Pinetree Hill Review

Pinetree Hill location review

Neighbourhood and amenities around Pinetree Hill

During our visit to Pinetree Hill's showflat, we drove past the development's neighbourhood as the showflat is located at its actual site. Although Pinetree Hill is in District 21, it is at the fringe of the district and is very close to prime District 10. Other than the main traffic along Ulu Pandan Road, the Mount Sinai area is a tranquil enclave of private condos and landed houses. Hence, the area is perfect for buyers who like some privacy and exclusivity.

Pinetree Hill's neighbours are older developments like the Pine Grove condo, Pandan Valley and Astor Green, all of which are over 20 years old.

In terms of F&B and hangout spots, Pinetree Hill is less than a 10-minute drive to Sunset Way, Holland Village and Dempsey Hill. In just a 5-minute drive, you can easily get to Clementi Central Town Centre and the malls around it. In terms of groceries, Cold Storage Jelita is the nearest, followed by Sheng Siong at Blk 352, Clementi.

Pinetree Hill is also near several nature spots like the Clementi Forest and Rail Corridor. Here's a video walkthrough of the Rail Corridor (Central), which is easily accessible via Holland Road near the development:

Connectivity and accessibility

In terms of connectivity, the nearest MRT station to Pinetree Hill is Dover, which is about a 15-minute walk. With Singapore's unpredictable weather, a 15-minute walk is not the most convenient and the route to the MRT is unsheltered as well. (It would be the perfect opportunity to clock your steps though.)

However, on the bright side, multiple buses along Ulu Pandan Road will bring you to Clementi and Holland Village MRT stations. Some buses will also bring you to Orchard and the city centre. The management will also provide a free shuttle service to Holland Village and Buona Vista for the first year.

Based on the demographics of those living in the area, we foresee that many residents will drive. What's great is that Orchard and the CBD are within a 15-minute drive. The one-north business district is about a 7-minute drive from the development.

Schools near Pinetree Hill

One of Pinetree Hill's target demographics is young families and it's not hard to see why. The development is located in a "prime education belt" as there are reputable schools nearby, from pre-school to primary, secondary and tertiary education.

For those participating in the primary school balloting, Henry Park Primary and Pei Tong Primary are within 1km of Pinetree Hill. The former is best known for its gifted education programme (GEP). Other reputable schools like Pei Hwa Presbyterian Primary, Methodist Girls' School (Primary) and Nan Hua Primary are within 1-2km of Pinetree Hill as well.

In terms of secondary and tertiary education, some of the notable ones near Pinetree Hill are Methodist Girls' School, Nan Hua High, ACS (Independent), Anglo-Chinese Junior College and the National University of Singapore.

For expatriate families, the nearest international school is Dover Court International School and the UWC Southeast Asia (Dover campus).

Facilities review of Pinetree Hill and stack analysis

Pinetree Hill site plan

Pinetree Hill has 23 stacks spread across three residential towers - blocks 30, 32 and 36. Each tower has 24 storeys. Blocks 30 and 32 have 8 stacks each, while block 36 has 7 stacks.

Entrance to Pinetree Hill

Pinetree Hill's entrance is at Pine Grove, which is quite a secluded road. Currently, it is only used by residents of the Pine Grove condo and in future, this will include the residents of Pinetree Hill and the future Pine Grove (Parcel B) condo. From Ulu Pandan Road, residents will have to turn to Pandan Valley before going to Pine Grove.

88% of Pinetree Hill is lush landscaping and nature

One highlight of Pinetree Hill is that 88% of the site is dedicated to lush greenery and landscaping, while the residential blocks make up only 12%. This means that there's an extensive space for facilities and a good block-to-block distance which doesn't feel too cramped.

Most of the landscape is influenced by the terrain of the Clementi Forest located just opposite Pinetree Hill. In future, the upcoming Clementi Nature Trail will also link to the existing Rail Corridor and a future nature park in Dover Forest. Hence, there will be multiple nature parks surrounding the development and the landscaping is like an extension of the nature outside.

For instance, as you enter the development, you're greeted with a huge waterwall which is inspired by nature.

