Pinetree Hill rent and sale price
D21 / Upper Bukit Timah, Clementi Park, Ulu Pandan
Address 36 Pine Grove Pinetree Hill (U/C) Singapore 598444
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Condominium 519 transactions 99-year leasehold from 2022 Latest records Jun 2026
Similar projects nearby
Project read
Quick summary about Pinetree Hill
Pinetree Hill is a 99-year leasehold condominium in D21 / Upper Bukit Timah, Clementi Park, Ulu Pandan. The page currently tracks 0 rentals and 519 sales. Pinetree Hill is near DOVER MRT STATION (EW22), about 0.97 km away.
For rent checks, use the district and nearby project pages because project-specific rent benchmarks are not available yet. For sale checks, start with the median sale price of $2,285,000 and median sale PSF of $2,491 psf, then compare floor-band evidence from $2,192,500 to $2,424,000 and PSF from $2,385 psf to $2,602 psf.
- No project-specific rent data is loaded yet, so use nearby projects and district rental comps before judging rent.
- Typical sale price is $2,285,000, with median sale PSF at $2,491 psf and total recorded sale value of $1.3B.
- Rent trend is not available yet. Sale PSF is down 0.3% over the last 3 months.
Pinetree Hill Market Position
How this project compares with the wider D21 market before you read the detailed tables.
Rent vs D21 Building
Rent comparison still building
Project rent or district rent is still too thin for a clean rent-vs-district comparison.
Sale PSF vs D21 +18.8%
Sale PSF above district median
Pinetree Hill's median sale PSF is $2,491 psf versus the D21 median of $2,098 psf. A premium should be explained by tenure, condition, floor, view or scarcity.
Rent support Building
Yield comparison still building
Gross yield needs both rent and sale evidence, so this signal will improve when both sides have deeper project records.
Rent stability Limited data
Stability still building
There are not enough recent monthly records to judge rent stability cleanly.
Market activity +14.3%
Activity is steady
Recent transaction volume is close to the prior 6-month view.
Tenure lens 99-year leasehold
Leasehold comparison needed
99-year leasehold from 2022 matters most on sale price. Compare Pinetree Hill against nearby projects with similar tenure before treating a PSF gap as cheap or expensive.
Pinetree Hill Decision Snapshot
Fast checks for rent fairness, purchase pricing, stable rent and transaction activity before you dig into the tables.
Median rent No rent data
Is the asking rent fair?
There is no project rent anchor yet. Use similar nearby projects and D district rents first.
Median sale PSF $2,491 psf
Is the purchase price fair?
$2,220,000 to $2,350,000 and $2,420 to $2,570 psf are the first sale checks before adjusting for floor, size, view and condition.
Unit-size anchor Not available
Are similar units renting for more?
Bedroom and floor-area splits are not available yet, so nearby project pages matter more.
Rent stability Limited data
Is rent stable here?
Stability still building. There are not enough recent monthly records to judge rent stability cleanly.
Transaction volume +14.3%
Is activity rising?
Activity is steady. Recent transaction volume is close to the prior 6-month view.
Run Pinetree Hill numbers
Use the typical rent and sale price from this project page as a starting point, then adjust the calculator assumptions.
Rental yield Add rent Test gross and net yield against typical rent. Buy vs rent $2.3M Compare ownership cost against renting. Mortgage $2.3M Estimate monthly payment from the sale price. Stamp duty $2,491 psf Estimate buyer stamp duty before offer math. Purchase timeline Offer steps Map the option fee, exercise date, stamp duty and completion.
Pinetree Hill Project Facts
Project-level details from URA records and local enrichment.
Tenure 99-year leasehold from 2022
Property type Condominium
Sales 519 new sale transactions
Total sold value $1.3B
Pinetree Hill Data Coverage
Use this to judge whether the project has enough rent, sale and recent transaction depth for a confident comparison.
Rentals 0 Not available
Sale transactions 519 Jul 2023 to Apr 2026
Rent trend Not available No rent benchmark
Sale PSF trend -0.3% Last 3 months
Pinetree Hill Location
Nearest transport, schools and daily conveniences around the project.
Project MRT School Amenities
Nearby
Approximate distance from the project. Walking, driving and transit routes may differ.
Closest MRT
DOVER MRT STATION (EW22) 0.97 km away
CLEMENTI MRT STATION (EW23) 1.38 km away
KING ALBERT PARK MRT STATION (DT6) 1.91 km away
Schools nearby
HENRY PARK PRIMARY SCHOOL 0.92 km away
LEARNING LEAP PTE LTD (PEI TONG PRIMARY SCHOOL) 1.09 km away
PEI TONG PRIMARY SCHOOL 1.09 km away
BRIGHTON MONTESSORI INTERNATIONAL PRE-SCHOOL @ SUNSET 1.11 km away
Amenities
FORUM THE SHOPPING MALL Mall / retail · 5.98 km away
FAIRPRICE FINEST THE CENTREPOINT Daily needs · 7.29 km away
ULU PANDAN PARK CONNECTOR Park / green link · 1.82 km away
MARKET & HAWKER CENTRE (BLK 353 CLEMENTI AVE 2) Food centre · 0.88 km away
Pinetree Hill Rent and Sale PSF Trends
Recent rent, sale PSF and contract activity for this project.
