Pinery Residences is a 99‑year leasehold mixed‑use development at Tampines Street 94, directly connected by underground pedestrian link to Tampines West MRT on the Downtown Line. Developed by Hoi Hup Realty and Sunway Developments, it brings 588 residential units above a commercial podium planned as Pinery Mall — supermarket, food court, childcare and retail in one building, with your commute literally downstairs.
What Pinery Residences Is
Six residential blocks. Fourteen storeys each. North‑south facing throughout, which keeps direct afternoon sun off most living areas.
The 588 units span 2‑bedroom to 5‑bedroom layouts, including 2‑ to 4‑bedroom‑plus‑study configurations, sized from about 624 to 1,475 square feet. There are no 1‑bedroom units in the mix — the project is built for families and HDB upgraders, not investors chasing yield from shoebox rentals.
Below the residential blocks, Pinery Mall occupies roughly 120,000 square feet of commercial GFA across approximately 60 units, with a supermarket, food court, F&B outlets, an early childhood development centre and a basement carpark confirmed as part of the programme. The residential component sits above, connected by lifts and direct internal access — so residents do not need to go outside to reach the MRT or run daily errands.
Tenure is 99 years from 7 January 2025. Estimated TOP is April 2030, subject to construction progress.
Location: Tampines Street 94 & The MRT Story
The single strongest feature of this project is the direct underground pedestrian link to Tampines West MRT (DT31) on the Downtown Line.
That distinction matters more than it first appears. Most condos in Tampines describe themselves as “near” Tampines MRT on the East‑West Line — which usually means a bus ride or a 15‑minute walk. Pinery gives residents a covered, step‑free underground connection to a separate MRT line entirely, with direct Downtown Line access to Bugis, Newton, Botanic Gardens, and the CBD core without changing trains.
Tampines West MRT is one stop from Tampines interchange. So residents still get East‑West Line access to Changi Airport and the full eastern corridor when needed — just with one interchange. For day‑to‑day CBD commutes, many will never need it.
By road, the PIE, TPE and KPE are within a short drive, covering most car‑commuting routes east, north and into the city centre. The Tampines Regional Centre — Tampines Mall, Century Square, Tampines One — is a short MRT hop or drive away for anything Pinery Mall doesn’t cover.
Pinery Mall: The Downstairs Town Centre
Most integrated developments in Singapore are linked to an existing mall that was built separately. Pinery Mall is being built as part of this project, which means its tenant mix is planned around what residents and the surrounding HDB population actually need rather than what filled a pre‑existing retail space.
The confirmed programme includes a supermarket, food court, early childhood development centre and F&B and retail units. That covers groceries, daily meals and childcare — the three things that most working parents in this part of Tampines currently need to travel for.
The surrounding HDB estates also provide an immediate catchment for the commercial podium from day one, which is a meaningful difference from retail that needs to build footfall in a new precinct from scratch.
Full tenant list and leasing details have not been published at time of writing. Treat the confirmed programme as indicative until the developer releases the finalised tenant mix closer to opening.
Neighbourhood & Amenities
Tampines West is a mature HDB and residential belt within one of Singapore’s largest towns. It is not a new precinct still building its identity — the schools, parks, hawker centres and community clubs have been there for decades.
Nearby amenities include Tampines West Community Club, Bedok Reservoir Park and a range of hawker centres serving the surrounding residential blocks. The broader Tampines hub — IKEA, Courts, Giant, Giant Extra, the three Tampines malls — sits a few MRT stops away and provides the large‑format retail layer that Pinery Mall itself does not need to replicate.
For lifestyle, Bedok Reservoir offers jogging, cycling and kayaking within a short drive or bus ride, providing the kind of nature‑adjacent recreational option that is not always available in the middle of a large HDB town.
Schools & Education
Pinery’s immediate catchment includes several schools relevant to both primary registration and secondary planning.
- Poi Ching School — within or near the 1km primary school registration zone
- St. Hilda’s Primary School — nearby, also popular with families in the Tampines belt
- Juying Secondary School, Tampines Secondary School, St. Hilda’s Secondary — secondary options in the surrounding area
Families choosing Pinery for own‑stay should verify exact 1km boundaries independently, as registration rules apply to the child’s address at the point of registration, not the marketing claim. Proximity is confirmed; exact distance cutoffs need to be cross‑checked against MOE’s then‑current school registration framework.
For investors targeting the expat rental segment, the East region has a smaller international school cluster compared with the central and west regions, so larger unit demand is more likely to come from local families upgrading from HDB than from expatriate relocations.
Developer Profile: Hoi Hup Realty & Sunway Developments
Hoi Hup Realty is a Singapore‑based private developer with a substantial residential portfolio across the island, including projects such as Ki Residences at Brookvale, The Peak at Toa Payoh and Waterford Residence. It is not publicly listed but has an established track record spanning more than two decades of completed residential delivery.
