Integrated mixed-use living above a commercial podium with direct Tampines West MRT access.
01
Integrated podium with supermarket, food court, early childhood development centre and retail/F&B
Integrated podium with supermarket, food court, early childhood development centre and retail/F&B.
02
Direct underground pedestrian link to Tampines West MRT supports daily convenience
Direct underground pedestrian link to Tampines West MRT supports daily convenience.
03
Six 14-storey residential blocks sit above an elevated landscaped deck
Six 14-storey residential blocks sit above an elevated landscaped deck.
Project At-a-Glance
Project Name
Pinery Residences
Property Type
Mixed-use condo
Address
Blocks 922-932 Bedok Reservoir Road; commercial at 91 Tampines Street 94
District
18
Tenure
99 years from 7 January 2025
Developer
Hoi Hup Sunway Tampines Residential Pte. Ltd.
Total Units
588 residential units
Site Area
23,512 sqm
Plot Ratio
2.63
TOP / VP
Residential TOP Q4 2029; Commercial TOP Q2 2029
Pinery Residences in brief
Integrated podium with supermarket, food court, early childhood development centre and retail/F&B.
Direct underground pedestrian link to Tampines West MRT supports daily convenience.
Unit Mix and Sizes
Unit Type
Size Range
Units
2 Bedroom
624-667 sqft
180
2 Bedroom Premium + Study
700 sqft
72
3 Bedroom / Deluxe
807-872 sqft
96
3 Bedroom Premium / + Study
990-1,055 sqft
120
4 Bedroom / Premium + Study
1,141-1,238 sqft
108
4 Bedroom Luxury + Study
1,389 sqft
12
5 Bedroom Luxury
1,475 sqft
12
Source note: Unit mix and sizes are compiled from local project factsheet/floor-plan materials. Buyers should verify latest units and strata details before booking.
Indicative Pricing
Price Guide
Latest official price list
Availability
Available on request
Status
Subject to developer release
The local source materials do not provide a publishable current unit-by-unit price list for this post. Request the latest developer price matrix before making a purchase decision.
Why Buyers Are Watching
1Integrated podium with supermarket, food court, early childhood development centre and retail/F&B.
2Direct underground pedestrian link to Tampines West MRT supports daily convenience.
3Six 14-storey residential blocks sit above an elevated landscaped deck.
4Hoi Hup Sunway track record and ADDP design team add buyer familiarity.
Location and Connectivity
Link 1
Tampines West MRT direct link
Connectivity detail from local project materials; travel times should be independently verified.
Link 2
Tampines Street 94 / Bedok Reservoir Road
Connectivity detail from local project materials; travel times should be independently verified.
Link 3
Tampines Regional Centre nearby
Connectivity detail from local project materials; travel times should be independently verified.
Link 4
Future commercial podium conveniences
Connectivity detail from local project materials; travel times should be independently verified.
Location details are source-derived and should be verified against current transport maps.
Schools Nearby
Nearby schools
St Hilda's Primary, Tampines Primary, Jun Yuan Primary, Temasek Polytechnic, SUTD
Note
School proximity and eligibility should be checked against the latest MOE OneMap school-query data.
Lifestyle and Amenities
Commercial podium with food court and supermarket
Neighbourhood amenity highlighted in the local source pack and surrounding-area notes.
Tampines West neighbourhood amenities
Neighbourhood amenity highlighted in the local source pack and surrounding-area notes.
SAFRA Tampines and Tampines regional malls
Neighbourhood amenity highlighted in the local source pack and surrounding-area notes.
Bedok Reservoir recreation
Neighbourhood amenity highlighted in the local source pack and surrounding-area notes.
Site Plan
Pinery Residences actual site plan from source material
Floor Plans (Selected)
Representative actual floor plans by unit type. Download the full floor-plan PDF below for every available source layout.
2-Bedroom B1
2-Bedroom Premium + Study B4
3-Bedroom C1
4-Bedroom D1
5-Bedroom Luxury E1
Need every stack and layout?
Download the full floor-plan PDF from the source pack.
Disclaimer: Information is compiled from local project source materials and may change without notice. Floor areas, travel times, pricing and availability must be verified with the developer sales team before purchase.
Executive Condominium (EC) sales in Singapore crossed the 1,000-unit-per-quarter threshold for the first time in three-and-a-quarter years in Q1 2026. According to URA private residential transaction data plus HDB EC sales records, around 1,087 EC units changed hands in Q1 2026 — the highest quarterly volume since Q4 2022. The recovery is being driven almost entirely by Singapore Citizen HDB upgrader households who view the EC as the cheapest legitimate entry point into private mass-market housing.
Quick Answer — what just happened in the EC market
1,087 EC units sold in Q1 2026 — first time above 1,000 in 13 quarters.
Last time the threshold was crossed was Q4 2022, when 1,156 units transacted around the post-cooling-measures rush.
Sales mix is ~70% new launch, ~30% resale — new launches doing the heavy lifting.
Average new-launch EC psf: ~S$1,640 — roughly a 33% discount to comparable mass-market private condos in the same town.
Drivers: HDB upgraders cashing out with strong resale prices, the S$16,000 income ceiling that fits most middle-income SC+SC couples, and the limited 2026–2027 EC pipeline (~6 launches).
The 13-Quarter Drought, Broken
The EC market in Singapore has been quietly grinding through a thin patch since the Q4 2022 sales spike of 1,156 units — that quarter was an outlier driven by the September 2022 cooling-measures package, which tightened TDSR and raised stamp duty for second-property purchases. Through 2023, 2024, and most of 2025, quarterly EC volumes hovered in the 540–825 unit range, with only one launch quarter at a time pushing the upper end. The Q1 2026 print of 1,087 units therefore breaks a 13-quarter drought below the 1,000-unit psychological threshold.
Figure 1: 13-quarter EC sales chart — Q1 2026’s 1,087 units broke above the 1,000-unit threshold for the first time since Q4 2022.
Why ECs Are Outselling Mass-Market Private Condos
The EC value proposition rests on three structural pillars. First, the launch psf is meaningfully lower than the equivalent private condo in the same town — typically a 30–35% discount. Second, eligible buyers (Singapore Citizens with combined income up to S$16,000) avoid the 12-of-the-13 friction points that come with HDB Plus and Prime classifications — no 10-year MOP, no income-ceiling clawback, no whole-flat rental ban. Third, ECs privatise after 10 years and trade on the open market with no eligibility restrictions — meaning your exit pool is the full Singapore-wide buyer base, not a quota-limited resale market.
Figure 2: At launch psf, an EC delivers ~33% savings vs comparable private condo, with mortgage instalments roughly S$3,100/month lower for a 4-bedroom unit.
For a S$2.05M EC versus a S$3.15M private mass-market condo at 75% LTV over 25 years, the monthly mortgage delta is roughly S$3,130. Over a 25-year mortgage, that compounds to ~S$940,000 of avoided interest plus S$1.1M of avoided principal — a S$2M lifetime difference. The trade-off is the 5-year Minimum Occupation Period and the additional 5-year wait until full privatisation. For SC+SC couples with stable jobs and no near-term plans to sell, that trade-off is overwhelmingly favourable.
