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
3
Baths
3
SQFT
1,055
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.
Historical trend indicator
D18: Average S$2,204 PSF | Up 4.23% over the last quarter ⬆️
Median PSF
S$2,187
Price Range
— — —
Transaction Count
340
Recent transacted prices
RIVELLE TAMPINES
06/06/2026 • Floor range n/a • Size unavailable
—
S$1,959 PSF
COASTAL CABANA
06/06/2026 • Floor range n/a • Size unavailable
—
S$1,857 PSF
PARKTOWN RESIDENCE
06/06/2026 • Floor range n/a • Size unavailable
—
S$2,363 PSF
RIVELLE TAMPINES
06/06/2026 • Floor range n/a • Size unavailable
—
S$1,951 PSF
Pinery Residences
06/06/2026 • Floor range n/a • Size unavailable
—
S$2,646 PSF
Property type breakdown
Condo
332
Landed
8
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 in District 18 exhibits a resilient growth profile with a projected five-year appreciation of 21.8%, driven by a steady historical annual growth rate of 4.0%. Performance is bolstered by a balanced district-level supply pipeline and stable upgrader demand amidst 2026 market stability and favorable financing conditions.
Current Underwriting
$2,727,000
District-weighted fair value anchor used for the model.
Projected by 2029
+12.5%
3-year capital appreciation outlook under the weighted scenario.
Projected by 2031
+21.8%
5-year appreciation outlook with 2026 stability weighted heavily.
Conservative case · 2031
+13.8%
Base growth eases to 2.6% annually if supply and absorption soften.
Base case · 2031
+21.8%
Core Alpha Formula projection at 4% annualized growth.
Best case · 2031
+31.5%
Upside case expands to 5.6% annually if demand depth stays firm.
Signature Investment Analyst
Strategist Verdict
At Pinery Residences, the 2.97% premium can be justified by Scarcity, which may still preserve Capital Growth Potential above the recent mean. Mean Reversion risk is lower when the market is paying for durable Singapore attributes that continue to command pricing power.
Listing PSF
$2,585
Project Mean PSF
$2,510
District Mean PSF
$2,135
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
Treat this as a conviction shortlist pick only after a viewing confirms the premium is justified by stack, finish, or scarcity.
Shortlist fit
-3.0%
Value gap
This listing carries a premium to the current benchmark, so it belongs on the shortlist only if the scarcity story and execution quality are strong enough to defend that premium.
Carry profile
3.1%
Rental yield
Current rental carry screens at 3.1%, while the base-case 2031 outlook still projects +21.8% 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! Call Now To Enquire.
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 · Condo
$2,727,000
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: $105,950
ABSD: $0
Legal: $3,000
Holding Costs
Property Tax: $8,454
Maintenance: $4,800 / yr
Exit Frictions
3-Year Exit
SSD: $120,939
Agent Comm: $60,469
Legal: $2,500
5-Year Exit
SSD: $0
Agent Comm: $64,776
Legal: $2,500
10-Year Exit
SSD: $0
Agent Comm: $76,934
Legal: $2,500
Clear Path to Profit
At the 10-year mark, the Alpha Investment Formula still projects a total ROI of 165.8% with SGD 1,668,186 in net exit profit, but the hold period absorbs an annual net cash-flow drag of about SGD 35,713. 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
$8,623
Annual Net Cash Flow
-$35,713
BSD
$105,950
Cash Outlay
$790,700
ABSD
$0
AI Virtual Staging (Beta)
Coming Soon
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Project Details
Bedroom Types
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Amenities & Nearby Insights
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Floor Plans
Tower View
Gallery
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FAQs
