Editorial Signature Detail
PINERY RESIDENCES
Signature Alpha Editorial
PINERY RESIDENCES
A Signature Editorial briefing with live Alpha Formula intelligence, premium project detail, and investor-grade next-step tools.
Lead capture remains active before download so Clive can follow up with a bespoke Alpha interpretation for this listing.
Beds
4
Baths
4
SQFT
1,195
Floor Level
—
URA-backed research dashboard
D18 transaction intelligence
Read the latest district-level caveat activity for this listing before moving into the rest of the investment tools.
Disclaimer: Market intelligence reports and transactional insights displayed on this platform are automatically generated utilizing historical data from caveats voluntarily lodged with the Singapore Land Authority (SLA) and published via the Urban Redevelopment Authority (URA) Data Service. While we strive to provide accurate and up-to-date data, these figures may not represent 100% of all market transactions and are intended strictly for educational and informational purposes. Users should independently verify all property transaction data before executing financial decisions.
Signature Investment Forecast
Weighted projection with 5-year confidence bands.
Pinery Residences demonstrates robust growth potential within District 18, supported by a 22.6% five-year appreciation and a balanced district-level supply pipeline. Stable upgrader demand and favorable 2026 financing conditions underpin a best-case five-year valuation surge of 32.3% for this landed asset.
Current Underwriting
$2,865,000
District-weighted fair value anchor used for the model.
Projected by 2029
+13%
3-year capital appreciation outlook under the weighted scenario.
Projected by 2031
+22.6%
5-year appreciation outlook with 2026 stability weighted heavily.
Conservative case · 2031
+14.5%
Base growth eases to 2.8% annually if supply and absorption soften.
Base case · 2031
+22.6%
Core Alpha Formula projection at 4.2% annualized growth.
Best case · 2031
+32.3%
Upside case expands to 5.8% annually if demand depth stays firm.
Signature Investment Analyst
Strategist Verdict
At PINERY RESIDENCES, the 6.82% discount to the active benchmark points to Immediate Equity Gain and stronger Capital Growth Potential if Mean Reversion closes the gap. Entering a high-performing Singapore project below its intrinsic mean is rare, which improves the quality of upside at the current PSF.
Listing PSF
$2,397
Project Mean PSF
$2,573
District Mean PSF
$2,134
Historical vs Projected
Historical district benchmark data is shown in grey. The Signature projection is shown in gold, with conservative and best-case confidence bands for the next 5 years.
Macro tailwind
Low-rate stability
The 2026 financing backdrop is weighted heavily in the forecast model.
Supply signal
Balanced district-level supply pipeline
District-level GLS pressure is used as the supply-side constraint variable.
Demand pulse
Stable upgrader demand with selective 2026 liquidity support
Demand-side score blends district liveability, connectivity, and upgrader depth.
Shortlist intelligence
Smarter reasoning for whether this listing deserves a closer look.
Singapore District: demand is being supported by stable upgrader demand with selective 2026 liquidity support, with measured new supply pressure in the current cycle.
Recommended next move
Shortlist this now, then use the benchmark gap and current PSF as the opening frame for negotiations before arranging a viewing.
Shortlist fit
+6.8%
Value gap
The live benchmark still shows an entry discount, so this listing can stay on the shortlist as a value-led candidate rather than a pure story-driven buy.
Carry profile
2.0%
Rental yield
Current rental carry screens at 2.0%, while the base-case 2031 outlook still projects +22.6% capital upside.
Underwriting risk
Measured
Supply signal
Benchmark conviction is anchored to the project mean, while district supply is measured, so this should be compared against nearby substitutes before final commitment.
Overview
Pinery Residence (District 18) Target Preview 14th March 2026 Convenient integrated lifestyle Developed by Hoi Hup & Sunway 588 Residential Units 2- to 5-Bedroom, 624 to 1475 sqft 6 Blks of 14-Storey. Land approx. 253,068 sqft Approx. 120,000 sqft Commercial Podium With Retail, F&B, Food Court, Supermarket & Childcare Direct link to Tampines West MRT Station (DTL) Within 1km to St Hilda's Pri Sch, close to Temasek Polytechnic, SUTD & more! Proximity to Tampines Mall, Changi Business Park, Changi Airport, Bedok Reservoir Park & East Coast Park High Demand & Growth Potential Contact any PropNex salesperson now! Pinery Residence (District 18) Target Preview 14th March 2026 Convenient integrated lifestyle Developed by Hoi Hup & Sunway 588 Residential Units 2- to 5-Bedroom, 624 to 1475 sqft 6 Blks of 14-Storey. Land approx. 253,068 sqft Approx. 120,000 sqft Commercial Podium With Retail, F&B, Food Court, Supermarket & Childcare Direct link to Tampines West MRT Station (DTL) Within 1km to St Hilda's Pri Sch, close to Temasek Polytechnic, SUTD & more! Proximity to Tampines Mall, Changi Business Park, Changi Airport, Bedok Reservoir Park & East Coast Park High Demand & Growth Potential Contact any PropNex salesperson now!
Information sourced from Team SG Prop Portal's PropNex portfolio.
Compare Forecasts
Side-by-side Alpha Formula projections for this district.
Select up to two nearby listings to compare the 5-year base case, confidence bands, and current rental yield side by side.
Current listing
PINERY RESIDENCES
D18 · Landed
$2,865,000
Automation #11
Interactive Exit Strategy & Cash Flow Modeler
Stress-test the path to profit over 3, 5, and 10 years using editable assumptions built for Singapore buyer economics.
Tax & Friction
Acquisition Costs
BSD: $112,850
ABSD: $0
Legal: $3,000
Holding Costs
Property Tax: $5,730
Maintenance: $3,000 / yr
Exit Frictions
3-Year Exit
SSD: $127,059
Agent Comm: $63,530
Legal: $2,500
5-Year Exit
SSD: $0
Agent Comm: $68,054
Legal: $2,500
10-Year Exit
SSD: $0
Agent Comm: $80,827
Legal: $2,500
Clear Path to Profit
At the 10-year mark, the Alpha Investment Formula still projects a total ROI of 135.5% with SGD 1,752,731 in net exit profit, but the hold period absorbs an annual net cash-flow drag of about SGD 62,528. The post-2025 4-year SSD penalty window keeps early exits inside a heavier friction band until year 4. This means the outcome depends more heavily on capital appreciation and amortized debt reduction than on near-term income carry under the current investment tax setting.
Monthly Mortgage
$9,059
Annual Net Cash Flow
-$62,528
BSD
$112,850
Cash Outlay
$832,100
ABSD
$0
AI Virtual Staging (Beta)
Coming Soon
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Project Details
Bedroom Types
Select up to two units to compare their size, pricing, and corresponding floor-plan preview side by side.
Amenities & Nearby Insights
Everything around the address, preserved.
10 live nearby anchors are still surfaced here across transport, schools, and shopping so the editorial redesign keeps the practical decision-making layer fully intact.
MRT
Tampines West MRT
220 m
Bedok Reservoir MRT
1080 m
Tampines MRT
1270 m
Schools
Junyuan Primary School 2 Tampines Street 91
480 m
St. Hilda's Primary School 2 Tampines Avenue 3
680 m
Tampines Primary School 250 Tampines Street 12
940 m
St. Hilda's Secondary School 2 Tampines Street 82
700 m
Shopping
Our Tampines Hub East
1070 m
Tampines 1 East
1090 m
Century Square East
1110 m
Floor Plans
Tower View
Gallery
Gallery refresh pending
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FAQs