Who Is Buying — The HDB Upgrader Profile
The buyer profile of Q1 2026 EC sales skews heavily towards HDB upgraders in their mid-30s to mid-40s, typically a SC+SC couple selling a 4-room or 5-room HDB flat that has appreciated significantly since key collection. The HDB Resale Price Index hit a record high in Q4 2024 before drifting -0.1% in Q1 2026 (per HDB’s flash estimate), but the absolute resale prices remain elevated — meaning sellers can crystallise a substantial paper gain when they sell their existing flat to fund the EC downpayment.
The income-ceiling sweet spot is the S$10,000–14,000 combined household income band. Households below S$10K typically still qualify for higher-tier CPF Housing Grants on a BTO upgrade and tend to stay within HDB. Households above the S$16,000 EC ceiling typically jump straight to private mass-market or RCR condos. The middle band — not poor enough for a fully-grant-stacked BTO, not rich enough to comfortably pay private-condo psf — is exactly the demographic the EC scheme was designed to capture.
What Drove Q1 2026 Specifically — The Aurelle/Otto/Novo Triple
Three EC launches absorbed the bulk of Q1 2026 volume:
Aurelle of Tampines — a District 18 EC by Sim Lian, launched late Q4 2025 and continuing strong sales through Q1 2026. Indicative launch psf around S$1,640.
Otto Place at Tengah Plantation — District 24 EC, JV between MCC Land and Hoi Hup Realty. Drew strong demand from HDB upgraders within Tengah and adjacent Bukit Batok.
Novo Place at Plantation Close — District 24 EC by Hoi Hup. Sister project to Otto, leveraging the same Tengah catchment.
The combined absorption across these three projects accounted for roughly 70% of Q1 2026 EC sales. Resale activity in older privatised ECs (Riversails, Heron Bay, RiverParc) made up the balance.
Summary — EC Market Snapshot Q1 2026
Metric
Q1 2025
Q4 2025
Q1 2026
Notes
Total EC units sold
~645
~825
~1,087
+32% QoQ; first >1,000 since Q4 2022
New-launch share
~55%
~62%
~70%
Aurelle + Otto + Novo dominated
Avg new-launch psf
~S$1,575
~S$1,610
~S$1,640
+1.9% QoQ
Income-ceiling buyers (~S$10–14K)
~58%
~62%
~64%
HDB upgrader demographic
What This Means for Buyers, Sellers, and Developers
For buyers in the income band: the EC value proposition is the strongest it has been since 2022, but supply is thinning. The 2026 EC pipeline is six projects (Aurelle, Otto, Novo, Miltonia Close EC awarded to Hoi Hup at the April 2026 GLS, plus two more from earlier wins). Beyond 2027, the GLS programme has not signalled aggressive EC site releases — meaning if you want to buy in this cycle, the next 18 months are likely the optimal entry window.
For HDB upgraders considering the move: the maths still works in 2026. With HDB resale prices near peak and EC psf at a 33% discount to private condos, the asset-swap arithmetic remains compelling. But the 5-year MOP on your existing flat must have completed first, and you must be confident in your ability to service a private-style mortgage at SORA-pegged rates around 3.5–3.8%.
For developers: the strong absorption signals the EC market remains a viable allocation channel for projects in mature non-mature estates. Expect more aggressive bidding in the next few EC GLS tenders, particularly in Yishun, Tengah, and Punggol catchments where HDB upgrader pipelines are deepest.
What Might Come Next
Three watch-points for Q2 2026. First, the Miltonia Close EC site (won by Hoi Hup at S$732 psf ppr in April 2026) is expected to launch in 2027–2028 at S$1,550–1,750 psf — testing whether the EC psf trajectory can sustain another 10–15% lift over two years. Second, the URA full Q1 2026 statistics released on 24 April 2026 confirmed that EC prices grew 1.4% QoQ — faster than the overall private 0.9% QoQ — suggesting the segment is leading the wider market. Third, the 2H 2026 GLS programme due to be announced in mid-2026 will set the EC supply pipeline through 2028.
Frequently Asked Questions
Why does the income ceiling for EC sit at S$16,000?
The S$16,000 combined-household-income ceiling was raised from S$14,000 effective 1 January 2025 to align with the upper edge of HDB upgrader demographics. The ceiling is gross income, not take-home, and is averaged over the trailing 12 months for salaried income or 24 months for variable income. Households earning even slightly above S$16,000 are excluded; HDB and CPF Board verify against IRAS records at the application-for-loan stage, so over-stating income to qualify rarely succeeds and triggers a 5-year ban from re-applying.
How does an EC differ from a private condo?
For the first 5 years, an EC functions like an HDB flat — you cannot rent out the whole unit, you cannot sell on the open market, and you cannot transfer ownership outside the immediate family. From years 5 to 10, you can sell to Singapore Citizens or PRs and rent out the whole unit, but ABSD on the second-property buyer applies. After year 10 the EC fully privatises and trades like a private condo with no eligibility restrictions. Both EC and private condos provide strata-titled ownership, MCST management, and access to the project’s facilities, so the experiential differences during occupation are minimal.
Are ECs a better investment than mass-market private condos?
For SC+SC owner-occupiers within the income ceiling, yes — the math is structurally favourable. For pure investors, ECs are off-limits in the first 5 years and limited in years 5–10 (no whole-flat rental, plus ABSD on resale buyers’ second-property purchase). The investment thesis on ECs is therefore primarily a hold-to-privatise capital-gain story, and the historical record across the past decade has shown ECs typically post 30–60% capital appreciation by full privatisation. The privatised resale stock then trades at a 5–15% discount to comparable freshly-launched private condos.
Can a couple combine HDB Resale Levy with EC purchase?
If one or both spouses previously took a subsidised flat (BTO, SBF, or other subsidised resale), they pay the HDB Resale Levy when applying for the EC. The levy is a fixed amount — S$30,000 to S$55,000 depending on the flat type sold — and is deducted at the EC purchase. Couples who have not previously taken a subsidised flat are first-timers and pay no levy. See our HDB Resale Levy guide for the full schedule.
What happens to my EC if my income later rises above the ceiling?
Nothing — the income ceiling applies at the point of application only. Once you have signed the Sale & Purchase Agreement and paid the option fee, your subsequent income changes do not affect your ownership of the unit. You complete the 5-year MOP, the 10-year privatisation, and trade in the open market on the same terms as any owner. This is one of the key structural advantages of the EC route over BTO Plus and Prime classifications, which carry permanent income-ceiling clawbacks at resale.
Is the limited 2026–2027 EC pipeline a buying signal?
Six new-launch EC projects across 2026–2027 versus 12–15 mass-market private condo launches per year is a meaningful supply contraction in the EC channel. If demand from HDB upgraders remains strong (and the Q1 2026 print suggests it is), this thinner pipeline could push EC psf higher into 2027. Buyers who time the next launch (Miltonia Close, expected 2027–2028) may face a launch psf 10–15% above today’s benchmark. Buying in the current cycle — Aurelle, Otto, or Novo — therefore offers the most defensible entry point for the next 18 months.
This article aggregates URA private residential transaction data and HDB EC sales data through the end of March 2026. Quarterly figures are preliminary and subject to revision. Buyer-mix percentages are illustrative based on industry research and stamp-duty profile data. Always verify with primary sources — URA Realis, the Housing & Development Board, and the CPF Board — before making any property decision.
An elevated sanctuary in District 21’s exclusive Mount Sinai / Pandan Valley enclave — 520 homes set within 88% lush landscape, by UOL Group and Singapore Land.
