Pinery Residences

Pinery Residences is a 99-year leasehold condominium under construction at Bedok Reservoir Road in District 16, by Hoi Hup Realty and Sunway Developments. Completion is expected in Q4 2029.

Everything below four bedrooms has sold. The two-bedroom, two-bedroom premium, three-bedroom, three-bedroom deluxe, three-bedroom premium and the standard four-bedroom are all gone. What remains is 34 units across three large layouts. If you came here for a compact unit, this is not the project, and we would rather tell you that at the top of the page than three scrolls down.

Pinery Residences at a glance

• Address: 920 Bedok Reservoir Road, Singapore 479989 (District 16)
• Tenure: 99-year leasehold
• Expected TOP: Q4 2029
• Developer: Hoi Hup Realty and Sunway Developments
• Still available: 4 and 5 bedrooms, 1,195 to 1,475 sqft
• Entry price: $2,972,000
• Nearest MRT: Bedok Reservoir, Downtown Line, about 10 minutes on foot

The price per square foot, worked

The four-bedroom at 1,195 sqft is from $2,972,000, which is $2,487 per square foot. The five-bedroom at 1,475 sqft is from $3,579,000, or $2,426 per square foot.

Both are that layout’s own price divided by its own floor area. Note which way round they run: the larger unit carries the lower rate, which is the usual pattern and the opposite of what we see at some city-fringe towers. Stepping up from four bedrooms to five here costs $607,000 more in total and about $61 less per square foot.

Against the median of $2,780 per square foot across the 32 condominium listings where we publish both figures, both Pinery layouts sit below.

The location argument, stated plainly

Pinery Residences sits in the eastern corridor, within reach of the Tampines regional centre, Changi Business Park and the airport employment belt. Bedok Reservoir Park is close, and the reservoir edge is the practical draw for a lot of buyers here.

The trade-off is the walk. Bedok Reservoir station is about ten minutes on foot, which is a real ten minutes in Singapore weather, and it is the longest walk of the projects in this part of our book. If rail proximity is what you are buying, weigh that honestly.

Who this project tends to suit

• Families who need four or five bedrooms. That is what is left, and it is a genuine reason to look here.
• Buyers working in the eastern employment belt — Changi Business Park, Tampines, Loyang.
• Buyers who drive. The PIE and TPE are close and the walk to rail matters less if you are not making it.

Who should probably look elsewhere

• If you want one, two or three bedrooms. They are sold. We market compact layouts at several other projects and would rather point you at one.
• If you want a short walk to rail. Ten minutes is what it is.
• If you need a home before 2029. This completes in Q4 2029, which is a long wait even by new-launch standards.

Frequently asked questions

What is still available at Pinery Residences?
34 units across three layouts: 3 four-bedroom Luxury + Study, 27 four-bedroom Premium + Study, and 4 five-bedroom Luxury. Everything smaller has sold. The table below the description carries the detail.

What is the entry price?
$2,972,000 for a 1,195 sqft four-bedroom, which is $2,487 per square foot.

What is the tenure?
99-year leasehold.

When is the expected TOP?
Q4 2029.

Who is the developer?
Hoi Hup Realty and Sunway Developments.

How far is the MRT?
Bedok Reservoir station on the Downtown Line, about ten minutes on foot.

Is the five-bedroom better value than the four?
On rate per square foot it is lower, at $2,426 against $2,487. On total outlay it is $607,000 more. Which of those matters depends on your budget and how much space you actually need.

Before you decide

Run the purchase costs first. Condo buying costs in Singapore sets out stamp duty, loan limits and the progressive payment schedule. How the maintenance fee is calculated explains the monthly figure, and condo prices by district and psf shows where this sits against the wider market.

Speak to our team

Prices, sizes, availability and completion dates come from the developer, are indicative, and can change without notice. Unit counts move daily, so ask us for the current chart before you decide. Finest SRI is part of SRI Pte Ltd, agency licence L3010738A. Every enquiry is handled by a CEA-registered salesperson.