Pinery Residences: A 588-Unit Mixed-Use Condo Integrated with Tampines West MRT

Pinery Residences is a 588-unit private condominium and mixed-use development by Hoi Hup Sunway MCL at Tampines West MRT Station on the Downtown Line. Unlike a standard suburban condo, Pinery is directly integrated with the MRT station and will include Pinery Mall - a retail component that forms part of the development. It is the private condo counterpart to Rivelle Tampines EC, which occupies a nearby site. Here is what buyers need to know.

What Makes Pinery Different from a Standard Condo

Pinery is a mixed-use integrated development - meaning it combines residential units with a retail mall component in a single development directly connected to the MRT. This structure is modelled on successful precedents like Hillion Residences (Bukit Panjang MRT), The Clementi Mall, and Junction 9 - projects where the combination of residential and retail above an MRT station has consistently delivered strong property values and rental demand.

For residents, the integrated MRT connection means no outdoor walking in Singapore's climate - you step out of your lift lobby and you are in the MRT station. Pinery Mall below will add a curated retail and F&B offering that serves both residents and the surrounding Tampines West community. For investors, the combination of retail traffic and residential demand creates a more defensible asset than a standalone condo in the same area.

Pricing in Context

Unit Type	Size	Price from	PSF
2 Bedroom	~635 sq ft	~$1.486M	~$2,340 psf
3 Bedroom	~915 sq ft	~$2.14M	~$2,340 psf
4 Bedroom	~1,250 sq ft	~$2.93M	~$2,340 psf
5 Bedroom	~1,500 sq ft	~$3.508M	~$2,340 psf

At approximately $2,340 psf, Pinery is priced at a premium to the Rivelle Tampines EC (approximately $1,800 psf), which is the expected relationship between private condominiums and ECs in the same area. EC buyers benefit from subsidised pricing in exchange for a 5-year MOP and income ceiling eligibility restrictions. Pinery's private status means no income ceiling, no MOP restriction, and the option to rent immediately after purchase - all of which justify the higher psf.

The psf is also justified by the MRT integration premium. Integrated developments in Singapore consistently trade at a premium to comparable nearby condos without direct MRT connection - the convenience factor is real and durable, and it directly supports both own-stay quality of life and rental demand.

Who Is Buying Pinery

The buyer profile at Pinery is primarily Singapore Citizens and PRs who either do not meet EC eligibility criteria (income above $16,000 per month, or second-timers who have exhausted their EC allocation) or who want the flexibility of a private condo without MOP restrictions. Professionals working in Changi Business Park, the Tampines Regional Centre, or commuting via DTL into the CBD are natural fits. Investors looking for a rental asset with strong tenant demand from CBP and Changi Airport employees are another segment.

The Tampines West Ecosystem

Tampines West is one of Tampines town's most liveable precincts. SAFRA Tampines and yo:Ha Commercial are within walking distance. Our Tampines Hub - one of Singapore's largest community hubs with sports facilities, library, hawker centre, and more - is a short distance away. The upcoming Pinery Mall itself will add further retail depth when completed alongside the residential component. St Hilda's Primary School is within 1km. The PIE, TPE, and KPE provide road connectivity in multiple directions.

Prices are based on publicly available information as at March 2026 and are indicative. Contact the developer or Keith for the current official price list. This article is for general information only and is not a solicitation to purchase. Information accurate as at March 2026.