One of the interesting facilities is the PineTree Nest which overlooks Clementi Forest. Thanks to the elevated landscape of the development, which is at least 6 storeys higher than Ulu Pandan Road, the PineTree Nest is high enough to see the views of the surrounding greenery.

Artist's impression of the view from the PineTree Nest

You might find this "nest" familiar as this is an iconic feature in some of UOL's hotels like Parkroyal Collection Marina Bay

Similarly, there's a "floating" BBQ pavilion which overlooks the horizon. So, you can enjoy unblocked views while having a meal with your friends and family.

Staggered arrangement of residential blocks allows residents to have views

One thing we love about Pinetree Hill is the staggered arrangement of its residential blocks. This way, residents have more privacy as units aren't too near to each other. But the best part is that nearly all units are good-facing units. The arrangement of the blocks is also good in terms of ventilation, so the units will be kept cool throughout the day.

Facilities at Pinetree Hill

Pinetree Hill's residents can enjoy a wide range of facilities such as a 50m lap pool, including a kid's pool and play area. What's great is that the kid's area is located away from the main pool so avid swimmers won't be disrupted.

Other sporting facilities include a tennis court, half basketball court and a gym.

If you frequently have gatherings with friends and family, there are three function rooms in the clubhouse as well as a karaoke room, BBQ pits and several dining pavilions.

Pinetree Hill stack analysis

In terms of views, the north-facing stacks will face Clementi Forest and Bukit Timah while south-facing stacks will face the Pine Grove condo and the surrounding estate.

Artist's impression of the view from north-facing stacks. Image source: UOL

Google Maps view of Pine Grove condo from south-facing stacks

As the residential units at Pinetree Hill are at a higher elevation of at least 6 storeys, the development is higher than Pine Grove condo. So, even though it's not such a favourable view, there's some space between Pinetree Hill and the next high-rise condo, Cavendish Park.

Direction of afternoon sun throughout the year

Thanks to the north-south orientation of the blocks, residents also won't need to worry about getting direct afternoon sunlight into their units.

Review of unit layouts at Pinetree Hill

Pinetree Hill Showflat: 5-bedroom Premium (with private lift) (Type 5BP) - 1,733 sqft (161 sqm)

No. of units:

• 22

Who is it suited for?

• Multi-generational families
• Right-sizers
• Buyers who like to entertain guests

We'll start the showflat unit review with the grandest unit, the 5-bedroom Premium (with private lift), which makes up less than 5% of the unit mix. All 4 and 5-bedroom units at Pinetree Hill have a private lift, great for those who value privacy and exclusivity.

At 1,733 sqft, it's not a very large 5-bedroom unit but it is suitable for multi-generational and larger families. The good news is that the starting price of S$4.268 million is comparable to or even lower than the new 5-bedroom transactions in District 21. So, it offers buyers who are looking for larger units a reasonably priced option.

Private lift lobby has a window

The private lift opens up to a modestly-sized foyer; we love that there's a window here to brighten up the space, as it's quite rare. If you want some storage space, there's enough space to place a low shoe cabinet.

Living and dining areas span the width of the balcony

As you enter the unit, you're greeted by the spacious dining and living areas, which comprise a combined space of 358 sqft (33.3 sqm). The living area has ample space for a 4-seater sofa, several side couches and a sizeable coffee table. This is great for multi-generational families who will frequently have family gatherings.

Although it's not the largest we've seen for a 5-bedder, we love that the living and dining areas span the width of the balcony. This way, the unit gets more natural light during the day and brightens up the space.

Like many premium units, the living and dining areas are fitted with marble flooring for a more luxurious feel.

The dining area is not as huge as the living area but it can still fit a 6-seater comfortably with ample space around it. If you need a bigger dining space, an 8-seater is possible but you might have to eat into the walkway space to the kitchen.

Alternatively, you can add more seating areas on the balcony if you plan to host more guests. With a size of 125 sqft (11.6 sqm), it's larger than the size of a common bedroom.

A plus point is that all the 5-bedroom units face the Clementi Forest, so residents can enjoy views of lush greenery.

Kitchen has an island countertop

One of the highlights of the 5-bedroom unit is the island counter in the kitchen. It's the first time we've seen a kitchen island in a new launch as most larger units will choose to have a dry and wet kitchen concept instead.

