Pinery Residences – Integrated Development at Tampines Street 94
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Highlights
Pinery Residences is a new integrated residential development planned along Tampines Street 94, marking what is expected to be the first integrated development in Tampines West. With an estimated TOP in 2030, the project will sit on a 99-year leasehold site and comprise 588 residential units, developed jointly by Hoi Hup Realty Pte Ltd and Sunway Developments Pte Ltd.
As Tampines is a mature regional centre, Pinery Residences represents a shift in how the western side of the town may evolve — moving beyond purely residential clusters towards a more integrated, self-contained living environment where daily amenities are brought closer to home.
To understand what an integrated development is and how they differ from standard condominiums, you can read our guide to integrated developments in Singapore for a detailed explanation.
OVERVIEWS
Pinery Residences is an integrated development with a commercial podium with retail shops, childcare center, and a direct, sheltered underground link to Tampines West MRT station, offering an all-in-one living experience. It is designed to bring homes, everyday amenities, and supporting conveniences together in one place. Instead of treating the residence and the neighbourhood as separate, integrated developments make daily life feels more connected and less fragmented.
For residents, this changes how you use your time. Running errands no longer means planning a trip to a mall elsewhere. Picking up groceries, grabbing a quick meal, or meeting someone nearby becomes something you can do naturally as part of your day. Over time, this convenience adds up — fewer short car trips, less reliance on peak-hour travel, and a more relaxed daily routine.
In Tampines, activities such as shopping, dining and transportation have traditionally been centred around Tampines Central. Pinery Residences extends this concept into Tampines West, bringing a similar level of accessibility closer to residents who previously relied on neighbouring precincts for amenities. This is particularly meaningful for families, older residents, and those working hybrid schedules, where flexibility and proximity matter more than novelty.
Beyond convenience, integrated developments tend to age well. As neighbourhoods mature and expectations around accessibility rise, developments that combine living, amenities, and transport relevance often remain practical and desirable. For buyers looking at long-term own stay or future relevance, this integrated approach is not just about comfort today, but about how the home continues to fit everyday life years down the road.
Address
Tampines Street 94
Developer
Hoi Hup Realty Pte Ltd
Sunway Developments Pte Ltd
Tenure
Leasehold
Site Area
253,068 sqft
Total Units
588 Residential Units, and
~120,000 sqft of Commercial Podium with retail spaces and childcare center
Expected TOP
2030
DISCOVER THE LOCATION
Pinery Residences is located along Tampines Street 94, within Tampines West, an established residential precinct that already benefits from Tampines’ broader town infrastructure but has historically lacked an integrated focal point. This location places the development within walking distance of Tampines West MRT on the Downtown Line, offering direct rail connectivity towards Bukit Timah, the city fringe, and the Downtown Core without the need to transfer lines.
For daily necessities and retail, residents are a short commute away from Tampines Mall, Century Square, and Tampines 1, which together form one of Singapore’s largest suburban retail clusters. These malls cover everything from supermarkets and dining options to banks, clinics, and enrichment centres. The upcoming integrated commercial podium at Pinery Residences is expected to complement — rather than replace — this existing retail ecosystem by handling everyday needs closer to home.
For families, the location is particularly practical. Schools in the surrounding area include Poi Ching School, St. Hilda’s Primary School, Tampines North Primary School, and Junyuan Primary School. At the secondary level, schools such as St. Hilda’s Secondary School and Junyuan Secondary School are also within the wider Tampines planning area. This concentration of schools is one of the reasons Tampines remains consistently popular with family households.
From a road connectivity perspective, Pinery Residences is well placed for drivers. The Pan Island Expressway (PIE) and Tampines Expressway (TPE) are both easily accessible, allowing relatively direct travel towards the city, Changi Business Park, and the north-eastern regions. Driving to the city via the PIE typically takes around 20 to 25 minutes in off-peak conditions, while Changi Airport and Changi Business Park are within a 10 to 15-minute drive.
