Study | D3 | 1,227 |
| 4-Bedroom Premium + Study | D4 | 1,238 |
| 4-Bedroom Luxury + Study | D5 | 1,389 |
| 5-Bedroom Luxury | E1 | 1,475 |
Living here
On site, around.
- 50m lap poolpool
- Family poolpool
- Hydrotherapy poolpool
- Kids pool and splash play poolpool
- Gymnasiumwellness
- Outdoor fitness and yoga cornerwellness
- Multi-purpose courtrecreation
- Kids playground and play lawnrecreation
- Clubhouse with function rooms and loungessocial
- Four BBQ pavilionssocial
- Kid's party roomsocial
- Junyuan Primary Schoolprimary
- St. Hilda's Primary Schoolprimary
- St. Hilda's Secondary Schoolsecondary
- Tampines Secondary Schoolsecondary
- Tampines Primary Schoolprimary
- St. Anthony's Canossian Primary Schoolprimary
Location
922 to 932 Bedok Reservoir Road, Singapore.
Comparables
Other launches in context.
Track record
Hoi Hup Realty and Sunway MCL priors.
Risks & catalysts
What could move.
- ·URA's August 2026 survey shows 37 of 588 units unsold, so the remaining stack and floor choice is narrow
- ·Estimated TOP is Q1 2030, while the developer's notice of vacant possession is dated 9 October 2031
- ·The mall podium brings public footfall onto the same site as the residences
- ·Underground link to Tampines West MRT on the Downtown Line
- ·Pinery Mall podium with a FairPrice supermarket, Kopitiam food court and preschool
FAQ
What buyers ask.
Q01When did Pinery Residences launch and how many units sold?
The launch weekend was 28 and 29 March 2026. The developers reported 544 of 588 units (92.5%) sold at an average of $2,546 psf. URA's August 2026 developer sales survey records 551 sold and 37 unsold.
Q02What were the Pinery Residences launch prices?
The developers' release gave prices from $1,486,000 for a two-bedroom unit to $3,708,000 for a five-bedroom unit. URA's March 2026 survey shows transacted prices from $2,340 to $2,728 psf in the launch month.
Q03What is in the Pinery Residences commercial podium?
Pinery Mall, a 121,600 sqft retail podium anchored by a 12,700 sqft FairPrice supermarket, an 11,000 sqft Kopitiam food court and a 7,000 sqft Mulberry Learning preschool, per EdgeProp's launch report.
Q04Which MRT station serves Pinery Residences?
Tampines West MRT Station (DT31) on the Downtown Line. The development has a direct underground link to the station.
Q05What are the tenure and completion dates of Pinery Residences?
99-year leasehold from 7 January 2025. EdgeProp's project listing gives an estimated TOP of Q1 2030 and a notice of vacant possession date of 9 October 2031.
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