Pinetree Hill is an elevated sanctuary nestled within one of Singapore’s most exclusive private residential enclaves — Mount Sinai / Pandan Valley in District 21. Developed by UOL Group and Singapore Land Group (United Venture Development No. 5 Pte Ltd), the 520-unit twin-tower scheme sits at 41 and 43 Pine Grove with panoramic outlooks toward Bukit Timah Nature Reserve to the north and the city skyline to the south-east.
What sets Pinetree Hill apart isn’t any single feature — it’s the convergence of four rarely-combined advantages: only 12% of the 24,313 sqm site is built up (with the remaining 88% dedicated to landscape and facilities), Henry Park Primary and Pei Tong Primary School are within a 1 km radius, Dover MRT (East-West Line) is a 15-minute walk away, and the upcoming Cross Island Line interchange at Clementi MRT will add a future corridor across the island.
Designed by ADDP Architects with Coen Design International as landscape architect, Pinetree Hill is targeting BCA Green Mark Gold Plus certification and is scheduled for TOP on 31 December 2027.
Pillar 01
Magnificent panoramic views
Towers at the top of Pine Grove deliver unobstructed outlooks — Bukit Timah Nature Reserve to the north and the Singapore city skyline to the south-east — from the bedroom storeys upward.
Pillar 02
Exclusive D21 enclave
Mount Sinai / Pandan Valley is one of the quietest landed-style private residential pockets in Singapore. Clementi Forest and the upcoming Clementi Nature Trail are at the doorstep.
Pillar 03
Strong school catchment
Henry Park Primary and Pei Tong Primary within 1 km. Methodist Girls’ School, Nan Hua High, NUS High, Anglo-Chinese JC, Singapore Polytechnic, Ngee Ann Polytechnic and NUS all in the wider belt.
Project At-a-Glance
Developer
United Venture Development (No. 5) Pte Ltd JV — UOL Group and Singapore Land Group
Address
41 and 43 Pine Grove · Singapore
District
21 · Mount Sinai / Pandan Valley
Tenure
99-year leasehold from 26 May 2022
Site Area
approx. 24,313 sqm (~261,711 sqft)
Plot Ratio
2.1
Blocks and Storeys
2 blocks · 24 storeys each
Total Units
520 across 10 unit types
Site Coverage
12% built-up · 88% landscape and facilities
Expected TOP
31 December 2027
Launch Date
22 July 2023
Architect
ADDP Architects LLP
Landscape Architect
Coen Design International
Interior Design
Index Design Pte Ltd
Civil and Structural Engineer
P&T Consultants Pte Ltd
Mechanical and Electrical Engineer
BSC Consultants Pte Ltd
Quantity Surveyor
KPK Quantity Surveyors
Sustainability
BCA Green Mark Gold Plus (target)
Unit Mix and Sizes
Type
Size (sqft)
Units
% of Total
1-Bedroom + Study
538
22
4.2%
2-Bedroom
700 – 850
45
8.7%
2-Bedroom Premium
764 – 915
113
21.7%
2-Bedroom Premium + Study
797
68
13.1%
3-Bedroom
969 – 1,173
68
13.1%
3-Bedroom Premium + Study
1,216 – 1,421
91
17.5%
4-Bedroom Deluxe (Private Lift)
1,292 – 1,485
45
8.7%
4-Bedroom Premium (Private Lift)
1,464 – 1,668
45
8.7%
5-Bedroom Premium (Private Lift)
1,733
22
4.2%
Penthouse
2,874
1
0.2%
Total
538 – 2,874
520
100%
Site footprint: only 12% of the 24,313 sqm site is built-up — the remaining 88% is dedicated to lush landscaping and facilities. Private Lift units: 4-Bedroom Deluxe / Premium and 5-Bedroom Premium come with private-lift access.
Indicative Pricing
1-Bedroom + Study from
S$1.30M
2-Bedroom from
S$1.65M
2-Bedroom Premium from
S$1.90M
3-Bedroom from
S$2.30M
4-Bedroom (PL) from
S$3.10M
5-Bedroom (PL) from
S$4.20M
PSF benchmark: launch from approx. S$2,400 psf, averaging ~S$2,460 psf at first weekend (Jul 2023). Subsequent phases priced at developer discretion. Overall range: S$1.3M – S$5.5M+. Indicative only and subject to developer confirmation at booking.
Why Buyers Are Watching
1Twin-tower exclusivity in D21 — Just 520 units across 2 × 24-storey towers in one of Singapore’s most exclusive private residential enclaves — Mount Sinai / Pandan Valley.
2Magnificent panoramic views — 13 of the 18 stacks orient toward unobstructed greenery — Bukit Timah Nature Reserve to the north and the city skyline to the south-east from upper floors.
388% landscape, 12% built-up — Only 12% of the 24,313 sqm site is built-up. The remaining 88% is dedicated to landscape and resort-style facilities — Floating Pavilion, Vertical Oasis Waterwall, Flower Swathe and Sky Terraces.
4Top-tier school catchment — Henry Park Primary and Pei Tong Primary within 1 km. Methodist Girls’, Nan Hua High, NUS High, Anglo-Chinese JC and NUS in the wider belt.
5Dover MRT in 15 minutes’ walk — East-West Line. One stop to Clementi (interchange to the future Cross Island Line) and to Buona Vista (interchange to the Circle Line).
6Near vibrant business hubs — Within 10 minutes’ drive to one-north Business Park, Singapore Science Park I & II and the upcoming Dover Knowledge District.
7UOL × Singapore Land trust — Two of Singapore’s most established listed developers — track record across The Watergardens at Canberra, AMO Residence, Avenue South Residence and Newport Residences.
8Targeted Green Mark Gold Plus — Lower lifetime energy and water consumption — and a hedge against future sustainability levies on older stock.
Location and Connectivity
Transport
Dover MRT (EW22)
15-minute sheltered walk to Dover MRT on the East-West Line. One stop to Clementi (future Cross Island Line) and Buona Vista (Circle Line interchange).
Nature
Clementi Forest
One of Singapore’s last remaining secondary forests — ~85 ha of trail, fern and waterway right at the doorstep, plus the upcoming Clementi Nature Trail.
Retail
Mall Belt
Jelita Shopping Centre, Clementi Mall, Holland Village, The Star Vista, Rochester Mall, Dempsey Hill and Orchard Road — 5 to 15 minutes’ drive.
Highways
AYE and PIE
Direct access to Holland Road, Clementi Road, Ayer Rajah Expressway (AYE) and Pan-Island Expressway (PIE) — ~10 minutes to one-north and Science Park.
Source: developer brief, URA OneMap. Indicative reference map only.
Schools Nearby
Pre-school
EtonHouse Pre-School @ Mountbatten · Brighton Montessori @ Mount Sinai · The Little Skool-House @ One-North
Primary (within 1 km)
Henry Park Primary School ⭐ · Pei Tong Primary School ⭐
Primary (within 2 km)
Fairfield Methodist Primary · Clementi Primary · New Town Primary
Secondary
Methodist Girls’ School (Independent) · Nan Hua High School · Fairfield Methodist (Sec) · Clementi Town Secondary
Tertiary
NUS High School of Mathematics and Science · Anglo-Chinese Junior College · Singapore Polytechnic · Ngee Ann Polytechnic · National University of Singapore
Lifestyle and Amenities
Nature on Your Doorstep
Clementi Forest, the upcoming Clementi Nature Trail and Bukit Timah Nature Reserve — three of Singapore’s most-loved green corridors all within walking or short cycling distance.
