Pinetree Hill Review Singapore May Li Property

Bite-Sized Property Review – Pinetree Hill


Brand new 2bed + study with efficient layout #fyp #singaporeproperty #singaporehomes #singaporecondo #singaporetiktok #singaporehouse #mayliproperty #sghomes

♬ FEEL THE GROOVE – Queens Road, Fabian Graetz
Pinetree Hill’s 2 Bed + Study

At A Glance

Street Address / Region30, 32, 36 Pine Grove
Tenure99 Years Leasehold
Site Area242,561.5 sqft
No. of Towers & Storeys3 Blocks of 24-storeys
No. of Units520
Expected TOP2027
DeveloperUOL Group Limited and Singapore Land Group

Location Analysis

  • Public Transportation

Let’s not sugercoat things – one major concern of prospective buyers is the fact that Pinetree Hill is not near to a MRT station. The nearest MRT station – Dover MRT station would require a good 15mins walk. For those who place MRT station as a top priority would certainly be disappointed by this fact. In today’s age where seemingly everyone is placing importance on having MRT station, why is it that there are still buyers who are interested in this project?

Well, there are two ways of looking at it – one, there will be some who think that this project is “ulu” or remote. On the other hand, there are those who appreciate that the project will experience lesser traffic and footfall. This in turn makes the environment more serene and peaceful.

Although there’s no MRT, the project is still quite accessible via bus. Not too far away, there’s bus stops where residents will be able to take bus services which connect to Holland Village, Orchard Station etc. Alternatively, residents can also enjoy the shuttle bus service to Holland Village & Buona Vista MRT stations for the first year.

For those who are driving, Pinetree Hill’s location is great as it takes just about 15 minutes’ drive to Orchard Road, one-north, Mapletree Business City, Harbourfront Centre etc.

  • Recreational, Retail, F&B Options

Nature-lovers will be delighted to know that Pinetree Hill is within walking distance to several scenic green spaces such as the Clementi Forest and Dover Forest. The famous Rail Corridor is also just nearby.

For retail and F&B options, residents may talk a short drive or bus trip to the Clementi Central where there are malls such as Clementi Mall, Grantral Mall, 321 Clementi as well as market & hawker centres. If not, you may also head to the Holland Village area where you will be able to find restaurants & cafes , or the Buona Vista area where there is Star Vista shopping mall and Rochester Mall.

  • Schools

For families with children, there are popular primary schools within close proximity such as Henry Park Primary School and Pei Hwa Presbyterian Primary School. There are also multiple secondary schools and tertiary institutions such as Nan Hua High School, Ngee Ann Polytechnic and National University of Singapore.

On top of that, there are also international schools situated nearby, making it convenient for expatriate families.

Unit Mix

There is a diverse range of unit types and layouts for selection and we think that the unit mix is quite evenly-distributed here, with an almost 50-50 allocation to both investors & own-stay buyers alike, with the larger units taking up a slightly higher percentage. We like it as this prevents the project from being heavily skewed towards just having investors and tenants. It’s clear that the developers are targeting families/owner-occupiers with their larger unit layouts (3BR and above). Owner-occupiers tend to have stronger holding power and having more owner-occupiers in the project is a positive thing.

We have went down to look at the showflat units for ourselves and we thought that the unit layouts are quite efficient. We like that almost 90% of the project is catered for landscaping. This is good for those who appreciate having space in their condo project as it will not feel that crowded or dense. The block-to-block distance is also good and residents should feel a sense of spaciousness.

We also love that Pinetree Hill comes with a tennis court as well as a half-sized basketball court! Of course, there’s also your 50meters lap pool, gymnasium, oasis pool, kids pool etc. Families with kids will surely love these facilities.

Unit TypeNo. of UnitsPercentage
1 Bedroom + Study224.2%
2 Bedroom458.7%
2 Bedroom Premium11321.8%
2 Bedroom Premium + Study6813%
3 Bedroom6813%
3 Bedroom Premium + Study9117.6%
4 Bedroom Deluxe (with Private Lift)458.7%
4 Bedroom Premium (with Private Lift)458.7%
5 Bedroom Premium (with Private Lift)224.2%
Pinetree Hill’s Unit Mix

Investment Potential Analysis

  • If you’re looking for Rental & Yield…

Being situated close to many commercial hubs, and schools, we believe that this area will continue to enjoy strong rental demand in which Pinetree Hill will definitely stand to benefit from. Let’s take a look at the rental yields that nearby projects have achieved (as of July’2023):

ProjectAverage Rental Yield
Pine Grove3.8%
Pandan Valley2.4%
The Trizon2.7%
* data as of July’2023

  • If you’re looking for Capital Growth...

There are a few things we analyze before we determine if a project will potentially appreciate in value. We will share 3 points here:

  1. Attraction Factors
  2. Demand vs Current Supply
  3. Future Development

1. Attraction Factors
Admittedly, it would be ideal if Pinetree Hill was situated near to a MRT station. However, if we were to look past that, residents of Pinetree Hill will get to enjoy:
– Good Schools nearby
– Retail and F&B options not too far away
– Well-connected to City Centre
– Close to work locations (business hubs)

2. Demand vs Current Supply
There is a proven healthy demand in the Clementi/Dover/Buona Vista region, with the previous condo launches in the area garnering a strong track record in sales (Clavon, Blossoms By the Park etc.)

3. Future Development
– The surrounding Clementi forest has been zoned for residential uses – which could contribute to an increase in price of Pinetree Hill project once the new units are launched and sold.

– Not too far away, there will also be an upcoming MRT station (Maju MRT Station) that is part of the Cross-Island Line. Granted, the MRT station is not the 5-mins walk kind of MRT station, but it could still provide a price boost to Pinetree Hill.

– Jurong Lake District (JLD)
By now, you would have known that JLD aims to be Singapore’s second-biggest CBD. Sure, Pinetree Hill might not be situated in the JLD itself, but being just a short drive or bus ride away, we think that the project is primed to benefit from this. Demand for housing is expected to spillover to the Pinetree Hill.

Jurong Lake District May Li Property

Source: Jurong Lake District

Nearby Projects’ Profitability Analysis

Let’s take a look at how nearby projects have performed over the years.

Do note that it’s rather difficult to do a fair comparison as the surrounding projects are either freehold or they are boutique (small) projects. We took the mid-sized projects so that it’s as similar to Pinetree Hill as possible.

We studied the percentage of transactions that were profitable and we can see that most owners in this area have managed to lock in profits from their property sale. We think that this bodes well for Pinetree Hill as there is a proven track record of profitable sales in the area (savvy buyer tip: of course, do make sure you enter at a good price! Feel free to reach out to us if you need guidance).

Project% of Profitable Sales
Pine Grove84.9%
Pandan Valley82.8%
The Trizon89.7%
* data as of July’2023

What Could Have Been Better?

  • If there was a MRT station nearby
  • If the project was located slightly closer to key amenities

Final Thoughts

The GoodCan be Better
+ Spacious land size; will feel a sense of spaciousness
+ Good Schools nearby
+ Serene & Tranquil environment, great for nature and peace-lovers
+ Well-connected to City Centre & major business hubs (one-north, Mapletree Business City, Jurong Lake District)
MRT is quite a distance away

We hope that this bite-sized review will help you make an informed decision on whether you should purchase this property. For in more in-depth analysis and more details on floor plans, pricing and which unit/stack to buy, feel free to contact us (May Li Property).

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