Buying an HDB flat is not just about choosing a property. Your eligibility, grant amount, and purchasing options depend largely on the scheme under which you are buying. Many buyers are familiar with grants such as the Enhanced CPF Housing Grant (EHG), Family Grant, and Proximity Housing Grant (PHG). However, fewer realise that these grants […]
Condominium Project Intelligence
PINERY RESIDENCES
BEDOK RESERVOIR ROAD
240 mTAMPINES WEST MRT STATION
$2.05MMedian transacted price
551Transactions in latest 12 months
501–780 sqftMost popular unit size
Market Snapshot
At Peak
At 12-Month High
Peak: Jun 2026Based on latest 12 months
▲ +59.3%
From 12-Month Low
Low: Mar 2026Based on latest 12 months
▲ +65.3%
Vs District Median PSF
Above District 16 medianBased on latest 12 months
▲ +65.2%
Vs OCR Median PSF
Above OCR medianBased on latest 12 months
—
12M Turnover Rate
Total units unavailable
Latest 12-month sales
551
Up to latest completed Month
Median transacted price
$2.05M
Latest 12 months
Median PSF
$2,548
Latest 12 months
Typical recorded price range
$1.65M – $2.76M
20th to 80th percentile
Latest transacted price
$3.76M
1,475 sqft · 1 Jun 2026
Historical transaction information is presented for market research and does not constitute a valuation or investment recommendation.
Data Source: Urban Redevelopment Authority (URA)•Data up to: July 2026•Last updated: 4 Aug 2026
Market Trends
Average Price & Transaction Trend
Monthly average transacted price and sales volume from the first available record since 2017.
Average PriceTransactions
Available history: Mar 2026 to Jun 2026
Data Source: Urban Redevelopment Authority (URA)•Data up to: July 2026•Last updated: 4 Aug 2026
Transaction Breakdown (Last 12 Months)
Based on completed transactions from Aug 2025 to Jul 2026.
Most popular unit size501–780 sqft
Median Sold Size807 sqft
Unit Size Distribution
Only size ranges with recorded transactions are shown.
Price Distribution
Recorded transactions grouped into price ranges.
Data Source: Urban Redevelopment Authority (URA)•Data up to: July 2026•Last updated: 4 Aug 2026
Recent Transactions by Unit Size
500 – 780 sqft Average Price Trend
500 – 780 sqft Transaction Volume
500 – 780 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-05 | 1 | $1.6M | $1.6M | $1.6M | $2,526 |
| 2026-04 | 3 | $1.64M | $1.54M | $1.78M | $2,561 |
| 2026-03 | 248 | $1.67M | $1.48M | $1.89M | $2,564 |
500 – 780 sqft Recent Transactions
| Date | Type | Level | Area | PSF | Price |
|---|---|---|---|---|---|
| 2026-05 | Apartment | 06 to 10 | 635 sqft | $2,526 | $1.6M |
| 2026-04 | Apartment | 06 to 10 | 624 sqft | $2,464 | $1.54M |
| 2026-04 | Apartment | 11 to 15 | 667 sqft | $2,664 | $1.78M |
| 2026-04 | Apartment | 01 to 05 | 624 sqft | $2,555 | $1.6M |
| 2026-03 | Apartment | 01 to 05 | 700 sqft | $2,503 | $1.75M |
| 2026-03 | Apartment | 01 to 05 | 700 sqft | $2,491 | $1.74M |
| 2026-03 | Apartment | 01 to 05 | 624 sqft | $2,494 | $1.56M |
| 2026-03 | Apartment | 01 to 05 | 700 sqft | $2,491 | $1.74M |
781 – 1000 sqft Average Price Trend
781 – 1000 sqft Transaction Volume
781 – 1000 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-05 | 1 | $2.2M | $2.2M | $2.2M | $2,552 |
| 2026-04 | 1 | $2.05M | $2.05M | $2.05M | $2,541 |