Dining Belt
Holland Village’s cafes and bistros, Dempsey Hill, Rochester Mall and the perennial favourites at Pasir Panjang and West Coast — all within a short drive.
Shopping
Jelita Shopping Centre, Clementi Mall, The Star Vista, Holland Road Shopping Centre and Tiong Bahru Plaza — a complete retail belt across the wider south-west.
Work and Innovation
One-north Business Park, Singapore Science Park I & II, the Mediapolis cluster and the upcoming Dover Knowledge District — Singapore’s largest concentration of biomedical, infocomm and research jobs all within 10 minutes’ drive.
Wellness and Recreation
On-site Floating Pavilion, Vertical Oasis Waterwall, Flower Swathe Garden, Sky Terraces and a hydrotherapy pool — plus the running and cycling routes through Clementi Forest.
Community
Quiet, low-density landed-style enclave shared with The Reserve Residences (TOP 2027) and Pinetree Condominium — a community with a strong owner-occupier profile.
Site Plan
Site plan · indicative only · subject to developer confirmation
Floor Plans (Selected)
A representative plan from each major bedroom type. Download the full PDF below for every stack-by-stack layout, including the 4-Bedroom Premium, 5-Bedroom Premium (Private Lift) and the Penthouse.
UOL Group and Singapore Land Group — a JV via United Venture Development (No. 5) Pte Ltd
Pinetree Hill is jointly developed by UOL Group Limited and Singapore Land Group, two of Singapore’s most established listed developers, through their JV vehicle United Venture Development (No. 5) Pte Ltd. UOL is the developer behind The Watergardens at Canberra, AMO Residence, Avenue South Residence, Clavon, The Tre Ver, Principal Garden and Botanique at Bartley. Singapore Land Group brings the long stewardship of Marina Square, Singapore Land Tower and the Tomlinson Heights luxury heritage. The JV bid S$671.5 million (approx. S$1,318 psf ppr) for the 24,313 sqm Pine Grove Government Land Sales (GLS) site at the May 2022 tender close.
Architect
ADDP Architects LLP
Civil and Structural Engineer
P&T Consultants Pte Ltd
Mechanical and Electrical Engineer
BSC Consultants Pte Ltd
Quantity Surveyor
KPK Quantity Surveyors
Landscape Architect
Coen Design International
Project Interior Design
Index Design Pte Ltd
Sustainability and Specifications
Pinetree Hill is targeted at BCA Green Mark Gold Plus — and pairs that certification with a 12% built-up footprint that leaves the remaining 88% of site area as landscape and shaded amenity zones.
BCA Green Mark Gold Plus (target) — Singapore’s standard for resource-efficient residential design
88% landscape coverage across the 24,313 sqm site — only 12% is built-up
Native and adaptive species at the perimeter forest fringe — designed to reinforce the green corridor toward Clementi Forest
Pneumatic Waste Collection System (PWCS) — hygienic, low-noise refuse removal without traditional bin chutes
EV charging-ready infrastructure across the basement carpark
Pinetree Hill is located along Pine Grove (41 and 43) in Singapore’s District 21, in the exclusive Mount Sinai / Pandan Valley enclave on the south-west of the island. The development sits a 15-minute walk from Dover MRT (East-West Line) and is across from Clementi Forest.
Who is the developer?
Pinetree Hill is jointly developed by UOL Group Limited and Singapore Land Group through their joint-venture vehicle United Venture Development (No. 5) Pte Ltd. The JV won the Pine Grove Government Land Sales tender with a bid of S$671.5 million (approximately S$1,318 psf ppr).
When is Pinetree Hill expected to be completed?
Pinetree Hill’s expected Temporary Occupation Permit (TOP) date is 31 December 2027. The 99-year leasehold tenure commenced on 26 May 2022.
What unit types are available?
The 520 units span ten types: 1-Bedroom + Study (538 sqft), 2-Bedroom (700 – 850 sqft), 2-Bedroom Premium (764 – 915 sqft), 2-Bedroom Premium + Study (797 sqft), 3-Bedroom (969 – 1,173 sqft), 3-Bedroom Premium + Study (1,216 – 1,421 sqft), 4-Bedroom Deluxe Private Lift (1,292 – 1,485 sqft), 4-Bedroom Premium Private Lift (1,464 – 1,668 sqft), 5-Bedroom Premium Private Lift (1,733 sqft) and 1 Penthouse at 2,874 sqft.
What are indicative prices at Pinetree Hill?
Indicative starting prices are from S$1.30M for a 1-Bedroom + Study, S$1.65M for a 2-Bedroom, S$1.90M for a 2-Bedroom Premium, S$2.30M for a 3-Bedroom, S$3.10M for a 4-Bedroom Private Lift and S$4.20M for a 5-Bedroom Private Lift. Launch psf was approximately S$2,400 starting and S$2,460 average at the July 2023 launch weekend. Subsequent phases are at developer discretion. All figures are indicative and subject to developer confirmation at booking.
How close is Dover MRT?
Dover MRT (East-West Line, station EW22) is approximately a 15-minute walk from Pinetree Hill via sheltered linkways along Pine Grove and North Buona Vista Road. One MRT stop east takes you to Buona Vista (Circle Line interchange) and one stop west to Clementi (future Cross Island Line interchange).
Is Pinetree Hill freehold or leasehold?
Pinetree Hill is a 99-year leasehold development. The lease commenced on 26 May 2022, so a buyer in 2026 takes on a long fresh lease.
Which primary schools are within 1 km?
Henry Park Primary School and Pei Tong Primary School are both within 1 km of Pinetree Hill. Within 2 km you also have Fairfield Methodist Primary, Clementi Primary and New Town Primary. Methodist Girls’ School, Nan Hua High, NUS High and Anglo-Chinese JC are all in the wider belt.
How many units have unblocked views?
Pinetree Hill is built on elevated ground in the exclusive Pandan Valley / Mount Sinai enclave, with low-density landed homes on most surrounding plots. As a result, the upper-floor units in both towers enjoy long-range views — Bukit Timah Nature Reserve to the north and the city skyline to the south-east. The exact stack-by-stack outlook is in the developer brief.
What makes Pinetree Hill different from other new launches?
Pinetree Hill combines four rarely-co-located advantages: an exclusive D21 enclave that has historically been low-density landed, panoramic views to Bukit Timah Nature Reserve and the city skyline, a prime school catchment (Henry Park and Pei Tong within 1 km, plus MGS, Nan Hua, NUS High and ACJC in the wider belt), and only 12% built-up site coverage with 88% dedicated to landscape and resort-style facilities. The development is targeting BCA Green Mark Gold Plus.
Ready to see Pinetree Hill in person?
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Every major round of Singapore property cooling measures and what they did to prices.
Disclaimer. Prices, unit mix, specifications, site plans, floor plans and facility lists on this page are indicative only and subject to change by the developer without notice. All information has been compiled from developer sales material (brochures, project briefs and sales kits) and verified as at 26 April 2026. LovelyHomes.com.sg is not the project developer. Prospective buyers should consult an accredited salesperson and the developer’s official sales kit before committing to any purchase. Artist impressions are for illustrative purposes only and may differ from the final built product.
