Rent vs D18 +27.8%
Rents above district median
Pinevale's latest 12-month median rent is $4,600 compared with the D18 median of $3,600 for the same period. Use this district check before narrowing by bedroom and area band.
Pinevale rent and sale price
D18 / Tampines, Pasir Ris
Address 8 Tampines Street 73 Pinevale Singapore 528826
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Quick summary about Pinevale
Pinevale is a 99-year leasehold executive condominium in D18 / Tampines, Pasir Ris. The page currently tracks 113 rentals and 57 sales.
- Latest 12M median rent is $4,600 per month from 17 rentals. The bedroom and floor-area tables below show the full loaded history.
- Latest 12M median sale price is $1,650,000, with median sale PSF at $1,167 psf from 3 sales.
- Rent is down 3.2% over the last 3 months. Sale PSF is up 7.7% over the last 3 months.
Pinevale Market Brief
Compare the project with D18 across rent, sale PSF, tenure and transaction activity.
Compared with D18
Sale PSF vs D18 -33.5%
Sale PSF below district median
Pinevale's latest 12-month median sale PSF is $1,167 psf versus the D18 median of $1,755 psf for the same period. A premium should be explained by tenure, condition, floor, view or scarcity.
Rent support 3.35%
Rent support above district screen
Gross yield is roughly 3.35% versus a D18 screen of 2.45%. Treat this as a first-pass rent support signal before costs, vacancy and financing.
Rent stability 16.2% spread
Rent has some movement
Recent rents moved enough that bedroom count, area band and latest contracts matter.
Market activity -17.6%
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 1997 matters most on sale price. Compare Pinevale against nearby projects with similar tenure before treating a PSF gap as cheap or expensive.
Before you decide
Latest 12M median rent $4,600
Is the asking rent fair?
$4,350 to $4,850 is the first fair-rent band to check. Above $4,850 should have a visible reason.
Latest 12M median sale PSF $1,167 psf
Is the purchase price fair?
$1,600,000 to $1,700,000 and $1,130 to $1,200 psf are the first sale checks before adjusting for floor, size, view and condition.
3 bed rent $4,200
Are similar units renting for more?
3 bed and 1,200 to 1,300 sqft give the closest unit-size checks.
Rent stability 16.2% spread
Is rent stable here?
Rent has some movement. Recent rents moved enough that bedroom count, area band and latest contracts matter.
Transaction volume -17.6%
Is activity rising?
Activity is steady. Recent transaction volume is close to the prior 6-month view.
Pinevale Project Facts
Project-level details from URA records and local enrichment.
Tenure 99-year leasehold from 1997
Property type Executive Condominium
Sales 57 resale transactions
Total sold value $71.6M
Pinevale Data Coverage
Use this to judge whether the project has enough rent, sale and recent transaction depth for a confident comparison.
Rentals 113 Jun 2021 to Jun 2026
Sale transactions 57 Jun 2021 to May 2026
Rent trend -3.2% Last 3 months
Sale PSF trend 7.7% Last 3 months
Pinevale 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
TAMPINES MRT STATION (DT32) 1.22 km away
TAMPINES MRT STATION (EW2) 1.52 km away
TAMPINES WEST MRT STATION (DT31) 1.61 km away
Schools nearby
JUNYUAN SECONDARY SCHOOL 0.59 km away
ANGSANA PRIMARY SCHOOL 0.88 km away
SPRINGFIELD SECONDARY SCHOOL 1.05 km away
SAINT HILDA'S PRIMARY SCHOOL 1.15 km away
Amenities
TAMPINES PARK CONNECTOR Park / green link · 0.34 km away
HAWKER CENTRE (U/C) Food centre · 0.99 km away
Pinevale Rent and Sale PSF Trends
Recent rent, sale PSF and contract activity for this project.
Latest median rent $4,600 36 rentals in view
Latest median sale PSF $1,288 psf 14 sales in view
Month Rent contracts Median rent Sale transactions Median sale PSF Median sale
Jun 2026 3 $4,600 0 - -
May 2026 0 - 1 $1,288 psf $1,650,000
Mar 2026 2 $4,500 0 - -
Dec 2025 2 $4,675 1 $1,076 psf $1,680,000
Nov 2025 2 $4,750 0 - -
Oct 2025 2 $4,250 1 $1,167 psf $1,620,000
Sept 2025 2 $4,775 0 - -
Aug 2025 2 $4,900 0 - -
Jul 2025 2 $5,000 0 - -
Jun 2025 3 $4,400 3 $1,116 psf $1,550,000
May 2025 2 $4,700 1 $1,084 psf $1,400,000
Apr 2025 1 $4,500 1 $1,084 psf $1,400,000
Projects Similar to Pinevale
Same district, ranked by similar rent, sale PSF and transaction depth.
