Pinetree Hill
松岩轩
D21 - Clementi / Upper Bukit Timah
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Why Pinetree Hill 松岩轩
A landmark development that brings together an unbeatable location and trusted developer pedigree.
Within 1km of Henry Park Primary
Henry Park Primary School is 854m away, inside the 1km priority admission zone, with Pei Tong Primary about 1.04 km. The School of Science and Technology is 718m from the site.
Elevated site overlooking two forests
Three 24-storey towers sit on rising ground at Pine Grove, looking over Clementi Forest and Bukit Timah Nature Reserve. The elevation is what gives the upper floors their outlook rather than a view of neighbouring blocks.
The area's first major launch in 14 years
Pine Grove had not seen a significant new condominium launch for 14 years before Pinetree Hill, which brought 520 units to a tightly held pocket of District 21.
Dover MRT and the one-north corridor
Dover MRT station is about 851m away, putting one-north business park, Science Park and the National University of Singapore within a short commute.
UOL Group and SingLand joint venture
The developer is United Venture Development (No. 5) Pte. Ltd., a joint venture between UOL Group and Singapore Land Group — two of Singapore's most established listed developers.
Sold out, with resale benchmarks set
Launched at an average of $2,460 psf in July 2023 with 150 units taken up on the first weekend, Pinetree Hill is now fully sold, with resale transactions tracking around $2,581 psf.
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Sold Prices
Pinetree Hill 松岩轩
D21 - Clementi / Upper Bukit Timah
Pinetree Hill was the first major condominium launch in the Pine Grove area for 14 years, and it showed: 150 of its 520 units were taken up on launch weekend in July 2023 at an average of about $2,460 psf. The project has since sold out, with resale transactions tracking around $2,581 psf, and it has obtained its Temporary Occupation Permit. For a pocket of District 21 that had been starved of new supply, it reset the area's pricing.
The site at 30 to 36 Pine Grove sits above its surroundings, and that elevation is the project's defining feature — three 24-storey towers designed by P&T Consultants look out over Clementi Forest and Bukit Timah Nature Reserve rather than into neighbouring developments. Dover MRT station is about 851m away, and the one-north business park, Science Park and NUS are all within a short commute, which is why the address draws both owner-occupiers and tenants.
Henry Park Primary School is 854m from the development, inside the 1km priority admission zone, with Pei Tong Primary about 1.04 km away and the School of Science and Technology 718m. For families, that school access is the single strongest argument for the location, and it is reflected in the resale interest the project continues to attract.
Behind the project is United Venture Development (No. 5) Pte. Ltd., a joint venture between UOL Group and Singapore Land Group. They secured the Pine Grove Parcel A site in June 2022 with a top bid of $671,500,800 — $1,318 psf per plot ratio, and only $800 above the second-highest bid. That disciplined entry price underpinned the launch pricing and is a large part of why the project sold through. Buyers today are looking at the resale market rather than developer stock.
The Developer
UOL Group
⭐ 9/10 — Major Listed DeveloperUOL Group Limited is a Singapore-listed property developer with a diversified portfolio of residential, commercial, hospitality, and retail properties. Founded in 1963, UOL Group has developed landmark projects such as Pan Pacific Orchard, PARKROYAL COLLECTION Pickering, and One Pearl Bank. The group is known for its award-winning architectural designs and sustainable building practices.
Why Pinetree Hill 松岩轩 Stands Out
A closer look at the factors that make this development a compelling opportunity.
Location & Connectivity
Dover MRT on the East-West Line is about 851m away, giving a direct connection to one-north, Science Park, the National University of Singapore and the CBD. The Ayer Rajah Expressway is a short drive for routes west to Jurong or east to the city.
Amenities & Lifestyle
The development sits in a quiet residential pocket, so daily needs are met a short drive away at Clementi or along the Upper Bukit Timah corridor. FairPrice and Sheng Siong are about 780m away, and Clementi Shopping Centre is 779m from the site. Bukit Timah Nature Reserve and Clementi Forest are effectively on the doorstep.
Rental & Investment
The one-north business park, Science Park and NUS create a deep and stable tenant pool, ranging from research staff and technology professionals to university affiliates. That is the primary driver of rental demand here, and it is a market with limited competing new supply because the surrounding area is built up and low-density.
Area Transformation
This part of District 21 is mature and tightly held, which is why Pine Grove went 14 years without a major launch. The relevant long-term change is the continued expansion of one-north and Science Park as employment nodes, and the broader rejuvenation of the Clementi and Ulu Pandan areas — both of which support demand without adding direct residential competition nearby.
Pinetree Hill 松岩轩 — Rating & Reviews
Data-driven assessment based on location, facilities, pricing, and market context.