| 2026-03 | 117 | $2.2M | $1.93M | $2.67M | $2,542 |
781 – 1000 sqft Recent Transactions
| Date | Type | Level | Area | PSF | Price |
|---|---|---|---|---|---|
| 2026-05 | Apartment | 01 to 05 | 861 sqft | $2,552 | $2.2M |
| 2026-04 | Apartment | 06 to 10 | 807 sqft | $2,541 | $2.05M |
| 2026-03 | Apartment | 11 to 15 | 807 sqft | $2,562 | $2.07M |
| 2026-03 | Apartment | 11 to 15 | 807 sqft | $2,620 | $2.12M |
| 2026-03 | Apartment | 11 to 15 | 807 sqft | $2,548 | $2.06M |
| 2026-03 | Apartment | 11 to 15 | 861 sqft | $2,679 | $2.31M |
| 2026-03 | Apartment | 11 to 15 | 861 sqft | $2,665 | $2.3M |
| 2026-03 | Apartment | 11 to 15 | 807 sqft | $2,606 | $2.1M |
1001 – 1200 sqft Average Price Trend
1001 – 1200 sqft Transaction Volume
1001 – 1200 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-06 | 1 | $2.73M | $2.73M | $2.73M | $2,585 |
| 2026-04 | 1 | $2.87M | $2.87M | $2.87M | $2,716 |
| 2026-03 | 138 | $2.79M | $2.4M | $3.23M | $2,545 |
1001 – 1200 sqft Recent Transactions
| Date | Type | Level | Area | PSF | Price |
|---|---|---|---|---|---|
| 2026-06 | Apartment | 11 to 15 | 1,055 sqft | $2,585 | $2.73M |
| 2026-04 | Apartment | 11 to 15 | 1,055 sqft | $2,716 | $2.87M |
| 2026-03 | Apartment | 01 to 05 | 1,055 sqft | $2,394 | $2.53M |
| 2026-03 | Apartment | 01 to 05 | 1,023 sqft | $2,482 | $2.54M |
| 2026-03 | Apartment | 11 to 15 | 1,055 sqft | $2,613 | $2.76M |
| 2026-03 | Apartment | 11 to 15 | 1,055 sqft | $2,598 | $2.74M |
| 2026-03 | Apartment | 11 to 15 | 1,055 sqft | $2,584 | $2.73M |
| 2026-03 | Apartment | 11 to 15 | 1,055 sqft | $2,556 | $2.7M |
1201 – 1500 sqft Average Price Trend
1201 – 1500 sqft Transaction Volume
1201 – 1500 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-06 | 2 | $3.5M | $3.24M | $3.76M | $2,581 |
| 2026-05 | 1 | $3.27M | $3.27M | $3.27M | $2,641 |
| 2026-04 | 6 | $3.46M | $3.21M | $3.8M | $2,552 |
| 2026-03 | 31 | $3.25M | $2.97M | $3.71M | $2,494 |
1201 – 1500 sqft Recent Transactions
| Date | Type | Level | Area | PSF | Price |
|---|---|---|---|---|---|
| 2026-06 | Apartment | 06 to 10 | 1,475 sqft | $2,548 | $3.76M |
| 2026-06 | Apartment | 11 to 15 | 1,238 sqft | $2,614 | $3.24M |
| 2026-05 | Apartment | 11 to 15 | 1,238 sqft | $2,641 | $3.27M |
| 2026-04 | Apartment | 06 to 10 | 1,475 sqft | $2,495 | $3.68M |
| 2026-04 | Apartment | 01 to 05 | 1,475 sqft | $2,436 | $3.59M |
| 2026-04 | Apartment | 06 to 10 | 1,238 sqft | $2,612 | $3.23M |
| 2026-04 | Apartment | 11 to 15 | 1,238 sqft | $2,590 | $3.21M |
| 2026-04 | Apartment | 11 to 15 | 1,238 sqft | $2,604 | $3.22M |
Data Source: Urban Redevelopment Authority (URA)•Data up to: July 2026•Last updated: 4 Aug 2026
Location Map
Explore the development in detail with interactive maps. Switch between OneMap, Satellite, Land Lot and URA Master Plan to better understand the development and its surroundings.
Master Plan 2025 (approved amendments incorporated)
Please click on the zoning type for a description of the use
Railway
Planning Area Boundary
Plot Ratio Boundary
Underground Road / Structure
Maximum Permissible Plot Ratio
Maximum Permissible White Quantum
Minimum Business (B) Plot Ratio
Conservation Area
Nature Reserve
National Park
Monument
Nearby Amenities
Closest amenities from PINERY RESIDENCES. Distances are straight-line estimates.
