homequant
executive condominium · 528826

Pinevale

Project page · 99-year lease from 1997

Indicative value range
S$1,431,173 – S$1,570,910
Indicative mid S$1,551,820 · S$1,201 psf

Based on 3 sales in this project, last 6 months. Search did not need to widen. See the comparable sales.

No storey entered, so sales were not adjusted for height

Comparable sales

Each price per area is scaled to Q2 2026 by the published index for the quarter it sold in.

SoldWhereFloorSizePricePer sqftIndex ×Adjusted
Sept 2026Pinevale01-051,636 sqftS$1,660,000S$1,015 psf×1.000S$1,015 psf
Aug 2026Pinevale06-101,292 sqftS$1,590,000S$1,231 psf×1.000S$1,231 psf
May 2026Pinevale11-151,281 sqftS$1,538,888S$1,201 psf×1.000S$1,201 psf

How accurate is this estimate for Pinevale?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 5 sales in Pinevale since.

Median error
5.7%

Half the estimates came closer than this to what the home actually fetched, half missed by more.

A thin test: 5 sales, so read the figure as a hint, not a verdict.

What the rent says

What this home earns against what it costs, set beside what homes like it earn.

3.56% gross yield

S$55,200 of rent a year against the estimate above · 0.01 points above flats like it

Leases signed here within a quarter of this size run about S$4,600 a month, the middle of 20 of them.

In outside the central region, leasehold flats with 60 to 69 years of lease left yield 3.55%, from 67 projects.

A yield above the mark means the flat rents well for what it costs, which can point to a keen rental patch or a price the sales alone have not caught up with. Below it, buyers are paying for something a tenant will not, such as the address itself.

Recent leases signed here

SignedSizeBedsTypeRent a month
Q3 20261300-1400 sqft3Executive CondominiumS$5,600
Q3 20261300-1400 sqft3Executive CondominiumS$5,500
Q3 20261200-1300 sqft3Executive CondominiumS$5,500
Q3 20261200-1300 sqft3Executive CondominiumS$5,300
Q3 20261300-1400 sqft3Executive CondominiumS$5,000
Q3 20261200-1300 sqft3Executive CondominiumS$4,675
Q3 20261200-1300 sqft3Executive CondominiumS$4,600
Q3 20261200-1300 sqft3Executive CondominiumS$4,600

median of 20 URA rental contracts at Pinevale within a quarter of 120 sqm, since 2025Q4.

Buying or selling at S$1,551,820?

Buying: Stamp duty on S$1,551,820 · Cash and CPF needed on S$1,551,820 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$1,551,820.

Each opens with this figure filled in; change anything there.

Primary schools near 8 Tampines Street 73

Measured from each school's land to this address's own point, the way MOE bands P1 priority. MOE measures to the building's outline, so near 1 km or 2 km check OneMap's School Query.

