Pinetree Hill.
The brief
Pinetree Hill is a 520-unit private condominium on Pine Grove in District 21, jointly developed by UOL Group Limited and Singapore Land Group. Three 24-storey towers on a 99-year leasehold site, designed by P&T Consultants. Launched 15 July 2023; fully sold at an average $2,581 psf per EdgeProp's project page as of mid-2026. TOP target Q3 2027.
Pricing. Launch weekend transacted at an average $2,460 psf (29% sold of 520 in the first weekend). The highest launch-weekend price was $2,700 psf for a 5-bedroom. Subsequent absorption pulled the cumulative weighted average to $2,581 psf at 99.6% sold. Resale market is the only entry point now.
Location. The address bridges the Holland Village lifestyle corridor (10-min drive north) and the one-north innovation cluster (10-min drive south). Dover MRT (EWL, EW22) is approximately 8 minutes on foot. NUS, ACS Junior, and Henry Park Primary are within the broader catchment. The Mount Sinai enclave's mature residential character and the green buffer through the Buona Vista corridor are part of the long-run thesis.
Sources: EdgeProp launch coverage, EdgeProp project page.
Three things to know.
Holland Village adjacency
Pinetree Hill sits between Holland Village to the north and one-north to the south. The Holland Village retail and F&B corridor is a 10-minute drive; one-north's research and tech employment cluster is similarly close. The address concentrates two of the strongest soft-demand anchors in District 21 onto a single 99-year leasehold parcel.
UOL-SingLand consortium quality
The joint venture pairs UOL's residential pipeline (Avenue South Residence, Watergardens) with Singapore Land Group's commercial track record. Construction quality and post-completion management are typically a tier above mid-market OCR product. The 24-storey three-tower configuration delivers a low-density unit count for a 520-unit project.
Launched July 2023, fully sold
Launch weekend (15-16 July 2023) cleared 150 units (29% of 520, or 37.5% of 400 released) at an average $2,460 psf, with the highest transacted unit at $2,700 psf for a 5-bedroom. Cumulative weighted average reached $2,581 psf at 99.6% sold per EdgeProp's project page. No primary inventory remains.
Fit & trade-offs
Who this is for.
Resale access to a 520-unit UOL-SingLand 99-year leasehold development in the Mount Sinai enclave, three 24-storey towers designed by P&T Consultants, walking distance to Dover MRT and a short drive to Holland Village and the one-north employment cluster, launched at $2,460 psf and absorbed at $2,581 psf weighted average
Primary-market developer-direct purchase since the project is 99.6% sold, freehold tenure available at older Pasir Panjang and Holland Village stock, and direct MRT-on-podium access compared with one-north or Buona Vista interchange addresses
- ·Buyers seeking resale entry into the Mount Sinai-to-Holland Village corridor with established residential character
- ·Buyers wanting walking-distance access to NUS, INSEAD and the Holland Village lifestyle strip
- ·Buyers prioritising UOL-SingLand build quality and post-completion management
- ·Buyers seeking primary-market entry (project is fully sold; resale is the only entry point)
- ·Buyers needing sub-5-minute MRT walking distance from the lobby
- ·Buyers requiring freehold tenure in the same Holland Village / one-north corridor
Unit mix
520 units. 8 typologies.
| Type | Size (sqft) |
|---|---|
| 1-Bedroom + Study | 700 |
| 2-Bedroom | 764 |
| 2-Bedroom Premium | 764 |
| 2-Bedroom Premium + Study | TBC |
| 3-Bedroom | 969 |
| 4-Bedroom | TBC |
| 4-Bedroom Premium | 1464 |
| Penthouse | TBC |
Across launch: $2,200 - $2,700 psf. Per-variant pricing on application.
Floor plans
8 typologies.
Block + stack layout. 520 units across 8 typologies.
Living here
On site, around.
- 50m lap poolpool
- Family poolpool
- Children's poolpool
- Gymnasiumwellness
- Yoga deckwellness
- Function roomssocial
- Tennis courtrecreation
- BBQ pavilionssocial
- Conciergeutility
- Children's playgroundrecreation
- Henry Park Primary Schoolprimary
- Pei Tong Primary Schoolprimary
- Nan Hua Primary Schoolprimary
- Methodist Girls' School (Primary)primary
- Nan Hua High Schoolsecondary
- School of Science and Technologysecondary
- NUS High School of Mathematics and Sciencesecondary
Location
Pine Grove, Singapore.
Comparables
Other launches in context.
Track record
UOL Group Limited priors.
Risks & catalysts
What could move.
- ·Resale market is the only entry point; pricing carries the 99.6% absorption uplift over launch weighted average
- ·TOP target Q3 2027, construction milestone progress not independently verified
- ·Future supply in the Pine Grove parcel cluster (adjacent GLS sites) could pressure secondary pricing in later cycles
- ·Dover MRT (East-West Line, EW22) approximately 8 minutes on foot, with one-north (Circle Line) within the broader walking radius
- ·Holland Village retail and F&B corridor 10 minutes by drive, providing established lifestyle catchment
- ·NUS, INSEAD Asia and the one-north employment cluster within driving distance, anchoring rental demand
- ·UOL-SingLand consortium track record on post-completion management supports long-run holding value
FAQ
What buyers ask.
Q01Is Pinetree Hill still available from the developer?
No. The project is 99.6% sold per EdgeProp's project page as of mid-2026, with cumulative weighted average $2,581 psf. Launch weekend cleared 150 units (29%) at $2,460 psf in July 2023. Resale market is the only entry point at this point.
Q02How does Pinetree Hill compare to one-north neighbours like Blossoms by the Park or Bloomsbury Residences?
Pinetree Hill sits in the Mount Sinai enclave bracketing Holland Village (north) and one-north (south), versus Blossoms by the Park ($2,385 psf, Apr 2023) and Bloomsbury Residences ($2,474 psf launch, Apr 2025) which are embedded within the one-north precinct boundary. Pinetree Hill trades the precinct premium for a more established residential neighbourhood, larger scale (520 units vs 275-358), and the UOL-SingLand consortium's post-completion management.
Q03Why did Pinetree Hill price above the OCR average?
Three drivers: the Holland Village adjacency commands a soft-demand premium versus pure OCR addresses; the UOL-SingLand consortium's reputation supports a build-quality premium of ~$50-100 psf vs mid-market launches; and the 24-storey three-tower configuration delivers low density at 520 units. Launch weekend transacted $2,460 psf with the top 5-bedroom unit at $2,700 psf.
Q04What is the unit mix at Pinetree Hill?
520 units across three 24-storey towers, designed by P&T Consultants. The mix runs from a 538 sqft 1-bedroom + study through 1733 sqft 5-bedroom Premium and a 2,874 sqft penthouse. Larger configurations (3-bedroom Premium + Study at 1,216-1,453 sqft, 4-bedroom Deluxe / Premium at 1,292-1,668 sqft) are designed for the Mount Sinai owner-occupier family market.
Q05Who are the developers behind Pinetree Hill?
UOL Group Limited and Singapore Land Group jointly developed Pinetree Hill. UOL's residential pipeline includes Avenue South Residence (2019, 1,074 units), Watergardens at Canberra (2021, 448 units), and Meyerhouse (2018, 56 units freehold). The Singapore Land Group brings commercial real estate scale via its Marina Bay portfolio. Architecture is by P&T Consultants Pte Ltd.
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