99-year leasehold from 2000 Savannah Condopark 3.5 km away 446 transactions
- Median rent
- $4,400
- Median sale PSF
- $1,037 psf
- Median rent
- $4,000
- Median sale PSF
- $1,033 psf
- Median rent
- $4,500
- Median sale PSF
- $1,194 psf
- Median rent
- $3,500
- Median sale PSF
- $1,078 psf
- Median rent
- $3,800
- Median sale PSF
- $1,156 psf
- Median rent
- $4,000
- Median sale PSF
- $1,070 psf
Pinevale Rent by Bedrooms
Monthly rent by recorded bedroom count.
Bedrooms Median rent Average rent Transactions
3 bed $4,200 $4,034 112
4 bed $10,000 $10,000 1
Pinevale Rent by Size
Monthly rent by recorded URA floor area band.
Area band Median rent Average rent Transactions
1,200 to 1,300 sqft $4,300 $4,099 67
1,300 to 1,400 sqft $4,000 $3,812 38
1,500 to 1,600 sqft $4,200 $4,614 7
2,400 to 2,500 sqft $10,000 $10,000 1
Pinevale Sale PSF by Floor
Median sale price and PSF by recorded floor band.
Floor band Median sale Median PSF Transactions
01 to 05 $1,240,000 $936 psf 19
06 to 10 $1,200,000 $937 psf 23
11 to 15 $1,350,000 $961 psf 15
Pinevale Latest Transactions
Most recent URA rentals and sales for this project.
Rentals
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 negotiation
If you are renting
Pinevale shows a latest 12-month median monthly rent of $4,600 across 17 rentals. Use that as the first anchor, then check the bedroom and floor-area bands before accepting an asking rent.
Latest 12M median rent $4,600
Rentals in period 17
Rent signal Strong
- If the asking rent is above the median, look for a clear reason such as larger size, newer condition, furnishings or a better stack.
- If it is below the median, check whether the unit is smaller, older, lower floor or has a shorter lease term.
Offer check
If you are buying
Latest 12M sales at Pinevale show a median price of $1,650,000 and $1,167 psf. Treat those as the first comparable range, then adjust for floor, size, condition and tenure.
Latest 12M median sale $1,650,000
Latest 12M median PSF $1,167 psf
Sale signal Strong
- Compare the unit against the sale by floor table before deciding whether a premium makes sense.
- 99-year leasehold from 1997 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. Pinevale has 57 sales on this page, so pricing should be checked against actual recent contracts before listing.
Sale signal Strong
Total sold value $71.6M
Latest record Jun 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.
Run Pinevale numbers
Start with the project benchmarks, then adjust the calculator assumptions for the unit you are considering.
Rental yield $4,600/mo Test gross and net yield against typical rent. Buy vs rent $1.7M Compare ownership cost against renting. Mortgage $1.7M Estimate monthly payment from the sale price. Stamp duty $1,167 psf Estimate buyer stamp duty before offer math. Purchase timeline Offer steps Map the option fee, exercise date, stamp duty and completion.
District context
Use D18 to compare Pinevale 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.
Pinevale FAQ
Quick answers for renters, buyers and owners comparing this project.
What is the typical rent at Pinevale?
Pinevale has a latest 12-month median monthly rent of $4,600 across 17 rentals in that period.
What is the typical sale price at Pinevale?
The latest 12-month median sale price for Pinevale is $1,650,000, based on 3 sales in that period.
What is the median sale PSF at Pinevale?
The latest 12-month median sale price per square foot for Pinevale is $1,167 psf. The average for the same period is $1,177 psf.
Is Pinevale freehold or leasehold?
Pinevale is listed as 99-year leasehold from 1997. Tenure is tied to the project and is most relevant when reviewing sale transactions.
Where is Pinevale located?
Pinevale is located at 8 Tampines Street 73 Pinevale Singapore 528826 in D18 / Tampines, Pasir Ris.
How current is the Pinevale 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.