Pinetree Hill is the latest condo launch in the Pine Grove and Mount Sinai neighbourhood.
Nexus International School previously occupied the site and was later released by the government for sale as Parcel A and B. Pinetree Hill sits on Parcel A.
This 99-year leasehold condominium, developed by the reputable UOL, is expected to be completed in 2027.
The development is situated on a land area of 22,535 sqm with a Gross Floor Area of 47,323 sqm and will consist of 520 units.
Pinetree Hill is nestled in a district known for its lush greenery and proximity to educational institutions. Clementi Forest, Rail Corridor and the future Clementi Nature Trail are all within short walking distance away, which will appeal to nature-lovers.
Project Details of Pinetree Hill
30, 32, 36 Pine Grove
United Venture Development (No.5) Pte Ltd
242,561 sq ft
GROSS FLOOR AREA
509,380 sq ft
NO OF BLOCKS
NO OF STOREYS
NO OF UNITS
ROOM TYPES & SIZES
1+Study (538sf) 22 units / 2 bedroom (700-915sf) 158 units / 2+study (797sf) 68 units / 3 bedroom (969-1173sf) 68 units / 3+study (1216-1421sf) 91 units / 4 Bedroom Deluxe (with Private Lift) (1292-1485sf) 45 units / 4 Bedroom Premium (with Private Lift) (1464-1668sf) 45 units / 5 Bedroom Premium (with Private Lift) (1733sf) 22 units / Penthouse (2874sf) 1 unit
Likes and Dislikes
- Reputable developer
- Within 1km of Henry Park Primary School and Pei Tong Primary School
- Methodist Girls’ School, Nan Hua High School, NUS High School, Anglo-Chinese Junior College, Singapore Polytechnic, Ngee Ann Polytechnic and NUS are all within easy reach.
- Filling in a void of new home supply in the neighbourhood
- Seamless accessibility to a wide range of retail and lifestyle amenities. Within 5 to 15 minutes’ drive to shopping, dining and entertainment options include Jelita Shopping Centre, Clementi Mall, Holland Village, The Star Vista, Rochester Mall, Dempsey Hill and Orchard Road Shopping Belt.
- Short drive to international schools, such as Tanglin Trust, United World College, and Dover Prep School
- Within 10 minutes drive to one-north Business Park, Singapore Science Park I & II and future Dover Knowledge District, which houses well-known leading companies in key growth sectors from biomedical sciences, info-communications technology, media and start-ups, and science & research institutes.
- Near Rail Corridor, Clementi Forest and the future Clementi Nature Trail
- Near Ulu Pandan Park Connector
- Future growth potential with the sale of Parcel B and nearby vacant lands
- All units N-S facing
- Not near MRT station
- Not within short walking distance of amenities. The nearest amenities are the limited choices at Pandan Valley condo
- There are only 420 carpark lots for 520 units.
Pinetree Hill offers a full range of condo facilities, which include a tennis court, half basketball court, outdoor gym, aquatherapy pool, outdoor pavilions, karaoke room, etc.
A significant 88% of the land is dedicated to landscaping, offering generous space for residents to enjoy.
Orientations and Views
One of the biggest plus points of Pinetree Hill is that all three towers are well spaced out and not directly looking into each other.
Every unit enjoys a North-South facing, hence avoiding the dreadful afternoon sun.
The development is on elevated ground. The design of the three towers gives extra elevation, thus enhancing the view of every unit.
The lowest floor units are about 12.5m above ground level. Not only this improve the vantage point of every unit, it also allows wind flow throughout the whole landscape. This is an increasingly popular architectural design concept.
High-floor north-facing units will get to enjoy an unblocked view of Clementi Forest; whereas the south-facing units may catch a glimpse of Dover Forest.
The sale prices range from S$2,215 to S$2,705 psf, with an average of S$2,368 psf.
The breakeven price for the developer is $2,248psf. It translates to a slim profit margin of only 5.33%. It means the developer is pricing to sell.