As the kitchen will have a sliding door, residents can choose to open up the kitchen for a larger communal space or enclose it if they are doing some heavy cooking.

Having a kitchen island is great as it adds more storage and countertop space to the kitchen. It's also a convenient space where families can gather and have meals together. For families, the kitchen island can be a fun space for parents and their children to do some baking.

In terms of kitchen provisions, the gas cooker hobs, hood and oven are by De Dietrich while the fridge is by Samsung. We like that the gas hob has four cookers, which makes sense for larger households. There's also a wine chiller, perfect for those who like entertaining guests.

There are plenty of upper and lower cabinet storage compartments too, including bonus provisions like a dish rack above the sink and pull-out racks in the cabinets.

The yard area, together with the store and WC are hidden from the "front of the house", so it creates quite a private living space for your helper. There's a separate washer and dryer by De Dietrich which is an advantage for larger families. Here's where you'll also find the entrance from the common lobby.

Master bedroom has a walk-in wardrobe

The master bedroom comprises the main sleeping area and the walk-in wardrobe. We love that there's a slight foyer at the entrance which gives residents some privacy as you won't be able to see the bed from the corridor.

The 220 sqft (20.4 sqm) space in the master bedroom is generous and there's more than enough room for a king-sized bed and a dressing table. If you need extra storage space, you could probably fit another mini wardrobe or some shelves, though we reckon that the walk-in wardrobe is sufficient.

Besides the standard full-length windows that you'd get in master bedrooms, there's an additional window beside the dressing table. Having more natural light is always good so you don't have to switch on your bedroom lights during the day.

The walk-in wardrobe looks quite grand as it has glass swing doors that allow you to see your clothes without having to open the wardrobe. Besides the usual racks and drawers, there are also various shelves and compartments for you to store different types of items, from bags to shoes, jewellery and more. Moreover, the wardrobe comes with built-in dehumidifiers which help prevent mould from forming.

The master bathroom is generously sized; it's 96 sqft (8.9 sqm), which is the size of a common bedroom. So you can just imagine the impressive space here. The main highlight is the free-standing bathtub which looks like those in luxury hotels. Not to mention that the walls are fitted with marble tiles and ample windows, which brighten up the bathroom.

With his and hers sinks, the Mr and Mrs of the household can have their personal space while getting ready in the morning.

Junior master bedroom and common bedrooms

All the 5-bedroom Premium and 4-bedroom Premium units have a junior master bedroom, which makes them suitable for multi-generational families. The junior master bedroom in the showflat unit can fit a king-sized bed with minimal space in front for a small dresser.

Take note that the space around the bed is not very wide; there might not be enough room for side tables but you can still manoeuvre. If you want more space around the bed, an alternative is to get a queen-sized bed instead.

The junior master bedroom is located away from the other bedrooms, nearer to the dining area. We foresee that this bedroom will appeal to the elderly who live with their children and grandchildren. This way, they can access the kitchen and communal spaces conveniently from their bedroom.

For the common bedrooms, all of them are around 86 sqft (8.8 sqm), which is pretty standard and they all can fit a queen-sized bed. The good news is that they all come with full-length windows, so you'll have lots of natural light.

The only gripe we have is that there will be three bedrooms sharing one bathroom.

The bedroom adjacent to the main master bedroom can also be combined with the latter into a larger master bedroom (refer to floor plan below).

Although the walls are not hackable, you can install a door along the corridor so there's a longer entrance to the master bedroom. This arrangement is great if you plan to turn the common bedroom into a nursery or a home office.

Pinetree Hill Showflat: 3-bedroom Premium + Study (Type 3BPS1(a)) - 1,421 sqft (132 sqm)

No. of units:

• 91

Who is it suited for?

• Families with 2 or 3 children

There are two types of 3-bedroom units at Pinetree Hill - the standard 3-bedders and the 3-bedroom Premium + Study units. There are 91 3-bedroom Premium + Study units and 68 units of standard 3-bedders. Together, they comprise slightly over 30% of the unit mix. The 3-bedders range from 969 to 1,173 sqft, while the 3-bedroom Premium + Study units range from 1,216 to 1,421 sqft.