MRT / LRT
- TAMPINES WEST MRT STATION240 mTAMPINES AVENUE 4
- BEDOK RESERVOIR MRT STATION1.1 kmBEDOK NORTH AVENUE 3
- TAMPINES MRT STATION1.3 kmTAMPINES CENTRAL 1
Primary Schools
- JUNYUAN PRIMARY SCHOOL490 mTAMPINES STREET 91
- ST. HILDA'S PRIMARY SCHOOL700 mTAMPINES AVENUE 3
- TAMPINES PRIMARY SCHOOL930 mTAMPINES STREET 12
- ST. ANTHONY'S CANOSSIAN PRIMARY SCHOOL980 mBEDOK NORTH AVENUE 4
- RED SWASTIKA SCHOOL1.2 kmBEDOK NORTH AVENUE 3
Secondary Schools
- ST. HILDA'S SECONDARY SCHOOL710 mTAMPINES STREET 82
- TAMPINES SECONDARY SCHOOL850 mTAMPINES STREET 12
- ST. ANTHONY'S CANOSSIAN SECONDARY SCHOOL1.0 kmBEDOK NORTH AVENUE 4
- BEDOK GREEN SECONDARY SCHOOL1.1 kmBEDOK NORTH AVENUE 3
Post-Secondary
- TEMASEK POLYTECHNIC870 mTAMPINES AVENUE 1
- ITE COLLEGE EAST2.0 kmSIMEI AVENUE
- TEMASEK JUNIOR COLLEGE2.8 kmBEDOK SOUTH ROAD
MOE Kindergartens
- MOE KINDERGARTEN @ JUNYUAN490 mTAMPINES STREET 91
- MOE KINDERGARTEN @ TAMPINES930 mTAMPINES STREET 12
- MOE KINDERGARTEN @ FENGSHAN1.7 kmBEDOK NORTH ROAD
- MOE KINDERGARTEN @ GONGSHANG1.9 kmTAMPINES STREET 42
Hawker Centres
- Tampines Street 11 Blk 137 (Tampines Round Market and Food Centre)640 mTampines Street 11
- Hawker Centre @ Our Tampines Hub1.1 kmTampines Walk
- Bedok North Street 4 Blk 85 (85 Fengshan Centre)1.3 kmBedok North Street 4
Hospitals
- ST. ANDREW'S COMMUNITY HOSPITAL1.1 kmSIMEI STREET 3
- CHANGI GENERAL HOSPITAL1.2 kmSIMEI STREET 3
Parks
- JLN PARI DEDAP PG1.3 km
- JLN PARI BURONG PG1.4 km
- SEA BREEZE GARDEN PARK1.4 km
Libraries
- Tampines Library1.1 kmTampines Walk
- Bedok Library2.0 kmBedok North Street 1
Community Clubs
- Tampines West CC700 mTampines Avenue 3
- PAssion WaVe @ Bedok Reservoir (Sea Sports Club) (U/C)730 mBedok Reservoir Road
Sport Facilities
- SAFRA CLUBHOUSE (TAMPINES)300 mTAMPINES ST 92
- Tampines Sport Centre1.1 kmTampines Walk
- ActiveSG Sport Park @ Bedok North1.9 kmBedok North Street 2
Market Position & Nearby Transactions
How PINERY RESIDENCES compares with District 16 projects and transactions recorded within 1 km over the latest 12 months.
Project Median PSF$2,548551 project sales
District 16 Median PSF$1,541Median across district projects with recorded sales
Difference vs District+65.3%Above district median
Transactions Within 1 km63Recorded in the latest 12 months
Position Within District 16
PINERY RESIDENCES is more affordable than 3% of District 16 projects with recorded sales.
Lower PSFDistrict medianHigher PSF
101of 104 District 16 projects with recorded sales
District reference range$1,116 – $2,170 psf
Comparable Condos Within 1 km
Up to 20 nearest eligible condominium and EC projects. PSF (M) means median PSF for the latest 12 months.
| Project | Distance | TOP / Age | Units | 12M Sales | PSF (M) |
|---|---|---|---|---|---|
| AQUARIUS BY THE PARK | 678 m | 200224 yrs old | — | 23 | $1,332 |
| WATERVIEW | 699 m | 201511 yrs old | 696 | 22 | $1,521 |
| THE CLEARWATER | 867 m | 200224 yrs old | — | 10 | $1,401 |
| TAMPINES COURT | 891 m | — | — | 0 | — |
| BAYWATER | 989 m | 200620 yrs old | — | 8 | $1,374 |
Nearby Transactions by Unit Size
Transactions from eligible condominium and EC projects within 1 km during the latest 12 months.