Hoi Hup Realty has won the government land sale tender for the Miltonia Close Executive Condominium site in Yishun with a top bid of S$340.9 million, equivalent to S$732 per square foot per plot ratio (psf ppr). The Housing Development Board tender, which closed on 14 April 2026, drew three bids — a notably restrained field that reflects measured developer appetite for EC sites in the North amid a growing pipeline. The site is Yishun’s first new EC land release in five years and will yield approximately 430 residential units adjacent to Orchid Country Club and within close distance of Khatib MRT station on the North-South Line.
Quick Answer — Miltonia Close EC Tender at a Glance
Site: Miltonia Close, Yishun, District 27 — adjacent to Orchid Country Club
Winner: Hoi Hup Realty Pte Ltd
Winning bid: S$340.9 million / S$732 psf ppr
Bids received: 3 (muted field, reflecting EC pipeline in the North)
Estimated units: approximately 430 residential units
Site area: ~15,451 sqm (~166,293 sqft); tenure 99-year leasehold
Nearest MRT: Khatib MRT (North-South Line), approximately 800m
Significance: first EC site tendered in Yishun since 2021; Hoi Hup was also developer of Yishun’s Provence Residence EC
The Miltonia Close Site: Yishun Returns to the EC Map
Yishun was historically a prolific EC estate — Bellewoods, Brownstone, and Provence Residence were all delivered within a decade. The last Yishun EC GLS was awarded in 2021 (Provence Residence, by Hoi Hup and Sunway), which sold out at launch and achieved strong secondary-market resale premiums. The five-year gap between Provence Residence and Miltonia Close reflects a period of EC supply concentration in Tengah, Tampines, and Bukit Batok, leaving Yishun without a fresh EC offering. The HDB’s decision to release Miltonia Close now aligns with the depletion of Provence Residence’s Available Unit inventory and the upcoming MOP eligibility of earlier Yishun ECs, which typically generates demand from buyers looking to upgrade within the same area.
The site’s adjacency to Orchid Country Club — a private membership club with golf facilities, food and beverage, and recreational amenities — is a distinguishing characteristic that Hoi Hup will likely leverage heavily in its marketing. The 800-metre walk to Khatib MRT is a reasonable connectivity score for an EC (most EC buyers tend to be car-owning households, and the MRT is a secondary amenity rather than a primary draw). The broader Yishun New Town environment offers HDB resident amenities, Yishun Park, the Lower Seletar Reservoir waterway park, and proximity to Khoo Teck Puat Hospital.
Why Only Three Bids? Reading the EC Land Market
The three-bid field at Miltonia Close contrasts with the six bids received for Dover Drive GLS and reflects structural differences between the EC and private residential markets. EC buyers are subject to the Enhanced Income Ceiling of S$16,000 per month (effective 1 January 2025, administered by the HDB), meaning the buyer pool is capped at middle-income Singaporean families — a narrower market than private condos. Additionally, EC developers must meet the Minimum Occupation Period rules (MOP of 5 years before full privatisation), constrain unit sizes (typically 90–140 sqm), and comply with HDB eligibility rules that limit the applicant pool to Singapore Citizens and Permanent Residents meeting nationality and family nucleus requirements.
The growing EC supply pipeline in the North is also relevant. The Woodlands Drive 17 EC site (awarded 2025 at S$794 psf ppr), the Otto Place EC in Tengah, and Novo Place EC in Plantation Close all compete for the same HDB upgrader demographic as Miltonia Close. Developers are managing their EC land bank carefully to avoid cannibalising their own upcoming launches.
Figure 1: EC GLS tender land rates for recent awards. Miltonia Close at S$732 psf ppr sits 7.8% below Woodlands Drive 17 (S$794) — a calibrated bid reflecting the more limited EC catchment at the current North Singapore pipeline stage.
Summary Table: Miltonia Close EC vs Recent EC Land Awards
Site
Award Year
psf ppr
Units
Location
Copen Grand (Tengah)
2021
S$603
639
D24 Tengah
Tenet (Tampines St 62)
2021
S$659
618
D18 Tampines
Altura (Bukit Batok)
2022
S$662
360
D23 Bukit Batok
Woodlands Drive 17
2025
S$794
~500
D25 Woodlands
Miltonia Close
2026
S$732
~430
D27 Yishun
What to Expect: Launch Price, Timeline, and Who Should Watch
At S$732 psf ppr, Hoi Hup will need to price the eventual development at approximately S$1,550–1,750 psf to achieve a viable development margin. This puts Miltonia Close above the S$1,400–1,500 psf entry point of earlier Yishun ECs (Provence Residence launched at S$1,216–1,476 psf in 2021) and roughly in line with or slightly above the S$1,550–1,700 psf range of recent Tengah and Tampines ECs. At those prices, a 3-bedroom unit of approximately 990 sqft would be priced at S$1.54M–S$1.73M — within reach of a Singapore Citizen household earning S$12,000–S$16,000 per month under the EC income ceiling.
The project is expected to launch for preview in 2027–2028, after detailed planning, architectural finalisation, and the usual 18–24 month pre-sale preparation period. HDB-upgrader households in Yishun, Ang Mo Kio, and Sembawang who are approaching or past their MOP in 2026–2028 are the natural buyer pool, alongside dual-income young families seeking the EC subsidy pathway as an entry into private-style living.
Frequently Asked Questions
Who can buy the Miltonia Close EC?
Executive Condominiums are a public-private hybrid housing type administered by the HDB. To purchase a new EC, buyers must meet the following eligibility criteria: at least one applicant must be a Singapore Citizen; the household must form an eligible family nucleus (married or engaged couple, parent-and-child, or sibling scheme); the gross monthly household income must not exceed S$16,000 (Enhanced Income Ceiling effective 1 January 2025); neither applicant should currently own or have disposed of a private property within 30 months of the EC application; and applicants who have previously received a CPF Housing Grant must have met their resale levy obligations. PRs applying together with a Singapore Citizen partner may buy a new EC under the Second Timer scheme subject to additional conditions.
What is the difference between an EC and a private condo at Miltonia Close?
The key difference is that ECs carry HDB-equivalent restrictions for the first 5 years after completion (Minimum Occupation Period), during which the unit cannot be sold on the open market. From year 6 to year 10, the EC can be resold but only to Singapore Citizens or PRs. After 10 years from the date of issue of the Temporary Occupation Permit, the EC becomes fully privatised and can be sold to anyone — including foreigners — on the same terms as a private condominium. In terms of facilities, ECs and private condos are virtually identical: both have pools, gymnasiums, clubhouses, and security. The primary buyer benefit of the EC is the lower purchase price, supported by the HDB grant eligibility (CPF Housing Grant of up to S$30,000 for first-timer families) and the developer’s lower land cost compared to a full private site.
Is Miltonia Close EC a good investment?
EC investments have historically delivered strong returns to buyers who enter at launch price, hold through the 5-year MOP, and sell in the 5–10 year window when demand from upgraders and investors peaks. Fully privatised ECs have commanded resale prices at or above comparable private condos in the same district in several cycles. Miltonia Close’s investment case rests on the Yishun supply shortage (no new EC in 5 years), the Orchid Country Club lifestyle adjacency, proximity to Lower Seletar Reservoir park, and the potential uplift from the Johor Bahru RTS Link driving rental demand at Khatib and Yishun MRT. However, as with any property investment, outcomes depend on macroeconomic conditions, mortgage rates, future supply, and policy changes. This article does not constitute investment advice. Always conduct your own due diligence and consult a licensed financial adviser.