Sizeable foyer

The unit starts off with a sizeable foyer area that's like a corridor leading to the dining and living areas. This is suitable for buyers who value privacy, as neighbours or delivery personnel won't be able to see the whole unit from the entrance. It's also a great space for installing shoe racks or display shelves on top of the DB cabinet which will be provided.

All 3-bedroom units have a foyer, so there's no escaping if you don't like the additional space.

Enclosed kitchen

The unit has a decently-sized enclosed kitchen with sufficient countertop space for a family of 4 or 5. What's great is that there's quite a wide window for natural ventilation, great for those who often cook.

Like the 5-bedroom unit, the kitchen provisions are similar in the 3-bedder. You'll get a gas cooker hob, hood and oven by De Dietrich and a fridge by Samsung.

Thanks to the L-shaped kitchen and yard, the household shelter and WC are hidden from plain sight. What's great is that this creates some personal space for your helper if you choose to turn the household shelter into their bedroom.

Here, you'll also have a separate washer and dryer from De Dietrich. Separate washers and dryers are usually reserved for 4 and 5-bedroom units, so we're pleasantly surprised that Pinetree Hill is providing them in the 3-bedders as well.

High ceiling in living and dining areas for top-floor units

One highlight of the 3-bedroom Premium + Study show unit is its high ceiling of 5.4m in the living and dining areas. Only selected top-floor units (24th storey) will have a high ceiling. For the 3-bedroom Premium + Study, only 4 out of 91 units have a high ceiling. The other units will have a standard ceiling height of around 2.8m.

In the showflat, the ID placed a 4-seater dining table but this might not be sufficient for the number of people expected to live in this unit. The good news is that the space can fit a 6-seater table, which might leave less space to manoeuvre.

Alternatively, you can also place the dining table in the middle of the dining room to accommodate more people. However, doing so would mean there's less walkway space around the table.

The additional ceiling height in the living room is great for those who want to build a loft or bookshelves that extend all the way up.

You might notice that the tiles in the common areas are marble flooring, which adds to the elegance of the unit. Marble flooring is usually reserved for larger units, so this is a bonus for residents.

Master bedroom has dual window views and a side dresser

The master bedroom is around 151 sqft (14 sqm), quite spacious for a 3-bedder. Even with a king-sized bed, it's possible to fit two side tables and a dressing table. Just note that if you intend to have a dresser, there will be less space to move around in front of the dresser.

Besides the standard full-length windows, we love that the master bedroom has an additional window behind the dresser. This way, residents can enjoy views from two windows and there's good ventilation. The room will also be nicely lit up in the day thanks to the ample natural light.

If you need more storage space or display shelves, there's sufficient space in front of the bed to do so as well.

A plus point here is that the wardrobe has a side dresser with a full-length mirror, even though there's already sufficient space for a proper dressing table. Having this extra space would mean that you can store accessories, jewellery and other small items. What's interesting about the one at Pinetree Hill is that there's a pegboard where you can add hooks and organise your items properly.

As for the master bathroom, you'll get the standard provisions like the overhead rain shower, vanity countertop and built-in cabinets. The sanitary fittings and fixtures are by well-known brands like Gessi and Roca.

Unlike the 5-bedder, the bathroom is fitted with porcelain tiles instead. It's definitely not as lavish as the 5-bedder but we love that there's a decently sized window for natural ventilation.

Study and common bedrooms

The study room is adjacent to the master bedroom and it's a perfect space for one or two people to study or work from home. Although the room itself is not huge, the full-length windows help to accentuate the space.

As for the other two common bedrooms, their sizes are pretty average but you can still fit a queen-sized bed if you wish to.

Both bedrooms will also share one common bathroom. The provisions here are pretty similar, although the common bathroom doesn't have an overhead rain shower. Instead of Gessi, the bathroom fittings and fixtures are also by Hansgrohe and Roca. An advantage is that there's a window in the common bathroom, which we're increasingly seeing more of in new launches.

Pinetree Hill - Price analysis and comparison

Pinetree Hill's indicative prices

Based on the developers' indicative price guide, Pinetree Hill's psf prices will start from S$2,236. Here's the price guide for individual units and their psf prices. The entry price starts from S$1.248 million for the project's 1-bedroom + Study units.