Rated based on MRT proximity, nearby shopping and supermarkets within 1km, plus district prestige.
Higher score for developments with swimming pool, gym, clubhouse, tennis court, spa, and other premium amenities.
Compares the project's price per square foot against the district average — below average pricing earns a higher score.
Larger developments with more units score higher for greater community vibrancy and better facilities.
Based on the developer's track record and market standing — top-tier listed developers earn the highest scores.
Projects with completed TOP and freehold tenure score highest; longer wait times reduce the score.
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| Tenure | 99 years wef 13th February 2024 | 99 years from 13 Feb 2024 | 99 Years lease commencement date is revised to 29 | Leasehold 99 years commencing 30 Sep 2025 | 99-year leasehold commencing from 13 Feb 2023 | 99-year leasehold commencing from 20 January 2025 | 99 years lease commencing from 04/11/2024 | Freehold |
| TOP | 14 November 2028 | Mar 2029 | Q1 2028 | Dec 2030 | Q4 2027 | Aug 2030 | Apr 2031 | Q1 2028 |
| 1 BR | 1 BEDROOM + STUDY $1,404,000 - $1,427,000 506 sqft $2,775 - $2,820 psf | 1 Bedroom $1,473,000 - $1,527,000 517 - 592 sqft $2,849 - $2,954 psf | ||||||
| 2 BR | 2 Bedroom + Study $2,194,900 786 sqft $2,792 psf | 2 Bedroom $1,505,000 - $1,646,000 527 sqft $2,856 - $3,123 psf 2 Bedroom + Study $1,924,000 - $2,072,000 657 - 678 sqft $2,885 - $3,106 psf 2 Bedroom Premium $1,803,000 - $1,983,000 614 sqft $2,936 - $3,230 psf | 2 Bedroom $1,904,000 - $2,206,000 624 - 829 sqft $2,574 - $3,117 psf | 2 Bedroom $1,546,000 - $1,956,000 678 - 764 sqft $2,258 - $2,755 psf 2 Bedroom + Study $1,750,000 - $3,785,000 764 - 1,453 sqft $2,279 - $2,605 psf | 2 Bedroom $1,788,000 - $1,902,000 614 sqft $2,912 - $3,098 psf | |||
| 3 BR | 3 BEDROOM $2,691,000 - $2,713,000 926 sqft $2,906 - $2,930 psf | 3 Bedroom + Study $3,003,000 947 - 969 sqft $3,099 psf 3 Bedroom Premium $3,089,000 - $3,390,000 1,001 sqft $3,086 - $3,387 psf | 3 Bedroom $2,817,000 - $3,350,000 1,001 - 1,270 sqft $2,540 - $2,706 psf | 3 Bedroom $2,068,000 - $3,250,000 872 - 1,259 sqft $2,284 - $2,726 psf 3 Bedroom + Study $2,975,000 - $3,170,000 1,259 sqft $2,363 - $2,518 psf | ||||
| 4 BR | 4 BEDROOM $3,330,000 - $3,413,000 1,184 sqft $2,813 - $2,883 psf 4 BEDROOM + STUDY $3,703,000 - $4,082,000 1,507 sqft $2,457 - $2,709 psf 4 BEDROOM DUAL KEY $3,410,000 - $3,661,000 1,313 sqft $2,597 - $2,788 psf 4 BEDROOM PREMIUM $3,519,000 - $3,569,000 1,313 sqft $2,680 - $2,718 psf | 4 Bedroom $3,588,000 - $3,916,000 1,184 sqft $3,030 - $3,307 psf 4 Bedroom Premium $4,037,000 - $4,403,000 1,302 - 1,313 sqft $3,091 - $3,382 psf 4 Bedroom Premium + Study $4,283,000 - $4,653,000 1,378 sqft $3,108 - $3,377 psf | 4 Bedroom $3,732,000 - $4,459,000 1,356 - 1,593 sqft $2,508 - $2,847 psf Penthouse $4,443,000 - $5,308,000 1,356 - 1,593 sqft $3,277 - $3,332 psf | 4 Bedroom + Study $3,450,000 - $3,725,000 1,453 sqft $2,374 - $2,564 psf | 4 Bedroom $3,791,000 - $4,736,000 1,302 - 1,894 sqft $2,072 - $2,501 psf | |||
| 5 BR | 5 BEDROOM $3,965,000 - $4,609,000 1,776 sqft $2,233 - $2,595 psf | 5 Bedroom $6,899,280 - $7,013,280 1,765 - 3,003 sqft $2,727 - $2,772 psf | 5 Bedroom $4,738,000 - $7,280,000 2,120 - 3,035 sqft $2,189 - $2,399 psf |