The demand for 3-bedroom and 4-bedroom units is higher for this project because it is targeted more at homeowners, understandably so. Hence, we see price $PSF is higher for the bigger units.
Is the pricing attractive for investors?
The closest competitor to Pinetree Hill would be The Reserve Residences, which is selling at an average price of $2,489psf. Though more expensive, TRR is an integrated project that is connected to the Beauty World MRT. Furthermore, it is within 1km from two popular primary schools: Pei Hwa Presbyterian and Methodist Girls.
If one were to buy for investment, personally I wouldn’t go for the small 1+study and 2-bedders for this project. The tenant pool for singles and couples is small since it is not within walking distance to MRT station or office complex. They are not likely to own cars.
Sizes of the smaller units are too big
The sizes of the 1-bedder and 2-bedders are also bigger than those of other developments.
Take for example, the 1+study is 538sf, which is bigger than the 506sf in Stirling Residences.
The 2BR/1bath is 700sf. For this size, it could easily have been 2BR/2bath.
The 2BR premium (2BR/2bath), with a size of 764sf, would have included a study.
What this means is the quantum prices are higher, which do not make good sense to investors.
So, it is not surprising to see that since its launch, Pinetree Hill still has an outstanding stock of 143 units of 1+study to 2+study. In contrast, the 1-bedders and 2-bedders at The Reserve Residences were snapped up on launch day.
How about the pricing of the bigger 4-bedder units at Pinetree Hill and The Reserve Residences compares?
Prices of 4-bedders
The 4BR Premium (1464sf) now at Pinetree Hill starts from $3,454,000 ($2,359psf). On the other hand, the 4-bedder (1475sf) at The Reserve Residences starts from $3,318,001 ($2249psf). So it does seem like The Reserve Residences is a better buy in terms of price. But personally I prefer the layout of Pinetree Hill 4BR premium to The Reserve Residences. The landscape orientation of the former gives it a more spacious feel. The kitchen is also more squarish and spacious, and the yard comes with a bomb shelter which can be used as helper’s room. And with its N-S orientation, it doesn’t have the dreaded afternoon sun. As for The Reserve Residences, while it enjoys a glimpse of Bukit Timah Hill, the afternoon sun can be a setback.
With the next-door Parcel B releasing soon, plus the potential en bloc of many ageing condos in the area (such as Cavendish Park and Pine Grove), buying into Pinetree Hill now will mean enjoying a first-mover advantage.
Who then should buy Pinetree Hill?
The main reason for buying Pinetree Hill is its proximity to the popular Henry Park Primary School. So the main draw is for those parents who want to send their children to this school. In this case, walking distance to the MRT is not as critical a criterion because such families are likely car owners. It is not ideal for investors buying into the smaller 1-bedder and 2-bedder because the catchment of tenant pool will be limited.
The Pine Grove/Mount Sinai enclave is a very pleasant neighbourhood. It is also quiet, compared to The Reserve Residences that is surrounded by PIE and several major roads.
Danny Han is a licensed property agent since 2005.
As a kampong (village) boy growing up in Holland Village, he has so many fond memories. He grew up with pigsty (yuk!), cemetery, swamp and communal-living (with 10 families under one roof). His childhood games were gasing (spinning top), marbles, kites, spider-fighting and tree-climbing. An open-air cinema was his source of entertainment. 7th-month Hungry Ghost wayang (Chinese opera) and getai (concert) was a once-a-year event that brought the entire village together.
What Danny is passionate about is not just about showing clients properties around Holland Village, but also enjoys sharing anecdotes and nuggets of information that are part of his growing up years.
Danny is an avid hiker and passionate foodie. He has covered most of the nature trails in Singapore, including some that are off the beaten track. Living up to his motto, “walk to eat,” he enjoys going out with his wife, a retired academician, on a food hunt across the island. He also has some foodie kakis who mix work with food. They then share their gastronomic experiences through food blogs. So do watch out, because every time he shows you a property, he will tell you what is the best food nearby!
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