Average prices of new launches in District 21 (and Parksuites)

Pinetree Hill's launch comes after The Reserve Residences in May this year. Before that, the last launch in District 21 was Ki Residences at Brookvale which was around 2.5 years ago.

We added Parksuites to the table below, although it's not located in District 21 as it's within 1km of Pinetree Hill and the only other recent new launch in the Mount Sinai area.

In District 21, The Reserve Residences and The Linq have the highest average psf prices so far and are located near Beauty World MRT. Plus, The Reserve Residences is an integrated development with a transport hub and hence, its prices are at a premium. The Linq is a freehold mixed-use development whose latest average psf price of S$2,744 is based on one 1-bedroom sub-sale transaction this year. During its launch in 2020, the average psf price was S$2,187.

Due to the mixed-use/integrated status of these two developments and their direct links to Beauty World MRT, it makes sense that their average psf prices are higher than other projects in the district. The other new launches in the district that are within walking distance of an MRT station are Mayfair Modern and Mayfair Gardens.

We reckon that Pinetree Hill's average psf prices will be lower than The Reserve Residences as their launches are only two months apart. Plus, The Reserve Residences had an indicative starting psf price of around S$2,300, just slightly above Pinetree Hill's S$2,236 psf. Pinetree Hill is also a purely residential development, so it's unlikely that its average psf prices will match up to The Reserve Residences. But Pinetree Hill is also the only new major development in the Ulu Pandan/Mount Sinai area after 14 years. It is a prestigious address and buyers might be willing to pay more due to high demand. Or they might take a "wait and see" approach as there is another new launch development at Pine Grove (Parcel B) but that will still be more than a year from now.

Parksuites, the new launch closest to Pinetree Hill, has an average psf price of S$2,303. Although it is located in prime District 10, its prices are not as high as projects located nearer to the city and are comparable to some of the new launches in District 21. This could be because it's a small boutique development and it also launched about 5 years ago, in 2018. We feel that Pinetree Hill prices could very well surpass Parksuites as the former is a bigger development with more facilities.

Comparison to new launches in the RCR

If you’re looking at new launches for investment or own-stay, you might want to compare Pinetree to 99-year leasehold new launches in the RCR. 

Based on 1532 transactions in 2023, the average psf price of new 99-year condo sale transactions in the RCR is S$2,486. The majority of these transactions are from projects launched earlier this year - Tembusu Grand, Blossoms by the Park and The Reserve Residences. They have also performed well, selling over 50% of units during their launch weekends.

Let’s look at the breakdown of prices based on unit type. We’ve compiled the average prices of new sale transactions of 1 to 4-Bedroom units in the RCR this year. For a fairer comparison, we’ve only included 99-year leasehold projects. 

• 1-bedroom: S$1,287,388 (S$2,575 psf)
• 2-bedroom: S$1,753,674 (S$2,529 psf) 
• 3-bedroom: S$2,686,283 (S$2,448 psf)
• 4-bedroom: S$3,324,471 (S$2,300 psf)

Do note that this is just a general comparison of average prices across 99-year projects in the RCR and does not take into account the varying sizes for the different unit types. However, if you're looking at the quantum alone for each unit type, Pinetree Hill's indicative prices seem to be quite reasonable.

Average prices of resale condos in the Ulu Pandan/Mount Sinai area (within 1km of Pinetree Hill)

Based on 99.co's Researcher data, the average psf prices of resale condo transactions within 1km of Pinetree Hill is S$1,626. This is based on 38 transactions in 2023. While most resale transactions in the area are less than S$2,000 psf, several condos had average psf prices over S$2,000 in the past 6 months. These are The Trizon (S$2,057 psf), The Marbella (S$2,165 psf) and Montview (S$2,036 psf). The Trizon was the last major project in the area which TOP-ed in 2012, Montview TOP-ed in 2008 while The Marbella TOP-ed in 2005. All of them are freehold and in District 10.

Other than these three projects, most of the condos in the area are more than 20 years old.