Latest median rent No rent benchmark No rental trend yet
Latest median sale PSF $2,678 psf 179 sales in view
Month Rent contracts Median rent Sale transactions Median sale PSF Median sale
Apr 2026 0 - 3 $2,678 psf $2,133,000
Mar 2026 0 - 8 $2,586 psf $3,213,000
Feb 2026 0 - 19 $2,576 psf $3,183,000
Jan 2026 0 - 9 $2,534 psf $3,174,000
Dec 2025 0 - 8 $2,593 psf $3,153,000
Nov 2025 0 - 1 $2,730 psf $3,526,000
Oct 2025 0 - 9 $2,633 psf $3,214,000
Sept 2025 0 - 6 $2,629 psf $3,107,500
Aug 2025 0 - 9 $2,522 psf $3,258,000
Jul 2025 0 - 6 $2,650 psf $3,272,000
Jun 2025 0 - 5 $2,508 psf $3,214,000
May 2025 0 - 7 $2,662 psf $3,481,000
Projects Similar to Pinetree Hill
Same district, ranked by similar rent, sale PSF and transaction depth.
99-year leasehold from 2021 The Reserve Residences 2.2 km away 722 transactions
- Median rent
- -
- Median sale PSF
- $2,480 psf
- Median rent
- -
- Median sale PSF
- $2,485 psf
- Median rent
- $6,400
- Median sale PSF
- $2,228 psf
- Median rent
- $3,800
- Median sale PSF
- $2,156 psf
- Median rent
- $5,400
- Median sale PSF
- $2,103 psf
- Median rent
- $4,000
- Median sale PSF
- $2,188 psf
Pinetree Hill Rent by Bedrooms
Monthly rent by recorded bedroom count.
Bedrooms Median rent Average rent Transactions
No bedroom rental split is available for this project yet.
Pinetree Hill Rent by Size
Monthly rent by recorded URA floor area band.
Area band Median rent Average rent Transactions
No floor-area rental split is available for this project yet.
Pinetree Hill Sale PSF by Floor
Median sale price and PSF by recorded floor band.
Floor band Median sale Median PSF Transactions
01 to 05 $2,192,500 $2,385 psf 84
06 to 10 $2,231,000 $2,426 psf 115
11 to 15 $2,296,000 $2,514 psf 115
16 to 20 $2,351,000 $2,582 psf 115
21 to 25 $2,424,000 $2,602 psf 90
Pinetree Hill Latest Transactions
Most recent URA rentals and sales for this project.
Rentals
No rental rows are available.
Sales
How to use this data
Practical guidance for renters, buyers and sellers. This is not a valuation, it is a starting point for comparing real transactions.
Rent check
If you are renting
Pinetree Hill does not currently have project-specific rent data loaded. Treat this page as a sale and location reference, then compare rent against similar nearby projects and the wider D21 rental market.
Median rent No rent data
Rentals 0
Rent signal Missing
- Do not anchor rent to a blank project median.
- Use bedroom count, floor area and nearby project pages before accepting an asking rent.
Offer check
If you are buying
Recent sales at Pinetree Hill point to a typical sale price of $2,285,000 and $2,491 psf. Treat those as the first comparable range, then adjust for floor, size, condition and tenure.
Median sale $2,285,000
Median PSF $2,491 psf
Sale signal Strong
- Compare the unit against the sale by floor table before deciding whether a premium makes sense.
- 99-year leasehold from 2022 should be part of the buying decision, especially when comparing against newer leasehold or nearby freehold projects.
Listing position
If you are selling
For sellers, the cleanest starting point is the project median PSF, then the latest sales and nearby project comps. Pinetree Hill has 519 sales on this page, so pricing should be checked against actual recent contracts before listing.
Sale signal Strong
Total sold value $1.3B
Latest record Apr 2026
- Use the latest sales table to avoid anchoring to stale prices when the most recent month moved differently.
- If you want to price above recent PSF, the listing needs a visible reason such as renovation, view, layout, floor or scarcity.
District context
Use D21 to compare Pinetree Hill against the wider area.
About this data
How to read the rental and sale figures on this page.
Rental figures come from URA private residential rent data. Rent is shown as monthly rent.
Sale figures come from private residential sale data. PSF and total selling value are shown where the needed fields are available.
Rental floor level is not available from this source, so rental analysis is split by bedroom count and floor area band.
Sale floor band is available for many sale transactions, so sale prices can be grouped by recorded floor band.
Pinetree Hill FAQ
Quick answers for renters, buyers and owners comparing this project.
What is the typical rent at Pinetree Hill?
Pinetree Hill does not currently have project-specific rent data loaded, so rent should be checked against nearby project and district rental comps.
What is the typical sale price at Pinetree Hill?
The median sale price for Pinetree Hill is $2,285,000, based on 519 sales on this page.
What is the median sale PSF at Pinetree Hill?
The median sale price per square foot for Pinetree Hill is $2,491 psf. The average sale PSF is $2,486 psf.
Is Pinetree Hill freehold or leasehold?
Pinetree Hill is listed as 99-year leasehold from 2022. Tenure is tied to the project and is most relevant when reviewing sale transactions.
Where is Pinetree Hill located?
Pinetree Hill is located at 36 Pine Grove Pinetree Hill (U/C) Singapore 598444 in D21 / Upper Bukit Timah, Clementi Park, Ulu Pandan.
How current is the Pinetree Hill transaction data?
The project page uses the latest records currently loaded on PropertySmartSG. Treat it as research evidence and check the latest transaction rows before using it for pricing.