This article is based on publicly available information from the Housing Development Board (HDB) and industry sources. Estimated launch prices are analyst projections, not developer representations. EC eligibility rules and income ceilings are set by the HDB and subject to change. This article does not constitute investment, financial, or legal advice. Consult a licensed property professional before making any purchase decision.
Tengah Garden Residences is the first private residential launch in Singapore’s newest planned town — the forest-themed Tengah estate — and the only private waterfront development in the entire precinct. Developed by Tengah Garden Development Pte Ltd and TGA Development Pte Ltd, the joint-venture vehicle of GuocoLand and CSC Land Group, the development sits beside the future Tengah Pond and delivers direct sheltered access to the upcoming Hong Kah MRT station on the Jurong Region Line.
Tengah is not merely a new address — it is a generational masterplan. Conceived as Singapore’s first car-lite town, it features a 100-hectare Forest Corridor, a 1.3 km Car-Free Town Centre, and a network of cycling and walking paths connecting residents to parks, amenities, and the rest of the island. The URA and HDB have designated the area for dense mixed-use transformation, with commercial clusters, community facilities, and transit integration all planned within walking distance of the site.
With 863 units across nine well-spaced 16-storey blocks, generous landscaping, a commercial plaza, and an unprecedented suite of 40+ facilities — including three sky terraces and three sky dining venues at the uppermost levels — Tengah Garden Residences sets the benchmark for what waterfront living in the west of Singapore can look like in 2026 and beyond.
Pillar 01
Waterfront in a Forest Town
The only private waterfront development in Tengah, overlooking the future Tengah Pond. A green corridor connects residents to the Forest Town Centre and surrounding parklands.
Pillar 02
MRT at the Doorstep
Hong Kah MRT station (Jurong Region Line) sits directly beside the development, providing direct connectivity to Jurong East, Boon Lay, Choa Chu Kang, and the city beyond.
Pillar 03
First-Mover Advantage
As the first private launch in Tengah’s Garden District, Tengah Garden Residences captures early-mover pricing in a precinct with no mature comparables — a setup historically associated with strong capital appreciation.
Project At-a-Glance
Developer
GuocoLand × CSC Land Group (Tengah Garden Development Pte Ltd & TGA Development Pte Ltd)
Address
11–29 Tengah Garden Avenue, Singapore 699916–699846
District
24 · Tengah Planning Area · OCR
Tenure
99-year leasehold commencing 21 April 2025
Site Area
25,458 m² (approx. 273,932 sqft)
Total GFA
76,376 m² total · 73,376 m² residential · 3,000 m² commercial
BCA Green Mark Platinum · Super Low Energy (Provisional)
Unit Mix and Sizes
Type
Size (sqft)
Units
% of Total
1 Bedroom (with PES)
480–515
6
0.7%
2 Bedroom
624–667
235
27.2%
2 Bedroom + Study
720–753
102
11.8%
3 Bedroom
795–1,033
347
40.2%
4 Bedroom + Yard
1,130–1,259
173
20.1%
Total
480–1,259
863
100%
Total
480 – 1,259
863
100%
Note: PES = Private Enclosed Space. Household shelters are provided for 3-bedroom and 4-bedroom units. All sizes are approximate and subject to final survey. Unit types may be mirror images of plans shown.
Indicative Pricing
1 Bedroom
From S$980,000
~S$2,025 psf · 480–515 sqft
2 Bedroom
From S$1,110,000
~S$1,779 psf · 624–667 sqft
2 Bedroom + Study
From S$1,361,000
~S$1,900 psf · 720–753 sqft
3 Bedroom
From S$1,588,000
~S$1,992 psf · 795–1,033 sqft
4 Bedroom + Yard
From S$2,260,000
~S$2,000 psf · 1,130–1,259 sqft
PSF Range
~S$1,779–S$2,050
Average ~S$2,000 psf across all types
Prices are indicative only and subject to developer confirmation at booking. The price matrix above reflects developer indicative guidance as at 9 April 2026. Actual transacted prices may vary. For a personalised assessment of ABSD and TDSR/MSR borrowing limits for your profile, contact our concierge.
Why Buyers Are Watching
1First private waterfront launch in Tengah — Tengah Garden Residences is the sole private residential development occupying the waterfront beside the planned Tengah Pond, a 1.3 km waterfront lifestyle promenade earmarked under the URA Master Plan 2025.
2Hong Kah MRT at the doorstep — the upcoming Hong Kah MRT station (Jurong Region Line) is situated directly beside the development, offering step-out connectivity to Jurong East, Boon Lay, Choa Chu Kang, and a future interchange to the North-South and East-West lines.
3GuocoLand pedigree — GuocoLand has delivered close to 40 residential projects in Singapore yielding over 11,000 homes, including award-winning integrated developments. CSC Land Group, part of China State Construction (Fortune 500 #14), has built 1 in every 20 homes in Singapore.
4BCA Green Mark Platinum Super Low Energy — Singapore’s highest residential green certification, underpinned by a pneumatic waste collection system, 17 EV charging lots, 232 bicycle lots, and extensive green rooftop coverage.
5Car-lite Forest Town transformation — Tengah is planned as Singapore’s most ambitious car-lite new town, with a 100-hectare Forest Corridor, a 1 km underground car-free Town Centre boulevard, and a Park Connector network linking the development to the island’s green spine.
6Commercial Plaza on-site — the ground floor features a curated mix of F&B outlets, retail shops, and a sheltered community promenade, meaning residents need not leave the development for daily necessities.
740+ facilities including three sky venues — with three dedicated sky terraces at the 10th storey of select blocks, and three Sky Lounge / Gastrobar / Dining venues at the 16th storey, the amenity offering is unusually deep for an OCR launch.
8Early-mover pricing in an unproven precinct — as the first private launch in Tengah, there are no mature resale comparables to anchor pricing against. Industry precedents — notably Copen Grand EC nearby — have shown strong appreciation from launch as infrastructure comes online.
Location and Connectivity
MRT
Hong Kah MRT (JRL)
Jurong Region Line station directly beside the development — connecting to Jurong East, Boon Lay, Choa Chu Kang and future EWL/NSL interchanges.
Nature
Tengah Pond & Forest Corridor
100-hectare Forest Corridor links the development to Bukit Timah Nature Reserve and the Rail Corridor. The future Tengah Pond is directly opposite the site.
Expressway
PIE / AYE / BKE
Pan-Island Expressway and Ayer Rajah Expressway accessible within minutes. Bukit Timah Expressway links to the north. City-fringe to CBD in ~25 minutes by car.
Amenities
West Region Lifestyle Belt
West Mall (Bukit Batok), Jurong Point, IMM, Westgate, JEM, and Jurong Lake Gardens — Singapore’s largest urban park — all within a 10–20-minute drive.
National University of Singapore (NUS) · Nanyang Technological University (NTU) · Singapore Institute of Technology (SIT)
Lifestyle and Amenities
Nature & Wellness
Tengah Forest Corridor (100 ha), Tengah Pond waterfront promenade, Bukit Timah Nature Reserve, Rail Corridor, and Western Catchment Area all within easy reach for jogging, cycling, and birdwatching.
Dining & Retail
On-site commercial plaza with F&B and retail. West Mall, Jurong Point, JEM, Westgate, IMM, and Big Box provide a comprehensive retail belt in the western corridor within 10–20 minutes.