781–1,000 sqft Nearby Average Price Trend
781–1,000 sqft Nearby Transaction Volume
781–1,000 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-06 | 1 | $1.18M | $1.18M | $1.18M | $1,495 |
| 2026-05 | 2 | $1.29M | $1.2M | $1.37M | $1,412 |
| 2026-04 | 2 | $1.13M | $1.1M | $1.16M | $1,265 |
| 2026-03 | 1 | $1.18M | $1.18M | $1.18M | $1,502 |
| 2026-02 | 3 | $1.25M | $1.19M | $1.36M | $1,386 |
| 2026-01 | 1 | $1.23M | $1.23M | $1.23M | $1,380 |
| 2025-10 | 3 | $1.18M | $1.15M | $1.22M | $1,282 |
| 2025-09 | 3 | $1.37M | $1.3M | $1.43M | $1,478 |
| 2025-08 | 6 | $1.23M | $1.1M | $1.44M | $1,422 |
781–1,000 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| WATERVIEW | Condo | 696 | 12 | $1.29M | $1,464 |
| AQUARIUS BY THE PARK | Condo | — | 10 | $1.17M | $1,313 |
1,001–1,200 sqft Nearby Average Price Trend
1,001–1,200 sqft Nearby Transaction Volume
1,001–1,200 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-07 | 1 | $1.3M | $1.3M | $1.3M | $1,184 |
| 2026-06 | 2 | $1.72M | $1.43M | $2.01M | $1,532 |
| 2026-05 | 1 | $1.93M | $1.93M | $1.93M | $1,628 |
| 2026-04 | 1 | $1.51M | $1.51M | $1.51M | $1,445 |
| 2026-02 | 1 | $1.85M | $1.85M | $1.85M | $1,562 |
| 2025-12 | 1 | $1.87M | $1.87M | $1.87M | $1,565 |
| 2025-10 | 2 | $1.69M | $1.61M | $1.77M | $1,422 |
| 2025-09 | 2 | $1.49M | $1.2M | $1.78M | $1,349 |
| 2025-08 | 2 | $1.61M | $1.35M | $1.87M | $1,468 |
1,001–1,200 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| WATERVIEW | Condo | 696 | 8 | $1.84M | $1,570 |
| BAYWATER | Condo | — | 3 | $1.43M | $1,363 |
| AQUARIUS BY THE PARK | Condo | — | 2 | $1.25M | $1,139 |
1,201–1,500 sqft Nearby Average Price Trend
1,201–1,500 sqft Nearby Transaction Volume
1,201–1,500 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-07 | 2 | $1.88M | $1.7M | $2.05M | $1,431 |
| 2026-05 | 4 | $1.97M | $1.86M | $2.11M | $1,496 |
| 2026-04 | 2 | $1.78M | $1.75M | $1.82M | $1,353 |
| 2026-03 | 1 | $1.85M | $1.85M | $1.85M | $1,397 |
| 2026-02 | 3 | $1.74M | $1.72M | $1.75M | $1,353 |
| 2026-01 | 2 | $1.85M | $1.79M | $1.9M | $1,377 |
| 2025-12 | 2 | $1.72M | $1.64M | $1.8M | $1,371 |
| 2025-11 | 3 | $1.83M | $1.67M | $1.95M | $1,399 |
| 2025-10 | 2 | $1.75M | $1.62M | $1.87M | $1,361 |
| 2025-09 | 2 | $1.76M | $1.66M | $1.87M | $1,366 |
| 2025-08 | 1 | $1.63M | $1.63M | $1.63M | $1,328 |
1,201–1,500 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| AQUARIUS BY THE PARK | Condo | — | 10 | $1.7M | $1,363 |
| THE CLEARWATER | Condo | — | 9 | $1.9M | $1,413 |
| BAYWATER | Condo | — | 3 | $1.84M | $1,420 |
| WATERVIEW | Condo | 696 | 2 | $1.96M | $1,437 |
1,501–2,000 sqft Nearby Average Price Trend
1,501–2,000 sqft Nearby Transaction Volume
1,501–2,000 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2025-08 | 2 | $2.1M | $2.01M | $2.19M | $1,374 |
1,501–2,000 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| AQUARIUS BY THE PARK | Condo | — | 1 | $2.01M | $1,306 |
| BAYWATER | Condo | — | 1 | $2.19M | $1,442 |
2,001–3,000 sqft Nearby Average Price Trend
2,001–3,000 sqft Nearby Transaction Volume
2,001–3,000 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-05 | 1 | $2.8M | $2.8M | $2.8M | $1,167 |
| 2025-11 | 1 | $2.9M | $2.9M | $2.9M | $1,187 |
2,001–3,000 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| BAYWATER | Condo | — | 1 | $2.8M | $1,167 |
| THE CLEARWATER | Condo | — | 1 | $2.9M | $1,187 |
Market Interpretation
PINERY RESIDENCES recorded 551 transactions during the latest 12 months, providing a more useful recent basis for comparison.
Its median PSF is approximately 65.3% above the District 16 project median, indicating a premium relative to the wider district market.
Within 1 km, 5 nearby condominiums were identified; 4 recorded at least one sale during the same period. These projects provide additional context where the subject development has limited recent activity.
