Pinery Residences - Tampines Street 94 GLS Condo

Tampines Street 94 Government Land Sales (GLS) Site Introduction

A state land tender has been awarded for a mixed-use development located at Tampines Street 94, reflecting a strong interest among the developers. On 19 September 2024, Hoi Hup Realty and Sunway Developments emerged with the top bid of $668.3 million for this suburban site, translating to $1,004 per square foot per plot ratio (PSF PPR). The development site, situated near Tampines West MRT station, has the potential to offer 596 residential units and approximately 10,500 square meters of commercial space. A key feature of this project is the planned underground linkage to the MRT station on the Downtown Line, enhancing connectivity for future residents and visitors.

In retrospect, land bids continued to increase in 2025. Upper Thomson Road (Parcel A), a mixed-use development with the potential for up to 595 units, was sold for $1,062 per square foot per plot ratio (psf ppr) in October 2025. The surrounding area is less developed compared to Pinery Residences, but at a higher land cost per square foot per plot ratio. Additionally, both the Bayshore Road and Bedok Rise GLS sites in District 16 (adjacent to District 18) sold for over $1,300 psf ppr, representing a relatively reasonable entry price for those looking to purchase projects in the East.

Mixed-use Development Located at Tampines Street 94

In addition, the site is conveniently located within 1 kilometre of three primary schools: St Hilda’s Primary School, Junyuan Primary School, and Tampines Primary School. The area’s appeal is further bolstered by strong demand for private housing, evidenced by the complete sell-out of Treasure at Tampines in 2022 due to the sizable pool of Housing Board flat upgraders in the surrounding estates of Tampines, Bedok, and Pasir Ris.

We deep dive into mixed-use development by evaluating a few parameters, whether Pinery Residences is a Good Buy or Goodbye.

Pinery Residences – Project Details

Pinery Residences Official Indicative Prices

🎉Superb Attractive Price Guide From:
2 BR: $1.486mil | $2,340psf
2 BR Premium + Study $1.660mil | $2,371psf
3 BR $1.930mil | $2,392psf
3 BR Deluxe $2.070mil | $2,404psf
3 BR Premium $2.352mil | $2,376psf
3 BR Premium + Study $2.512mil | $2,381psf
4 BR $2.722mil | $2,386psf
4 BR Premium + Study $2.842mil | $2,378psf
4 BR Luxury + Study $3.290mil | $2,369psf
5 BR Luxury $3.508mil | $2,378psf

Pinery Residences – Unique Selling Points

1. Direct MRT Connectivity – Direct access via underground Pedestrian Link (UPL), seamless connection to Tampines West MRT. Downtown Line connects directly to the CBD, Marina Bay, Bugis, and Tampines Central

2. Mixed-Use Development Lifestyle Convenience – Convenience of having a supermarket, food court, F&B, Early Childhood Development Centre, and community spaces, just an elevator ride away

3. Pinery Mall – Single floor plan with 11,300 sqm of commercial spaces with a Childcare Centre

4. Education – Within 1km to St Hilda’s Primary School, Junyuan Primary School, and close to Temasek Polytechnic, SUTD, Poi Ching School, United World College South East Asia (East Campus)

5. Future Growth Opportunities – Strategic location poised to benefit from Terminal 5, Tampines Regional Centre Redevelopment, Paya Lebar Airbase relocation, East region master plan. New BTO and EC developments in the vicinity are expected to drive sustained
upgrading demand over time.

6. Matured Estate – Located within a well-developed Tampines precinct with comprehensive amenities 3 major malls (Tampines Mall, Century Square & Tampines 1) just one MRT stop away.

7. Nature – Close proximity to Bedok Reservoir Park for recreation and wellness

8. Recreation – Within 200m of SAFRA Tampines

9. Expressways – Minutes’ drive to ECP, PIE, and TPE

10. Residential Design – Blocks are predominantly north–south orientation, generous block distance and lush landscape

11. Medical – Minutes drive from Changi Hospital and the upcoming Eastern Regional Centre, demand for rental

Pinery Mall

Pinery Mall is a single-level commercial podium beneath Pinery Residences spanning approximately 11,300 sqm, comprising around 9,350 sqm of restaurant and retail space, a 1,150 sqm supermarket, 650 sqm childcare centre, and a 150 sqm outdoor refreshment area, complemented by a 1,300 sqm Community Plaza for community activities.

