Situated in one of the East’s most vibrant heart-land districts, Pinery Residences is the latest offering from Hoi Hup Realty (in joint venture with Sunway Developments) — a thoughtfully planned 99-year leasehold mixed-use development that places residents within easy reach of shopping malls, MRT stations, quality schools, and the SAFRA recreational club, all in a mature and highly convenient locale.

The site at Tampines Street 94 was acquired via a Government Land Sales (GLS) tender by the Hoi Hup / Sunway JV at a top bid of S$668.28 million, translating to a land rate of ≈ S$1,004 psf per plot ratio (psf ppr). 
For comparison, a larger mixed-use site at Tampines Avenue 11 (which would become Parktown Residence) fetched a top bid of ≈ S$1.206 billion, at about S$885 psf ppr.

Despite the higher ppr cost for Pinery’s site (S$1,004 psf ppr), its smaller scale and prime location next to MRT raise the value proposition. This land cost groundwork supports a projected launch pricing around S$2,200 to S$2,300 psf, which is attractive when viewed against the wider market.

Given the land cost and upcoming launch pricing, Pinery positions itself in a sweet spot: offering a brand-new, fully planned mixed-use development in a mature East estate, at PSF levels that compare favourably to both older resale benchmarks and future launch peers. The higher land cost is offset by the premium location and integrated design; the pricing still sits beneath the highest ceilings achieved in the area, giving buyers strong justification for the S$2,300 psf range.

Project Info

Price Guide

Launch Momentum: Mixed/Integrated Developments Hitting High Take-Up Rates

Recent launches of mixed-use and integrated developments have underscored just how robust buyer demand remains when location, concept and connectivity align. For example, Parktown Residence in Tampines North sold 1,041 units out of 1,193 (≈ 87%) during its launch weekend, at an average price of S$2,360 psf. This means the developer moved far more than half the units in a matter of days—a performance traditionally reserved for prime‐core-central projects or ultra-luxury launches.

The appeal of this model is clear: an integrated development offering retail, transport, mall amenities, schools or community infrastructure, combined with a solid unit mix and pricing within reach of both owner-occupiers and investors. Buyers sense the “first mover” advantage, the scarcity value, and the modern alignment of lifestyle + connectivity, which prompts strong weekend take-up.

For a development such as Pinery Residences, this signals a credible benchmark. If you execute on the location fundamentals, unit mix, and pricing strategy—as you are positioned to do—it supports aiming for a strong show at launch (though perhaps not quite at the 87% mark if supply or price are higher). The performance of Parktown sets the tone: with the right factors in place, the market will respond quickly.

Projected High Take-Up on Launch

In this context, Pinery Residences is poised to exceed expectations, with market watchers projecting a potential 70–80% take-up rate on launch weekend, driven by its even stronger locational advantages. Unlike Parktown, which sits in a developing area of Tampines North, Pinery enjoys the prime benefit of being embedded within a fully matured neighbourhood, surrounded by established malls, MRT connectivity, reputable schools, community hubs, and SAFRA—all within immediate reach. This mature-estate convenience, paired with Hoi Hup’s reputation and a competitively calibrated launch price range around $2,200–$2,300 psf, positions Pinery as a more compelling choice for upgraders and young families who prioritise accessibility and ready amenities over waiting for area growth. As a result, the project is expected to draw strong first-day demand from both owner-occupiers and investors, with genuine potential to mirror—or even surpass—the early launch momentum seen at Parktown.