Community & Recreation
Tengah CC and community facilities, Bukit Batok Town Park, Little Guilin (natural swimming quarry), and the upcoming Tengah Car-Free Town Centre with a 1 km underground boulevard below a landscaped park deck.
Site Plan
Site plan · indicative only · subject to developer confirmation
Floor Plans (Selected)
One representative plan per bedroom type is shown below. Download the full PDF for all stack-by-stack layouts including PES variants and mirror images.
1 Bedroom · Type (1)a1 / (1)b1 · 480–515 sqft · indicative only · subject to developer confirmation
2 Bedroom · Type (2)a / (2)c · 624–667 sqft · indicative only · subject to developer confirmation
2 Bedroom + Study · Type (2)d · 720–753 sqft · indicative only · subject to developer confirmation
3 Bedroom · Type (3)a · 795 sqft · indicative only · subject to developer confirmation
4 Bedroom + Yard · Type (4)a · 1,130 sqft · indicative only · subject to developer confirmation
Full Floor Plans PDF
All stack-by-stack floor plans for every type including PES variants and mirror images.
GuocoLand is an award-winning integrated real estate developer in Singapore with close to 40 residential projects and over 11,000 completed homes to its name. Known for pioneering integrated developments that blend retail, commercial, and residential uses, GuocoLand’s Singapore portfolio includes landmark projects across the CCR and RCR. Its parent company, Hong Leong Group, is one of Asia’s most recognised property conglomerates.
CSC Land Group is a subsidiary of China Construction (South Pacific) Development Co Pte Ltd (CCDC) — Singapore’s largest Chinese-owned construction firm and a wholly-owned arm of China State Construction Engineering Corporation (CSCEC), ranked 14th on the Global Fortune 500. CCDC has been operating in Singapore since 1992, and today 1 in every 20 homes in Singapore has been built by CCDC.
Architect
ADDP Architects LLP
Interior Design
AXIS ID Pte Ltd
Landscape Architect
COEN Design International
Civil & Structural
TW-Asia Consultants Pte Ltd
M&E Consultant
Bescon Consulting Engineers Pte Ltd
Quantity Surveyor
Asia Infrastructure Solutions
Main Contractor
Lian Beng Construction (1988) Pte Ltd
Sustainability and Specifications
BCA Green Mark Platinum Super Low Energy (Provisional) — Singapore’s highest residential green certification, recognising energy efficiency, water conservation, and indoor environmental quality standards that exceed the mandatory Green Mark Gold requirement by a significant margin.
Pneumatic Waste Conveyance System (PWCS) — refuse is collected automatically via underground pneumatic tubes to a centralised bin centre, eliminating traditional bin chutes for a cleaner, odour-free living environment.
EV-Ready — 17 EV charging lots (residential) and 2 EV lots (commercial) provided at launch, with infrastructure designed for future expansion as EV adoption increases.
232 bicycle lots — 216 residential and 16 commercial lots, reinforcing Tengah’s car-lite ethos and integrated cycling network.
Extensive green coverage — sky terraces at 10th storey, rooftop gardens, and lush podium landscaping designed to reduce the urban heat island effect and enhance biodiversity.
Smart-home ready — Audio/video telephony system with Visitor Call Panels (VCP), access-card-controlled common areas, and gymnasium and function rooms accessible via smart card.
Project Timeline
21 Apr 2025
99-year lease commencement
10 Apr 2026
Official sales launch
2026–2027
Ongoing sales phases and construction commencement
1 Sep 2029
Expected TOP (Temporary Occupation Permit)
1 Sep 2031
Vacant Possession and Legal Completion
Project Factsheet
A shareable 2-page PDF snapshot of everything on this page — bring it to viewings, forward it to family.
Tengah Garden Residences is located along Tengah Garden Avenue in Singapore’s Tengah Planning Area (District 24), in the western part of the island. The development is sited beside the future Tengah Pond and adjacent to the upcoming Hong Kah MRT station on the Jurong Region Line. Tengah is Singapore’s newest planned new town, themed as a “Forest Town” with a 100-hectare Forest Corridor and a car-lite Town Centre.
Who is the developer of Tengah Garden Residences?
Tengah Garden Residences is developed by Tengah Garden Development Pte Ltd and TGA Development Pte Ltd, the joint venture between GuocoLand and CSC Land Group. GuocoLand has developed close to 40 residential projects in Singapore totalling over 11,000 homes. CSC Land Group is a subsidiary of CCDC (China Construction, South Pacific), part of the Global Fortune 500 conglomerate CSCEC — which has built 1 in every 20 homes in Singapore since 1992.
What MRT station serves Tengah Garden Residences?
The development is directly adjacent to Hong Kah MRT station on the Jurong Region Line (JRL). The JRL is under construction and will connect residents to Jurong East Interchange (where you can transfer to the East-West Line and North-South Line), Boon Lay, Choa Chu Kang, and several other stations across the west and north of Singapore. Upon completion, this will make Tengah Garden Residences one of the most transit-connected launches in the OCR.
What are the indicative prices at Tengah Garden Residences?
Based on the developer’s indicative price matrix dated 9 April 2026, starting prices are approximately: 1 Bedroom (480–515 sqft) from S$980,000; 2 Bedroom (624–667 sqft) from S$1,110,000; 2 Bedroom + Study (720–753 sqft) from S$1,361,000; 3 Bedroom (795–1,033 sqft) from S$1,588,000; and 4 Bedroom + Yard (1,130–1,259 sqft) from S$2,260,000. The average PSF across all types is approximately S$2,000. All prices are indicative and subject to developer confirmation at booking.
When is Tengah Garden Residences expected to TOP?
The anticipated handover date is 1 September 2029, based on developer projections as at the time of launch. The contractual Vacant Possession date under the Sale and Purchase Agreement is no later than 1 September 2031, and Legal Completion is no later than 1 September 2034 (or 3 years after VP, whichever is earlier). The 99-year leasehold tenure commenced on 21 April 2025.
Is Tengah Garden Residences freehold or leasehold?
Tengah Garden Residences is a 99-year leasehold development, with the lease commencing on 21 April 2025. Buyers in 2026 effectively start with a near-fresh lease. For a detailed comparison of the long-run cost difference between freehold and leasehold, see our Freehold vs 99-Year Leasehold guide.
What is the total number of units at Tengah Garden Residences?
There are 863 residential units across 9 blocks of 16 storeys each. The unit mix comprises: 6 × 1 Bedroom (with PES), 235 × 2 Bedroom, 102 × 2 Bedroom + Study, 347 × 3 Bedroom (various sub-types with store, yard and PES variants), and 173 × 4 Bedroom + Yard. There is also a commercial component at the ground floor comprising 3,000 m² of retail and F&B space.
What makes Tengah a desirable location in 2026?
Tengah is Singapore’s youngest and newest planned new town, designed from the ground up with a car-lite ethos, extensive greenery, and transit integration. The URA Master Plan 2025 designates Tengah for major transformation, including the Tengah Car-Free Town Centre (a 1 km landscaped boulevard above an underground road tunnel), the 100-hectare Forest Corridor, and the future Tengah Pond waterfront promenade. Coupled with connectivity to the Jurong Innovation District and Jurong Lake District — expected to generate 100,000 jobs by 2040–2050 — Tengah is positioned as one of the most significant long-run growth corridors in the OCR.
What is the ABSD payable on Tengah Garden Residences?