What distinguishes this location is not that Tampines is new — it is very much a mature town — but that Pinery Residences introduces integrated living into Tampines West, an area that has so far relied on surrounding nodes for amenities. By combining residential living with on-site conveniences and direct MRT access, the development is positioned to change how residents experience daily life in this part of Tampines, shifting it from a purely residential zone into a more self-sufficient neighbourhood.
Some images on this page are illustrative and represent the surrounding Tampines West precinct.
Official visuals and site-specific images for Pinery Residences will be updated when released by the developer.
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PRICE
Updated December 2025: Indicative pricing for Pinery Residences has been released. Pricing is expected to sit above surrounding resale condos but remains more competitively positioned than many new launches across the RCR and OCR.
To plan your purchase with clarity, you can use the following calculators before committing:
THE DEVELOPERS
Hoi Hup & Sunway
Hoi Hup Realty and Sunway Developments have a long-standing partnership in Singapore, with many notable joint ventures. Their collaborations include Ki Residences at Brookvale, Parc Canberra, Terra Hill and The Continuum, demonstrating their ability to build both executive condominiums and private condominiums across different segments of the market.
Their delivery of quality homes with practical layouts and thoughtful planning have won them many industry recognitions such as awards for design and development excellence from platforms including the PropertyGuru Asia Property Awards and FIABCI World Prix d’Excellence.
Read more about them below.
Hoi Hup Realty Pte Ltd
Recent projects include The Continuum and Terra Hill, both of which received multiple industry awards for design and lifestyle planning. Hoi Hup has also delivered mixed-use developments such as Royal Square at Novena, reflecting experience in coordinating residential and commercial components within a single project.
Hoi Hup’s strength lies in consistency and delivery, making it a familiar name among homeowners who prioritise long-term liveability and execution over short-term design trends.
Sunway Development Pte Ltd
Sunway’s work on integrated townships and mixed-use projects has been recognised by regional and international industry awards, including the FIABCI World Prix d’Excellence and PropertyGuru Asia Property Awards. This background complements Hoi Hup’s local execution strengths, particularly for an integrated development where planning, coordination and long-term functionality matter.
DOWNLOAD FLOOR PLANS
Pinery Residences offers a range of 2- to 5-bedroom layouts, catering primarily to families and long-term owner-occupiers. The unit mix is focused on practical, liveable configurations rather than compact layouts, reflecting the condo’s positioning as an integrated development in a mature town.
Layouts prioritise functional living and dining spaces, well-sized bedrooms, and kitchens designed for regular household use. Larger unit types provide clearer separation between private and communal areas, making them suitable for multi-generation households or families planning to stay over the long term.
Detailed floor plans will be available closer to launch and should be reviewed alongside orientation and stack positioning due to the importance of river views.
FAcilities
Residents can expect a core range of condominium facilities, including swimming, fitness spaces, landscaped communal areas and shared amenities designed to be used regularly, not just occasionally.
As an integrated development, a key part of daily convenience extends beyond the residential facilities themselves. With commercial amenities located within the same development and direct MRT access nearby, residents are less reliant on internal amenity decks for social and recreational needs. This allows the facilities to function as complementary spaces rather than the sole focus of lifestyle activity.
In addition, the surrounding Tampines neighbourhood provides access to existing parks, community spaces and town-level amenities, effectively extending the living environment beyond the site boundary. Together, the combination of on-site facilities, integrated conveniences and established neighbourhood infrastructure supports a more balanced and practical day-to-day living experience.
The information is subject to change and photos/images used are for illustration purposes only.
Your questions answered
FREQUENTLY ASKED QUESTIONS
When is Pinery Residences expected to launch?
Pinery Residences is expected to launch in March 2026. Buyer may consider registering early to ensure priority booking, early access to floor plans, and first pick of units before the public.
What is the indicative price range for Pinery Residences?
Indicative prices vary by unit type, size, floor level, and orientation. As Tampines West’s first integrated development, prices are expected to exceed nearby resale levels (around $1,500 psf) and also surpass Pasir Ris 8, which averaged approximately $2,045 psf when launched in 2022.
What unit types are available?