Within about 1 km

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Sept 2026
Pinevale · 01-05 · Executive Condominium · 69 years left
1,636 sqftS$1,660,000S$1,015 psf
Aug 2026
Pinevale · 06-10 · Executive Condominium · 69 years left
1,292 sqftS$1,590,000S$1,231 psf
May 2026
Pinevale · 06-10 · Executive Condominium · 70 years left
excluded: outlier
1,281 sqftS$1,650,000S$1,288 psf
May 2026
Pinevale · 11-15 · Executive Condominium · 70 years left
1,281 sqftS$1,538,888S$1,201 psf
Dec 2025
Pinevale · 01-05 · Executive Condominium · 70 years left
1,561 sqftS$1,680,000S$1,076 psf
Oct 2025
Pinevale · 06-10 · Executive Condominium · 70 years left
1,389 sqftS$1,620,000S$1,167 psf
Jun 2025
Pinevale · 06-10 · Executive Condominium · 71 years left
1,281 sqftS$1,440,000S$1,124 psf
Jun 2025
Pinevale · 06-10 · Executive Condominium · 71 years left
1,389 sqftS$1,550,000S$1,116 psf
Jun 2025
Pinevale · 06-10 · Executive Condominium · 71 years left
1,561 sqftS$1,668,000S$1,069 psf
May 2025
Pinevale · 01-05 · Executive Condominium · 71 years left
1,292 sqftS$1,400,000S$1,084 psf
Apr 2025
Pinevale · 01-05 · Executive Condominium · 71 years left
1,292 sqftS$1,400,000S$1,084 psf
Feb 2025
Pinevale · 11-15 · Executive Condominium · 71 years left
1,281 sqftS$1,430,000S$1,116 psf
Feb 2025
Pinevale · 06-10 · Executive Condominium · 71 years left
1,281 sqftS$1,400,000S$1,093 psf
Feb 2025
Pinevale · 11-15 · Executive Condominium · 71 years left
1,389 sqftS$1,518,888S$1,094 psf
Oct 2024
Pinevale · 06-10 · Executive Condominium · 71 years left
1,281 sqftS$1,340,000S$1,046 psf
Sept 2024
Pinevale · 11-15 · Executive Condominium · 71 years left
1,389 sqftS$1,375,000S$990 psf
Sept 2024
Pinevale · 01-05 · Executive Condominium · 71 years left
1,292 sqftS$1,308,000S$1,013 psf
May 2024
Pinevale · 01-05 · Executive Condominium · 72 years left
1,389 sqftS$1,328,000S$956 psf
May 2024
Pinevale · 06-10 · Executive Condominium · 72 years left
1,389 sqftS$1,360,000S$979 psf
May 2024
Pinevale · 06-10 · Executive Condominium · 72 years left
1,292 sqftS$1,320,000S$1,022 psf
Mar 2024
Pinevale · 11-15 · Executive Condominium · 72 years left
2,486 sqftS$2,300,000S$925 psf
Dec 2023
Pinevale · 01-05 · Executive Condominium · 72 years left
1,292 sqftS$1,240,000S$960 psf
Oct 2023
Pinevale · 01-05 · Executive Condominium · 72 years left
1,389 sqftS$1,320,000S$951 psf
Sept 2023
Pinevale · 11-15 · Executive Condominium · 72 years left
1,281 sqftS$1,300,000S$1,015 psf
Aug 2023
Pinevale · 11-15 · Executive Condominium · 72 years left
1,389 sqftS$1,350,000S$972 psf
Jul 2023
Pinevale · 06-10 · Executive Condominium · 73 years left
1,281 sqftS$1,200,000S$937 psf
May 2023
Pinevale · 01-05 · Executive Condominium · 73 years left
1,292 sqftS$1,240,000S$960 psf
May 2023
Pinevale · 11-15 · Executive Condominium · 73 years left
1,281 sqftS$1,150,000S$898 psf
May 2023
Pinevale · 06-10 · Executive Condominium · 73 years left
1,292 sqftS$1,130,000S$875 psf
Apr 2023
Pinevale · 11-15 · Executive Condominium · 73 years left
1,389 sqftS$1,380,000S$994 psf
Apr 2023
Pinevale · 01-05 · Executive Condominium · 73 years left
1,389 sqftS$1,300,000S$936 psf
Jan 2023
Pinevale · 01-05 · Executive Condominium · 73 years left
1,335 sqftS$1,260,000S$944 psf
Dec 2022
Pinevale · 11-15 · Executive Condominium · 73 years left
1,292 sqftS$1,155,000S$894 psf
Nov 2022
Pinevale · 11-15 · Executive Condominium · 73 years left
1,572 sqftS$1,510,000S$961 psf
Nov 2022
Pinevale · 01-05 · Executive Condominium · 73 years left
1,292 sqftS$1,185,000S$917 psf
Nov 2022
Pinevale · 11-15 · Executive Condominium · 73 years left
1,572 sqftS$1,527,000S$972 psf
Nov 2022
Pinevale · 01-05 · Executive Condominium · 73 years left
1,389 sqftS$1,050,000S$756 psf
Oct 2022
Pinevale · 06-10 · Executive Condominium · 73 years left
1,292 sqftS$1,210,000S$937 psf
Oct 2022
Pinevale · 06-10 · Executive Condominium · 73 years left
1,281 sqftS$1,250,000S$976 psf
Aug 2022
Pinevale · 06-10 · Executive Condominium · 73 years left
1,292 sqftS$1,150,000S$890 psf
Jul 2022
Pinevale · 11-15 · Executive Condominium · 74 years left
1,292 sqftS$1,010,000S$782 psf
Jul 2022
Pinevale · 06-10 · Executive Condominium · 74 years left
1,292 sqftS$1,110,000S$859 psf
Jun 2022
Pinevale · 06-10 · Executive Condominium · 74 years left
1,281 sqftS$1,200,000S$937 psf
May 2022
Pinevale · 11-15 · Executive Condominium · 74 years left
1,292 sqftS$1,200,000S$929 psf
Apr 2022
Pinevale · 01-05 · Executive Condominium · 74 years left
1,292 sqftS$1,038,000S$804 psf
Nov 2021
Pinevale · 01-05 · Executive Condominium · 74 years left
1,292 sqftS$950,000S$735 psf
Oct 2021
Pinevale · 01-05 · Executive Condominium · 74 years left
1,292 sqftS$1,012,000S$783 psf
Oct 2021
Pinevale · 01-05 · Executive Condominium · 74 years left
1,389 sqftS$1,050,000S$756 psf
Oct 2021
Pinevale · 06-10 · Executive Condominium · 74 years left
1,281 sqftS$1,100,000S$859 psf

Sale prices as filed in caveats.

Where the lease takes this

About 69 years of the 99-year lease remain. Every figure below lets the lease run down on the decay measured from private resales in this market, then applies the price path in that column. The paths are scenarios to choose between, not forecasts.

From nowLease leftPrices flatPrices 2% a yearPrices 4% a yearThis market's record, 4.58% a yearmeasured
5 years64 yearsS$1,484,632S$1,639,154S$1,806,282S$1,857,214
10 years59 yearsS$1,399,009S$1,705,384S$2,070,875S$2,189,308
20 years49 yearsS$1,242,689S$1,846,571S$2,722,885S$3,043,234

On a flat market the lease alone costs 20% over 20 years. Prices would need to rise about 1.12% a year to cancel that out.

The measured column repeats what this market did between Q1 2015 and Q2 2026, which was 4.58% a year. Past growth is not a promise of future growth.

Horizons we have not measured are left out rather than guessed at, so a short lease shows fewer rows.

Indicative estimate from comparable caveats. Not a formal valuation.