Pinery Residences

551 filed transactions · District 16 · OCR

Median, per square foot
2,548 psf
Observed range
$2,340 — $2,728 psf
S$2,049k median price

99 yrs lease commencing from 2025 · 551 filed transactions

S$2,049k
Median price
551
Filed transactions
15%
Spread, low to high

URA Data Service — PMI_Resi_Transaction · 2021-09 to 2026-09 · accessed 2026-09-10

Which of these are you

I’m considering buying this
I own this

Median price by month5 months with a sale

Mar '26 · S$2,032kAug '26 · S$2,110k

The transactions behind those figures20 of 551

Nothing modelled — these are the filed sales.

75 sqm · floor 06-10Apartment · New sale · 2026-08
S$2,110,000$2614 psf
137 sqm · floor 06-10Apartment · New sale · 2026-06
S$3,758,000$2548 psf
98 sqm · floor 11-15Apartment · New sale · 2026-06
S$2,727,000$2585 psf
115 sqm · floor 11-15Apartment · New sale · 2026-06
S$3,236,000$2614 psf
59 sqm · floor 06-10Apartment · New sale · 2026-05
S$1,604,000$2526 psf
115 sqm · floor 11-15Apartment · New sale · 2026-05
S$3,269,000$2641 psf
80 sqm · floor 01-05Apartment · New sale · 2026-05
S$2,198,000$2553 psf
137 sqm · floor 11-15Apartment · New sale · 2026-04
S$3,798,000$2576 psf
Why a range, not one number. Valuation tools routinely disagree by S$15,000–S$80,000 on the same home, because none can see your floor, facing, renovation or lease. The spread above is the real one — the cheapest and dearest psf actually filed here over the period. Where your unit sits inside it depends on the things the data cannot see.
Contains information from HDB Resale Flat Prices (data.gov.sg) accessed on 2026-09-10 from data.gov.sg, made available under the Singapore Open Data Licence v1.0Contains information from URA Data Service — PMI_Resi_Transaction accessed on 2026-09-10, made available under the Singapore Open Data Licence v1.0

What the floor is worth

This project—

Not enough filed sales at both ends of this project to compare it with itself. It needs 3 or more high and 3 or more low. The figure beside this one is the town, not here.

District 16, typical project+8%

Middle of 8 projects in District 16 that clear the bar — half fall between +2.5% and +8.8%. 2 came out negative — high floors sold for less in 2 of them.

Every band in District 16, for reference. This pools all buildings in the town, so it carries the estates as well as the storeys — a town whose tall blocks are its newest ones will show a steeper climb than height alone buys. The two figures above are the ones that hold a building constant.

StoreysMedian psfFiled sales
01-05S$1,3561,287
06-10S$1,467754
11-15S$1,441554
16-20S$1,337114
21-25S$1,42487
26-30S$1,47068

URA Data Service — PMI_Resi_Transaction · accessed 2026-09-10T21:15:39.110Z. Storey bands are the source's own — no floor number is inferred from them. A premium is a median of filed transactions, not a valuation of any home.

What's around

Straight-line distance from the building — the walk is longer, and how much longer depends on what is in the way.

Nearest station
Tampines West
137m
Primary schools within 1km
3
nearest 453m
Primary schools · straight-line distance
  • Junyuan Primary School453m
  • St. Hilda'S Primary School668m
  • Tampines Primary School853m
9 more between 1km and 2km
  • St. Anthony'S Canossian Primary School1.0km
  • Red Swastika School1.3km
  • Yu Neng Primary School1.4km
  • Changkat Primary School1.5km
  • Yumin Primary School1.5km
  • Chongzheng Primary School1.6km
  • Poi Ching School1.6km
  • Fengshan Primary School1.8km
  • Gongshang Primary School1.9km
A band is priority, not a place — and this is an indication, not MOE's answer. MOE measures home to school in a straight line, which is what is measured here. But it measures to the school's land boundary and this measures to the school's single registered coordinate, so a large campus reads as further away than MOE would find it. It also measures from the address on your child's registration, not from the block. A school near the line can fall either side of it once MOE measures it, and an oversubscribed school still ballots within a band. For the official category for a specific address, use OneMap's SchoolQuery.
Stations
  • Tampines West137m
  • Bedok Reservoir1.0km
  • Tampines1.2km
Also nearby
  • Hawker centreTampines Street 11 Blk 137 (Tampines Round Market and Food Centre)628m
  • ParkBedok Reservoir PK1.4km
  • Other schoolsSt. Hilda'S Secondary School684m

