Pinery Residences comprises six blocks of 14-storey residential units, sitting atop a 121,600 sq ft mall. It is linked with Tampines West MRT station on the Downtown Line, giving residents direct rail access.

The mixed-use development recorded robust demand across all unit types, with the developers noting that Singaporeans and permanent residents accounted for nearly all buyers. Mohan Sandrasegeran, head of research and data analytics at SRI, noted that two-bedroom units were sold out, while three-bedroom configurations were nearly completely taken up — suggesting strong participation from both owner-occupiers and investors.

Huttons Data Analytics estimates a mix of 80 to 20 owner-occupiers and investors for Pinery Residences, with buyers of the two- and three-bedroom units being likely investors and smaller families, while four-bedroom units were sold out entirely.

Beyond its proximity to transport, retail and lifestyle offerings as well as schools, Pinery Residences’ appeal lies in its Tampines location. Buyers recognise the potential for long-term price appreciation of Tampines homes.

The planned relocation of Paya Lebar Air Base from 2030 will free up significant land for future housing and amenities, and increase the area’s vibrancy. Ongoing developments in Changi, including the expansion of Changi Airport, the Changi East Industrial Zone, and Changi East Urban District, are expected to generate employment opportunities and strengthen Changi’s role as an economic gateway.

Marcus Chu, CEO of ERA Singapore, noted a tightening private housing supply in the region, with no upcoming GLS sites in Tampines and only one other new private home launch expected in the east in 2026. This scarcity of new options positions Pinery Residences well to capture pent-up demand.

Tampines is Singapore’s largest HDB town, with more than 84,200 HDB flats under management and a resident population of more than 246,300. Tampines also recorded the highest number of HDB resale transactions among all towns in 2025, with 1,921 flats changing hands — providing a sizeable upgrader base with substantial equity for making the move to private property.

Pinery Residences is the third project in 2026 to surpass 90 per cent take-up, following River Modern and Rivelle Tampines, which each sold over 90 per cent of units on their recent launch weekends at average prices of S$1,893 psf and S$2,546 psf respectively.

Its strong performance is comparable with the healthy demand for past integrated developments, particularly Parktown Residence in Tampines Avenue 11. Parktown Residence achieved a take-up rate of about 87 per cent during its February 2025 launch weekend, with sales since increasing steadily to about 96 per cent.

ERA Singapore’s Marcus Chu said there was spillover demand from buyers who missed out on recent executive condominium launches such as Rivelle Tampines, as well as those above the EC income ceiling. The demand comes despite ongoing market volatility and geopolitical uncertainty, with property buyers holding the view that four years from now — given the four-year duration of the seller’s stamp duty — the negative fallout from current geopolitical tensions would have dissipated.