Profitable and unprofitable transactions over the past 1 year

If you plan to purchase Pinetree Hill for investment and sell it after a few years, you might be interested in its resale prospects. Hence, we’ll look at the number of profitable and unprofitable transactions of 8 condos near Pinetree Hill over the past year.

In general, all the resale transactions in the condos above were profitable over the past year. This might be because there is a high demand but a lack of supply of new condos in the area, which has caused prices to be competitive. As the area is within 1km of Henry Park Primary, there might be strong demand from buyers who want to move closer to their child's school.

Appreciation value analysis

1. Low supply of new launches in the Ulu Pandan/Mount Sinai area

One of the factors that will have a positive impact on price appreciation is the low supply of new launches in the Ulu Pandan and Mount Sinai area. Pinetree Hill and the neighbouring Pine Grove (Parcel B) will add around 1,085 new private residential units.

The last condo was The Trizon, which TOP-ed in 2012. By the time Pinetree Hill is completed, it will be 15 years after The Trizon was built. Hence, there will be a pool of buyers who will opt for a "newer" resale condo. Take note that Pinetree Hill will most likely have to compete with the new Pine Grove condo when it comes to resale, although we think it won't be such a huge concern. This is because Pinetree Hill is launching first and its average prices are more likely to be lower than the new condo. In a sense, residents might be able to enjoy a "first-mover advantage" and better appreciation when it's time to sell their units.

As seen from the graph above, five condos nearest to Pinetree Hill have enjoyed a healthy appreciation over the last 15 years. Cavendish Park had the highest appreciation of 91.56% even though it's one of the few 99-year projects in the area. The other two 99-year projects, Pine Grove and Astor Green, also appreciated by 65.47% and 76.87% respectively.

As mentioned earlier, the area's proximity to Henry Park Primary will ensure that properties in the area enjoy a good appreciation. Plus, Pinetree Hill has an edge as most of its units will get unblocked views of Clementi Forest.

2. Future Cross-Island line (CRL) Phase 2

The future Cross Island Phase 2 might positively impact the prices of properties near the MRT stations. While Pinetree Hill is not exactly within walking distance of the CRL stations, it's within a short drive to the future Maju MRT station and Clementi interchange. Hence, residents will be able to enjoy more connectivity to places like the Jurong Lake District, Changi Aviation Park and the Punggol Digital District.

3. URA Masterplan in Ulu Pandan and Dover

Based on the URA masterplan, the Ulu Pandan neighbourhood and Dover will be undergoing several developments in future, and this will benefit residents of Pinetree Hill.

One of the proposed developments is a nature park in the western part of the Ulu Pandan estate, which will be within walking distance of Pinetree Hill.

There could also be a linear park and green corridor along Ulu Pandan Canal with upgraded water features and a wider park connector where residents can enjoy a walk or run. This will increase the connectivity to Dover MRT station from the Pine Grove estate.

Artist's impression of a commercial node at Dover MRT. Image source: HDB

Pinetree Hill residents will also enjoy a new commercial node next to Dover MRT station. This will include various commercial and recreational amenities, shops and F&B outlets.

Summary

If you want to live in a prestigious enclave like Mount Sinai with views of the Clementi Forest, Pinetree Hill is the ideal new launch for you. Although it's in District 21, it is close to prime District 10, so you'll get the exclusivity without a high price tag.

For families with children, Pinetree Hill is within 1km of Henry Park Primary and Pei Tong Primary. The area is also close to reputable pre-schools, secondary schools as well as tertiary institutions, so rest assured your child's education is taken care of.

Although the nearest MRT station is about a 15-minute walk away, multiple buses along Ulu Pandan Road will take residents to Orchard and the CBD. Driving to the city centre will also take 15-20 minutes, which is very convenient.

Besides its locational attributes, residents can also enjoy Pinetree Hill's nature-inspired landscape, as 88% of its site is dedicated to greenery and facilities. Most units will also enjoy great views as the development is elevated from the surrounding estate.

As for the units, there's a good balance of 1-bedroom + Study to 5-bedroom apartments, which will suit different family sizes. Most unit layouts are also functional and efficient, with minimal wasted space.

Check out 99.co's project page to find out more about Pinetree Hill and get the latest updates.