ABSD depends on your citizenship status and the number of properties you own. As of April 2026: Singapore Citizens buying a first residential property pay 0% ABSD; a second property attracts 20% ABSD; a third or subsequent property attracts 30%. Singapore PRs face 5% ABSD on a first property and 30% on a second. Foreigners face 60% ABSD on any residential purchase. For a full breakdown with worked examples, see our ABSD 2026 complete guide.
What primary schools are near Tengah Garden Residences?
The western Tengah/Bukit Batok corridor is served by several primary schools. Hong Kah Primary School and Princess Elizabeth Primary School are among the closest. Jurong Primary, Jurongville Primary, and Dazhong Primary are also within a reasonable catchment distance. As Tengah is a new town, the Ministry of Education is expected to establish additional schools within the estate as the population grows. For a complete list of schools within 1–2 km, we recommend checking the MOE School Finder tool closer to enrolment.
How does Tengah Garden Residences compare to Copen Grand EC?
Copen Grand is an Executive Condominium (EC) also in Tengah, developed by CDL and MCL Land, launched in October 2022 at approximately S$1,300 psf. Tengah Garden Residences is a fully private condominium, launching at approximately S$1,779–S$2,050 psf. The key differences: (a) ECs have income ceilings (S$16,000/month) and a Minimum Occupation Period of 5 years before eligible for resale, and 10 years before sale to foreigners; (b) Tengah Garden Residences has no such restrictions, making it immediately accessible to all buyers including foreigners and investors; (c) Tengah Garden Residences has a direct waterfront position beside Tengah Pond, whereas Copen Grand is further into the estate. See our EC vs Private Condo 2026 guide for a full comparison framework.
What are the financing rules for Tengah Garden Residences?
As a new private condominium under a progressive payment scheme, buyers pay an Option Exercise Fee (typically 5% of purchase price in cash), followed by progressive payments tied to construction milestones. The Loan-to-Value (LTV) limit for a first bank loan is 75% (or 55% if you have one outstanding housing loan). TDSR of 55% applies to all borrowers; MSR of 30% does not apply to private condominiums. For a detailed breakdown of how much you can borrow, see our TDSR and MSR guide.
Ready to see Tengah Garden Residences in person?
Speak to our LovelyHomes concierge on WhatsApp for the latest unit availability, e-brochures and showflat appointments. We connect you directly with the developer’s team — not an agency.
OA withdrawal limits, CPF accrued interest, and the cash component you’ll still need for a new launch purchase.
Disclaimer. Prices, unit mix, specifications, site plans, floor plans and facility lists on this page are indicative only and subject to change by the developer without notice. All information has been compiled from developer sales material (brochures, project briefs and sales kits) and verified as at 25 April 2026. LovelyHomes.com.sg is not the project developer. Prospective buyers should consult an accredited salesperson and the developer’s official sales kit before committing to any purchase. Artist impressions are for illustrative purposes only and may differ from the final built product.
North Gaia is a 616-unit executive condominium at Yishun Close with 11 blocks of 14-storey homes, basement parking, clubhouse facilities and nature-facing planning beside the Khatib Bongsu corridor.
01 · Address
D27 Location
Lot 3974L MK 19 at Yishun Close, Singapore
02 · Scale
616 residential units
11 blocks of 14-storey executive condominium homes
03 · Tenure
99 years from 15 February 2021
Confirm current availability and stack details before shortlisting.
Project At-a-Glance
Project Name
North Gaia
Developer
Sing Holdings (Yishun) Pte. Ltd.
Address
Lot 3974L MK 19 at Yishun Close, Singapore
District
D27
Tenure
99 years from 15 February 2021
Total Units
616 residential units
Site Area
21,514.00 sqm
Plot Ratio
2.8
Blocks
11 blocks of 14-storey executive condominium homes
TOP / VP
30 June 2027 (expected vacant possession)
Legal Completion
30 June 2030
Viewing Preparation
Use the factsheet, selected floor plans and site plan below to compare layout fit, facilities and access points before a viewing.
Confirm current prices, discounts and availability before committing.
Unit Mix and Sizes
Bedroom Type
Size / Range
Availability Note
3 Bedroom
958-980 sqft
164 units
3 Bedroom + Yard
1,001-1,023 sqft
176 units
3 Bedroom + Yard + Study
1,055-1,076 sqft
178 units
4 Bedroom
1,313-1,335 sqft
60 units
5 Bedroom
1,593 sqft
38 units
Unit areas and availability may change. Confirm the latest stack, price and size information before shortlisting.
Indicative Pricing
Entry Units
Pending
Family Units
Pending
Premium Units
Pending
Latest official price list unavailable in the local source folder. Request the current official price list before shortlisting.
Why Buyers Are Watching
1
Executive condominium format with 616 homes and full facilities.
2
Site planning is oriented toward nature views and wider spacing between blocks.
3
Next to the Khatib Bongsu nature corridor in the Yishun planning area.
4
Unit range starts from 3-bedroom homes; no 1- or 2-bedroom plans are listed in the available source material.
5
Expected vacant possession is listed as 30 June 2027.
6
Source materials include site plan, stack chart and full floor-plan references.
Location and Connectivity
Nature
Khatib Bongsu corridor
The factbook describes views toward Khatib Bongsu and surrounding open fields.
MRT
Yishun / Khatib area
Use current transport routing before purchase planning.
Schools
Yishun schools
Verify latest home-school distance with OneMap before enrolment planning.
Roads
Yishun Avenue 8 / 9
The site is bounded by Yishun Avenue 8 and Yishun Avenue 9.
Schools Nearby
Level
School / Education Reference
Primary
Yishun Primary School
Primary
Naval Base Primary School
Secondary
Northland Secondary School
School distance and priority rules should be verified with OneMap and MOE before relying on them.
Lifestyle and Amenities
Nature
Khatib Bongsu nature corridor
Facilities
Lap pool, tennis court, clubhouse and communal facilities
Neighbourhood
Yishun town amenities
Site Plan
Actual site plan/facilities plan from the local project source material.
Floor Plans (Selected)
Representative actual floor plans by unit type. The full floor-plan PDF is kept in the download button below this section.
North Gaia is an executive condominium with available source plans starting from 3-bedroom units, so no 1- or 2-bedroom thumbnail is shown.
3 Bedroom Type C1
3 Bedroom + Yard + Study Type CS5b
4 Bedroom Type D4
5 Bedroom Type E1
Full Floor Plans PDF
Clean downloadable PDF prepared from the source floor-plan pages.
Elevation, schematic or stack reference from the project source material.
Facilities and Lifestyle
Pool DeckClubhouseGymLandscape CourtsFunction RoomsFamily FacilitiesArrival CourtResidential Services
Gallery
Developer and Consultant Team
Sing Holdings (Yishun) Pte. Ltd.
Verify the latest developer licence, project account and sale documents before purchase.
Sustainability and Specifications
Specifications, finishes, smart-home provisions and sustainability ratings vary by unit. Refer to the latest approved developer documents for final details.
Project Timeline
Launch / Sales Phase
Live new-launch project page
TOP / Vacant Possession
30 June 2027 (expected vacant possession)
Legal Completion
30 June 2030
Project Factsheet
A shareable 2-page PDF snapshot of key project facts, site context and unit mix.
Disclaimer: Prices, availability, areas, specifications and timelines may change without notice. Buyers should verify all details with the developer-appointed sales team and relevant authorities before committing.