Designed for seamless convenience, it features an underground pedestrian linkway to Tampines West MRT (via 1st Storey access) and 24-hour covered pedestrian connectivity, enhancing accessibility and daily liveability. The mall is well-supported by approximately 164 basement commercial carpark lots (including accessible and EV lots), around 64 commercial bicycle lots, and about 300 MRT bicycle lots, reinforcing its role as a fully integrated mixed-use hub that adds strong lifestyle appeal and long-term value to homeowners and investors.

Paya Lebar Air Base Move to Lift Height Restriction and Plot Ratio Increase

The planned relocation of Paya Lebar Air Base is set to reshape Singapore’s eastern skyline and urban landscape. Once the airbase moves from 2030 onwards, height restrictions in nearby estates such as Tampines, Bedok, Pasir Ris, and Hougang will be progressively lifted. This policy shift unlocks vast redevelopment potential, paving the way for taller residential towers, mixed-use developments, and modern urban renewal projects. For discerning buyers considering Pinery Residences, this transformation signals strong growth prospects, enhanced city views, and the opportunity to live in an area primed for long-term appreciation.

As the Urban Redevelopment Authority (URA) reviews the Master Plan, a corresponding increase in plot ratios is expected in areas previously constrained by the airbase. This change allows for higher density housing, commercial hubs, and integrated developments that can support Singapore’s evolving urban fabric. The recalibration of land use not only enhances development flexibility but also drives economic vibrancy, new job clusters, and improved amenities for residents. In short, these policy changes transform once-limited neighbourhoods into future-ready districts with compelling investment potential.

With more flexible zoning and higher redevelopment intensity, the potential for en bloc sales in older developments will rise significantly. Owners of ageing properties in the East could benefit from collective sale opportunities as developers seek to capitalize on new plot ratios and height allowances. This cycle of redevelopment and renewal could trigger price escalation across the region, as new launches set fresh benchmarks. For buyers entering the market now, particularly at Pinery Residences, the upside from these planning shifts offers a strategic advantage in terms of capital appreciation and future resale value.

The Paya Lebar Air Base relocation is part of a broader vision to reimagine Singapore’s eastern corridor into a vibrant, liveable, and connected region. With skyline transformation, enhanced infrastructure, and rising land values, this initiative cements the East as a key growth frontier. Homebuyers will enjoy better amenities, new business districts, and upgraded transport connectivity, creating a more holistic and future-proof living environment. For investors and families alike, this is a timely opportunity to be part of the next phase of urban evolution in the East.

One MRT Stop to Three Shopping Malls

One of the greatest luxuries of modern living is seamless access to shopping, dining, and entertainment. For residents of Pinery Residences, this luxury is a daily reality. Just one MRT stop away lies a vibrant retail hub featuring three major shopping malls — Tampines Mall, Century Square, and Tampines One — each offering a unique mix of lifestyle experiences. Whether you’re running errands, enjoying a weekend meal, or catching a movie, everything you need is just a short train ride or quick drive away.

As one of Singapore’s most established suburban malls, Tampines Mall offers a comprehensive range of retail, dining, and entertainment options. Anchored by popular brands and everyday essentials, it’s the go-to destination for residents looking to shop for groceries, fashion, and electronics under one roof.
With its direct connection to Tampines MRT, the mall is designed for urban convenience, ensuring that busy professionals and families can meet all their needs without traveling far.

Next door, Century Square adds a refreshing dimension to Tampines’ retail scene. Recently refurbished, the mall features family-friendly amenities, boutique stores, and a diverse selection of restaurants and cafés. From quick coffee breaks to family dinners, Century Square caters to all occasions. Its cinema and enrichment centers make it a preferred choice for families seeking entertainment and education in one convenient location.

Completing the trio is Tampines One, a vibrant retail destination known for its trendy fashion outlets, beauty stores, and casual dining spots. The mall’s youthful atmosphere attracts young professionals and families alike, offering a contemporary urban lifestyle that complements the vibrant Tampines Regional Centre. With wellness studios, clinics, and specialty shops, Tampines One ensures that every aspect of modern living is catered for — just one MRT stop from your future home.

Pinery Residences – Unit Mix