Pinery Residences is expected to offer a range of 2- to 5-bedroom units, with an emphasis on family-sized layouts. This unit mix aligns with the project’s integrated concept and its location within a mature residential town, where long-term own stay demand is typically stronger than short-term occupancy. Check out the floor plans.
Where is Pinery Residences located, and how accessible is it?nsport?
The development is located along Tampines Street 94 in Tampines West, with direct access to Tampines West MRT station on the Downtown Line. This provides rail connectivity towards Bukit Timah and the city without requiring line transfers. For drivers, access to the PIE and TPE allows relatively straightforward travel to the city, Changi Business Park, and Changi Airport.
When is the expected TOP for Pinery Residences?
The expected Temporary Occupation Permit (TOP) is around 2030 (tbc), subject to regulatory approvals and construction progress.
Who is the developer of Pinery Residences?
Pinery Residences is jointly developed by Hoi Hup Realty Pte Ltd and Sunway Developments Pte Ltd. Hoi Hup is an established Singapore developer with decades of experience across residential and mixed-use projects, while Sunway brings regional expertise in integrated and large-scale developments. The joint venture structure reflects prior collaborations between the two groups on both private and executive condominium projects.
Do I need to pay agent commission when buying Pinery Residences?
No. Buyers of new launch developments, including Pinery Residences, do not pay agent commission. Sales representatives are appointed and remunerated by the developer.
What is the Progressive Payment Scheme (PPS)?
Under the Progressive Payment Scheme, buyers make payments in stages based on construction milestones rather than servicing the full loan upfront. This allows for more manageable cash flow during the construction period before TOP, especially for buyers who are upgrading from an existing home.
What documents are required to book a unit?
You will typically need:
NRIC or passport
Booking fee payment (usually 5% of purchase price)
Should I obtain an In-Principle Approval (IPA) before booking?
Yes. Obtaining an IPA helps clarify borrowing capacity early and reduces uncertainty when selecting a unit. It help you understand your borrowing capacity in advance and allows you to make informed decisions when selecting a unit. Speak to a mortgage advisor now.
What happens if I book a unit but my loan is not approved?
If financing cannot be secured, buyers may face forfeiture of booking fees unless alternative arrangements are approved. It is advisable to confirm loan eligibility before committing. Speak to a mortgage advisor now.
How do I choose the best facing or unit at Pinery Residences?
Unit selection depends on factors such as:
orientation
floor height and view corridor
proximity to facilities
intended use (own stay vs investment)
Reviewing the site plan and floor layouts in detail is recommended before booking.
Can I buy Pinery Residences if I already own an HDB?
Yes, subject to eligibility rules such as satisfying HDB Minimum Occupation Period (MOP) requirements and complying with prevailing ABSD regulations.
It is important to check your timeline, ABSD impact, IPA eligibility and resale requirements before booking a unit.
Are foreigners allowed to buy Newport Residences?
Yes, foreigners can buy private apartments and condos without approval. However, ABSD applies for residential property purchases. Check your applicable stamp duties here.
Why do many buyers prefer new launch condos?
Is Pinery Residences suitable for own stay or investment?
Pinery Residences is positioned to appeal to both own-stay buyers and longer-term holders. Its integrated nature, MRT access, and location within a mature town support daily liveability, while integrated developments in established areas tend to remain relevant over time as expectations around convenience increase.
What are the benefits of registering early interest?
Registering early allows you to:
- receive timely updates on pricing and availability
- access detailed floor plans and unit comparisons
- plan financing ahead of time
- make decisions without launch-day pressure
Are there other options I should consider besides Pinery Residences?
If you are still exploring, you may find it useful to compare Pinery Residences with other OCR or city-fringe new launch condominiums, depending on your budget, lifestyle preferences, and investment horizon.
INTERESTED
IN
Pinery Residences?
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– Honest comparisons with other Marina Bay or Prime CBD options
– Guaranteed Best Price & Official Launch Discounts
– Detailed Financial Calculation & Loan Planning
– Investment Analysis, Risks & Exit Strategy
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