RPS · Resale Project Scorecard
Pinevale — Grade B
RPS score 6.00/10 · D18 · Pasir Ris, Tampines · 322 units · scored across 7 weighted factors — methodology published.
99YR · NOT AVAILABLE · TOP 1999
Solid, middle-of-the-pack project. Standout strengths: schools, project size. Key weaknesses: MRT access, capital appreciation.
Factor breakdown
- Project's Historical Performance25% weight
- 3/10
- Primary School Effect20% weight
- 9/10
- Project Size16% weight
- 8/10
- MRT Proximity13% weight
- 4/10
- Rental Yield10% weight
- 6/10
- Tenure10% weight
- 7/10
- Future Transformation6% weight
- 6/10
Avg Ann. of +2.88% — below-median performance vs same-vintage peers (29th percentile of 1999-era cohort).
2 primary schools within 1km (nearest: POI CHING SCHOOL at 0.23km). Exceptional school catchment — strong appeal for families with young children.
322 units — good project size supporting active resale market and adequate facilities.
1.15km from Tampines Mrt Stn (DT32) — weaker MRT access, likely requires bus or car for most trips.
Rental yield of 3.67% — above-average income return.
99YR tenure — about 70 years remaining; some long-term decay exposure but not imminent.
Moderate future-catalyst exposure — nearest meaningful driver: Paya Lebar Air Base redevelopment at 0.85km. Some forward-looking tailwind, but the impact is more diffuse than for adjacent-zone projects.
Primary schools within 1km: POI Ching School, Angsana Primary School.
The verdict· Scores updated September 2026
Pinevale scores 6.00 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 1092nd of 2,357 resale condos scored in Singapore and 37th of 44 in District 18 (Pasir Ris, Tampines). Its strongest factors are Primary School Effect (9/10) and Project Size (8/10); its weakest is Project's Historical Performance (3/10). Solid, middle-of-the-pack project. Standout strengths: schools, project size. Key weaknesses: MRT access, capital appreciation.
See all 44 scored condos in District 18 (Pasir Ris, Tampines) →
RPS · Resale Project Scorecard
Recent resale transactions at Pinevale
12 months to September 2026 (Oct 2025 – Sep 2026): 5 resale transactions, median $1,201 psf, median price $1.62M. Median PSF is up 9.9% on the previous 12 months (Oct 2024 – Sep 2025, $1,093 psf).
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 2 | $1,122 psf | $1.65M |
| Jan–Mar 2026 | — | — | — |
| Apr–Jun 2026 | 2 | $1,245 psf | $1.59M |
| Jul–Sep 2026 | 1 | $1,231 psf | $1.59M |
| 12-month total | 5 | $1,201 psf | $1.62M |
Aggregates of URA REALIS resale caveats (data to September 2026). A specific unit's value depends on floor, size, facing and condition — for a unit-level read, use the Resale Price Check.
Pinevale: frequently asked questions
Answers generated from the scorecard data — RPS rank 1092nd of 2,357, scores updated September 2026.
- Is Pinevale a good buy in 2026?
- Pinevale scores 6.00/10 on the TRIBE Resale Project Scorecard (Grade B), which places it 1092nd of 2,357 Singapore resale condos and 37th of 44 in District 18 (Pasir Ris, Tampines). Solid, middle-of-the-pack project. Standout strengths: schools, project size. Key weaknesses: MRT access, capital appreciation. RPS scores project-level demand fundamentals — not a specific unit or its asking price — so read the grade as a screen: it tells you whether the drivers of resale demand are present, and the price you pay still decides the outcome.
- What is the average PSF at Pinevale?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 5 resale transactions at Pinevale, at a median of $1,201 psf and a median price of $1.62M (range $1,076 psf to $1,288 psf). The median PSF is up 9.9% on the previous 12 months (Oct 2024 – Sep 2025, $1,093 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Pinevale from the nearest MRT station?
- Pinevale is about 1.1km from Tampines MRT (DT32), scoring 4/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does Pinevale compare with Ris Grandeur?
- Ris Grandeur is the project scored next to Pinevale on the District 18 ranking: 6.05 (Grade B) against Pinevale's 6.00 (Grade B). Pinevale scores higher on Rental Yield (6 vs 4) and Future Transformation (6 vs 4); Ris Grandeur scores higher on Tenure (7 vs 10) and Project's Historical Performance (3 vs 4).
- Which primary schools are within 1km of Pinevale?
- 2 primary schools are within 1km of Pinevale: POI Ching School, Angsana Primary School. 2 primary schools within 1km (nearest: POI CHING SCHOOL at 0.23km). Exceptional school catchment — strong appeal for families with young children. Pinevale scores 9/10 on the Primary School Effect factor (20% of the RPS score), which weights each school by its recent P1 ballot demand.
- What is the tenure of Pinevale, and how big is the project?
- Pinevale is 99-year leasehold, completed in 1999, has 322 units, developed by NOT AVAILABLE. 99YR tenure — about 70 years remaining; some long-term decay exposure but not imminent. 322 units — good project size supporting active resale market and adequate facilities. Tenure carries 10% of the RPS score and Project Size 16%.
Scored either side of Pinevale in Pasir Ris, Tampines
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
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