Pinery Residences
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Overview
Mixed-use development with 588 units across six blocks and 11,300 sqm of commercial space including a supermarket, food court, and childcare centre. Direct basement access to Tampines West MRT on the Downtown Line.
Price & Units
Location
Nearby Amenities
- Tampines West MRT Station
- Bedok Reservoir MRT Station
- Tampines MRT Interchange
- Simei MRT Station
- Junyuan Primary School
- St. Hildas Primary School
- Tampines Primary School
- Our Tampines Hub
- Century Square
- Tampines Mall
- Tampines One
- East Village
Our Analysis
4 of 4 parts published
View all →Part 1
Pinery Residences: Project Review for 2026 Buyers
Part 2
Pinery Residences: Price Guide: PSF Breakdown & Value Assessment (2026)
Part 3
Pinery Residences: Floor Plans: Best Stacks, Layout Guide & What to Avoid
Part 4
Pinery Residences: Showflat: A Practical Viewing Guide for Serious Buyers
Payment Plan
Calculator Inputs
Loan Amount
S$ 1,114,500
Down Payment
S$ 371,500
BSD
S$ 44,040
Full Monthly (after TOP)
S$ 5,579
Section A — Purchase Timeline(from OTP to legal exercise)
Option to Purchase (OTP) Issued
Booking fee — cash only, non-refundable
23 May 2026
S$ 74,300
Sales & Purchase (S&P) Agreement Received
Developer sends S&P within 2 weeks of OTP
6 Jun 2026
Exercise S&P Agreement
Pay remaining downpayment — cash or CPF
27 Jun 2026
S$ 222,900
Stamp Duty Due
BSD (tiered formula) + ABSD if applicable
11 Jul 2026
S$ 44,040
Tenure Comparison
Normal (25 yrs)
S$ 5,579/mth
Extended (35 yrs)
S$ 4,606/mth
*LTV ≥ 55% required
Monthly Savings
S$ 973/mth
vs normal tenure
Total cash/CPF needed (OTP to exercise + stamp duty)
S$ 341,240
Section B — Progressive Payment During Construction
During construction the bank disburses progressively. You pay a full amortised instalment on the drawn amount — not interest-only. Monthly payment steps up at each milestone as more of the loan is released.
Foundation
Buyer Lump Sum
S$ 74,300
Cash / CPF
Bank Disburses
S$ 74,300
Cumulative: S$ 74,300
Monthly Payment
S$ 372
/month from this stage
7% of full instalment
Concrete Framework
Buyer Lump Sum
—
Bank Disburses
S$ 148,600
Cumulative: S$ 222,900
Monthly Payment
S$ 1,116
/month from this stage
20% of full instalment
Brick Wall / Partition Walls
Buyer Lump Sum
—
Bank Disburses
S$ 74,300
Cumulative: S$ 297,200
Monthly Payment
S$ 1,488
/month from this stage
27% of full instalment
Ceiling of Unit
Buyer Lump Sum
—
Bank Disburses
S$ 74,300
Cumulative: S$ 371,500
Monthly Payment
S$ 1,860
/month from this stage
33% of full instalment
Interior (Electrical & Plumbing)
Buyer Lump Sum
—
Bank Disburses
S$ 74,300
Cumulative: S$ 445,800
Monthly Payment
S$ 2,232
/month from this stage
40% of full instalment
Roads, Drains & Carpark
Buyer Lump Sum
—
Bank Disburses
S$ 74,300
Cumulative: S$ 520,100
Monthly Payment
S$ 2,604
/month from this stage
47% of full instalment
Temporary Occupation Permit (TOP)
Buyer Lump Sum
—
Bank Disburses
S$ 371,500
Cumulative: S$ 891,600
Monthly Payment
S$ 4,464
/month from this stage
Legal Completion (CSC)
Buyer Lump Sum
—
Bank Disburses
S$ 222,900
Cumulative: S$ 1,114,500
Monthly Payment
S$ 5,579
/month from this stage
Total cash/CPF across all stages (excl. stamp duty)
S$ 371,500
* Dates are estimates based on typical BCA construction milestones. Actual dates depend on developer progress notices. Max loan tenure for private residential property is 30 years (Singapore MAS rules). LTV limits: 75% for first property, 45% for second, 35% for third+.
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