Coordinates from OneMap, © Singapore Land Authority. Distances are straight-line.
Station exit locations — LTA (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
School addresses — MOE School Directory and Information (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
Hawker centre locations — NEA (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
Park locations — NParks (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.

What has sold nearby300m

1project within 300m
$1,898–$1,957the middle half, per sq ft — all from one project
$1,934median of those sales

From 20 filed sales — the 20 most recent at each project, which is all this index keeps. 1 of them is at that limit, so it has sold more than is counted here.

ProjectAwayFiledFloorSizePSF
Rivelle Tampines257m2026-0806-10103 sqm$1,950
Rivelle Tampines257m2026-0811-1597 sqm$1,977
Rivelle Tampines257m2026-0806-1086 sqm$1,950
Rivelle Tampines257m2026-0801-0597 sqm$1,886
Rivelle Tampines257m2026-0701-05110 sqm$1,897
Rivelle Tampines257m2026-0701-05110 sqm$1,919
Rivelle Tampines257m2026-0706-10110 sqm$1,922
Rivelle Tampines257m2026-0701-0586 sqm$1,936
Rivelle Tampines257m2026-0701-05110 sqm$1,906
Rivelle Tampines257m2026-0706-1097 sqm$2,011
Rivelle Tampines257m2026-0701-0586 sqm$1,898
Rivelle Tampines257m2026-0711-1586 sqm$1,996

The 12 most recent are listed, out of 20 in the index at this radius. The floor band is what URA and HDB publish; neither feed carries a unit number.

The afternoon sun, and what is approved in it247°–293°

NESW

Seen from here, the sun sets at 247° (WSW) in December and 293° (WNW) in June — a swing of 47° across the year. A window on one of those bearings takes the low sun for part of the year and none of it for the rest.

Today the sun drops below 15° at 06:04 pm and sets at 07:00 pm, arriving from 273° (W). Above that angle it is over the roof rather than through the window; near the equator the midday sun is almost overhead, which is why this is only ever about the last hour.

Nothing published says which way a unit points — not URA, not HDB. You are the one standing in it, or holding the plan. If the floor plan carries a north arrow, the plan reader will read it off and say so when it cannot.

Nothing with planning permission sits on those bearings within 400m. That is a fact about this radius and these bearings, not a guarantee of a view — an application not yet decided does not appear here, and neither does anything further out.

This does not tell you whether anything is blocked. A shadow needs the height and footprint of every building between you and the sun, and no public dataset here carries them — so none is drawn. What is above is the bearing the sun arrives on, which is astronomy, and what has been permitted along it, which is a filed decision with a reference number. Joining the two is yours. Bearings and distances are straight-line. A decision is permission to build, not a building: some are never started, and heights come from URA’s own wording, which states one about four times in five.

Where the money actually goes

Drag the sale price. Everything moves.

Cash
Loan
CPF principal
CPF interest
Fees
Sale price · S$2,049,000
Outstanding loan
CPF principal used
Years held
Agent fee %
Sale priceS$2,049,000
Outstanding loan−S$180,000
CPF principal refundBack into your CPF, not lost−S$150,000
CPF accrued interestCPF OA rate, compounded over 12 years−S$52,416
Agent fee (2% + GST) and legal−S$47,468
Cash in handS$1,619,116
S$202,416 returns to your CPF, not your pocket — still yours, and it can fund the next purchase. The accrued interest alone is S$52,416, and it grows every year you hold. HDB concessionary loan interest is 2.6% p.a.; CPF Ordinary Account accrues at 2.5%.

Look up somewhere else

Any HDB block or private project in Singapore.