This is a rules-based interpretation of recorded transactions and nearby project data, not a formal valuation.Project Details
Developer
Hoi Hup Realty and Sunset Development
Property type
Condominium
District
District 16 - Bedok / Siglap / Upper East Coast
Market segment
Outside Central Region
Tenure
99 yrs lease commencing from 2025
TOP
2031
About PINERY RESIDENCES
PINERY RESIDENCES is a condominium in Singapore District 16, completed in 2031 with 99 yrs lease commencing from 2025. It recorded 551 transactions during the latest 12-month period in the database, with a median transacted price of $2.05M and a median of $2,548 psf. The most frequently transacted size range is 501–780 sqft, representing 45.7% of transactions with recorded floor area. TAMPINES WEST MRT STATION is approximately 240 m away by straight-line distance. 4 primary schools are located within a 1 km straight-line radius.
Get Property AdviceDisclaimer: The information, charts and statistics on this page are derived from publicly available Urban Redevelopment Authority (URA) transaction records and are provided for general informational purposes only. While every reasonable effort is made to keep the information accurate and up to date, all data, calculations, trends and market insights are estimates and should not be relied upon as the sole basis for financial, investment, legal, valuation or property decisions. Users should independently verify the information and seek professional advice where appropriate.
Curious What Your Property Could Be Worth Today?
Recent nearby transactions ● Current competing listings ● Estimated selling range ● No obligation discussion
How Does Your Property Compare?
The charts and transaction records provide a useful market overview, but your property's achievable selling price depends on the specific qualities of your unit and the buyers currently looking in your development.
Even within the same condominium, prices can vary significantly according to stack, floor level, facing, view, floor area, renovation condition, tenancy status and competing listings.
A personalised condo or private-property market assessment can help you understand:
✓ A realistic estimated selling-price range
✓ The most relevant recent comparable transactions
✓ Current competing listings and buyer alternatives
✓ Your unit's strongest selling points and positioning strategy
✓ Estimated sale proceeds and options for your next property
✓ A practical marketing and timeline plan with no obligation
Send me your development name, unit size and floor range for a preliminary assessment.
Asset Progression In Singapore: Build Wealth Through Property Ownership
For many Singaporeans, buying a property is one of the largest financial commitments they will ever make. Traditionally, property ownership was viewed primarily as a necessity. People bought a home, raised their families, and stayed there for many years. The focus was largely on having a roof over one’s head rather than viewing the property […]
Sustainable Living in an Unpredictable World: Why Some Families Are Choosing Less
The Old Promise That No Longer Holds Not too long ago, life felt like a straightforward climb. You worked hard, upgraded your home every few years, sent your kids for extra classes, and assumed that financial security would naturally follow. That was the unspoken contract many of us grew up believing in. But lately, something […]
What Really Makes a Property Hard to Sell in Singapore
It’s a belief many homeowners cling to: A good location cures all. If the MRT station is close, the mall is downstairs, and the school is around the corner, the property will sell itself. But in Singapore’s increasingly discerning resale market, that logic is dangerously incomplete. Walk into any HDB block or condo tower, and […]
Open Listing vs Exclusive: Why Most Sellers Get This Wrong
“More Agents = More Buyers”… Sounds Right, But Isn’t When selling a property, most owners fall into the same logical trap. They think: “If one agent can bring buyers, then five agents should bring more.” On the surface, this makes perfect sense. You want maximum exposure. You want your property in front of as many […]
The High Cost of “Wait and See” Pricing When Selling Your Property
There is a psychological phenomenon in real estate known as the Price-Time Paradox. It begins with a simple, seemingly harmless phrase: “Let’s just test the market.” or “Let’s just price higher for a start.” On the surface, it feels like a low-risk experiment. In reality, it is often the start of a silent financial leak. […]
Understanding Singapore HDB Resale Market: The Framework
Introduction The HDB resale market is one of the most important pillars of Singapore’s property landscape. With more than 80% of the population living in HDB flats, resale transactions are not just common — they are a key part of how Singaporeans upgrade, right-size, and reposition their housing over time. But while many people are […]
Why Your House Is Not Selling — Even With Viewings (Singapore Guide)
Your house is listed… but nothing is happening. Weeks have passed. Viewings came… but no offers. At first, there were a few viewings. Some people walked through, nodded politely, said “we’ll consider”… and then nothing. Or worse — no enquiries at all. If this sounds familiar, you’re not alone. In today’s market, many sellers in […]
Whatsapp
Questions About The Market?
Scan the QR code to reach us via WhatsApp or WeChat if you have questions about HDB prices, market trends, upgrading options or your property’s value.
Wechat