Sunway Developments is part of Malaysia’s Sunway Berhad, one of the region’s large listed conglomerates. Sunway has been active in Singapore’s residential market and is already known locally as the joint venture partner in Chuan Grove Residences, the concurrent District 19 launch.
The JV entity for Pinery is Hoi Hup Sunway Tampines Residential Pte Ltd for the residential component and Hoi Hup Sunway Tampines Commercial Pte Ltd for the mall — a dual‑entity structure that separates the residential and commercial legal ownership within the same site. This is standard practice for mixed‑use projects in Singapore and is not unusual.
Neither developer is a first‑time builder or a single‑project vehicle. Buyers have reference projects from both names to assess build quality and delivery expectations.
Investment & Pricing
Hoi Hup and Sunway won the GLS tender at a land bid of S$1,004 psf per plot ratio, which was the top bid for this Tampines Street 94 site. Starting from there, adding construction, financing and developer margin, the expected price range for launched units broadly reflects what the market has already seen: the project opened its preview in March 2026 with pricing from S$1.486 million for 2‑bedroom units.
At 588 units, the PSF range across the project is still being established as more transactions are recorded. Early marketing and agency materials point to 2‑bedroom units running in the S$2,3xx–S$2,4xx psf range as a rough starting point, with 3‑bedroom and larger units depending on floor, stack and orientation — but buyers should verify actual price lists directly with the developer’s appointed agents rather than treating third‑party estimates as final.
The exit story here is specific and quantifiable. An estimated 5,500–6,000 HDB units in the surrounding Tampines West and Bedok Reservoir Road belts are projected to reach their Minimum Occupation Period (MOP) between 2028 and 2033 — a window that aligns closely with Pinery’s estimated April 2030 TOP and the subsequent five‑year seller’s stamp duty clearance period. That timing is not coincidental for investors who plan to sell into an HDB upgrader wave rather than holding indefinitely.
On ABSD and financing: Singapore citizens buying as their first residential property face zero ABSD. HDB upgraders who sell before completing their condo purchase can also manage ABSD exposure efficiently, which is exactly why the nearby HDB MOP wave is relevant — those upgraders arrive at Pinery’s resale market with cash from their HDB exit and often reduced ABSD liability compared with investors holding multiple properties.
For investment‑only buyers purchasing as a second property, the current ABSD rate applies on top of the purchase price and needs to be factored into total acquisition cost before projecting returns. These rates are subject to change at the discretion of MAS and IRAS — check the current published rates before committing.
Site Plan & Facilities (Indicative)
Official facility details for Pinery Residences have not been released in full at time of writing. Based on the site area of approximately 253,000 square feet, a plot ratio of 2.6, and Hoi Hup’s track record with similarly scaled projects, a standard full‑facility condo suite is expected — pools, gym, clubhouse, function rooms, children’s play area and landscaped grounds — though this should be confirmed against the actual plans once published by the developer.
The six north‑south oriented blocks are designed to reduce direct east and west sun exposure for most units, which typically results in better thermal comfort and lower air‑conditioning load for residents — a practical benefit that rarely appears in brochures but matters daily.
Underground carparking is confirmed as part of the basement level, shared with the commercial podium, and the pedestrian link to Tampines West MRT is also at basement level, keeping residents dry in all weather.
FAQ
What is Pinery Residences?
A 99‑year leasehold mixed‑use development at Tampines Street 94, District 18, with 588 residential units above Pinery Mall and a direct underground link to Tampines West MRT.
Who is the developer?
Hoi Hup Realty and Sunway Developments, under the joint venture entity Hoi Hup Sunway Tampines Residential Pte Ltd.
How many units are there?
588 residential units across six 14‑storey blocks, from 2‑bedroom to 5‑bedroom.
Is there really a direct MRT link?
Yes — an underground pedestrian link connects the basement of the development directly to Tampines West MRT station on the Downtown Line (DT31).
What is the tenure?
99 years from 7 January 2025.
What is the estimated TOP?
April 2030, based on the project completion period from the GLS tender acceptance.
What is Pinery Mall?
The commercial podium within the development, housing approximately 60 commercial units including a supermarket, food court, F&B outlets, an early childhood development centre and basement carpark.
What are the prices?
The project launched for preview in March 2026 with 2‑bedroom units starting from S$1.486 million. Full pricing is available from the developer’s appointed agents.
Are there any 1‑bedroom units?
No. The unit mix starts at 2‑bedroom, confirming the project’s positioning for families and HDB upgraders.
What schools are nearby?
Poi Ching School and St. Hilda’s Primary School are within the surrounding area. Buyers should verify 1km registration distances independently against MOE’s then‑current framework.
