RPS · Resale Project Scorecard
Pinewood Gardens — Grade B
RPS score 5.74/10 · D10 · Bukit Timah, Holland, Tanglin · 149 units · scored across 7 weighted factors — methodology published.
FH · City Development Limited · TOP 1990
Solid, middle-of-the-pack project. Standout strengths: tenure, MRT access. Key weaknesses: future transformation, total returns.
Factor breakdown
- Project's Historical Performance25% weight
- 5/10
- Primary School Effect20% weight
- 7/10
- Project Size16% weight
- 5/10
- MRT Proximity13% weight
- 8/10
- Rental Yield10% weight
- 0/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 4/10
Avg Ann. of +3.16% — near-median performance within its 1990-era cohort (43th percentile).
2 primary schools within 1km (nearest: SINGAPORE CHINESE GIRLS' PRIMARY SCHOOL at 0.50km). Strong school proximity — a genuine advantage for young families.
149 units — boutique development. Lower transaction frequency and limited shared facilities.
0.52km from Stevens Mrt Stn (TE11) — short walk to MRT, good transport convenience.
Rental yield of 1.98% — weak income return.
Freehold tenure — no lease decay concerns, preserves long-term value.
Limited future-catalyst exposure — nearest is Newton–Orchard mixed-use precinct at 0.99km, far enough that the impact on this project is modest.
Primary schools within 1km: Singapore Chinese Girls' Primary School, Anglo-Chinese School (Primary).
See live Pinewood Gardens listings for sale on PropertyGuru →
The verdict· Scores updated September 2026
Pinewood Gardens scores 5.74 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 1331st of 2,357 resale condos scored in Singapore and 82nd of 308 in District 10 (Bukit Timah, Holland, Tanglin). Its strongest factors are Tenure (10/10) and MRT Proximity (8/10); its weakest is Rental Yield (0/10). Solid, middle-of-the-pack project. Standout strengths: tenure, MRT access. Key weaknesses: future transformation, total returns.
See all 308 scored condos in District 10 (Bukit Timah, Holland, Tanglin) →
RPS · Resale Project Scorecard
Recent resale transactions at Pinewood Gardens
12 months to September 2026 (Oct 2025 – Sep 2026): 8 resale transactions, median $2,262 psf, median price $3.73M. Median PSF is up 1.4% on the previous 12 months (Oct 2024 – Sep 2025, $2,230 psf).
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 2 | $2,169 psf | $3.52M |
| Jan–Mar 2026 | 4 | $2,229 psf | $3.63M |
| Apr–Jun 2026 | 2 | $2,288 psf | $3.78M |
| Jul–Sep 2026 | — | — | — |
| 12-month total | 8 | $2,262 psf | $3.73M |
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.
Pinewood Gardens: frequently asked questions
Answers generated from the scorecard data — RPS rank 1331st of 2,357, scores updated September 2026.
- Is Pinewood Gardens a good buy in 2026?
- Pinewood Gardens scores 5.74/10 on the TRIBE Resale Project Scorecard (Grade B), which places it 1331st of 2,357 Singapore resale condos and 82nd of 308 in District 10 (Bukit Timah, Holland, Tanglin). Solid, middle-of-the-pack project. Standout strengths: tenure, MRT access. Key weaknesses: future transformation, total returns. 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 Pinewood Gardens?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 8 resale transactions at Pinewood Gardens, at a median of $2,262 psf and a median price of $3.73M (range $2,030 psf to $2,467 psf). The median PSF is up 1.4% on the previous 12 months (Oct 2024 – Sep 2025, $2,230 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Pinewood Gardens from the nearest MRT station?
- Pinewood Gardens is about 520m from Stevens MRT (TE11), scoring 8/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does Pinewood Gardens compare with Hallmark Residences?
- Hallmark Residences is the project scored next to Pinewood Gardens on the District 10 ranking: 5.75 (Grade B) against Pinewood Gardens's 5.74 (Grade B). Pinewood Gardens scores higher on Project Size (5 vs 3) and MRT Proximity (8 vs 7); Hallmark Residences scores higher on Rental Yield (0 vs 2) and Project's Historical Performance (5 vs 6).
- Which primary schools are within 1km of Pinewood Gardens?
- 2 primary schools are within 1km of Pinewood Gardens: Singapore Chinese Girls' Primary School, Anglo-Chinese School (Primary). 2 primary schools within 1km (nearest: SINGAPORE CHINESE GIRLS' PRIMARY SCHOOL at 0.50km). Strong school proximity — a genuine advantage for young families. Pinewood Gardens scores 7/10 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 Pinewood Gardens, and how big is the project?
- Pinewood Gardens is freehold, completed in 1990, has 149 units, developed by City Development Limited. Freehold tenure — no lease decay concerns, preserves long-term value. 149 units — boutique development. Lower transaction frequency and limited shared facilities. Tenure carries 10% of the RPS score and Project Size 16%.
Scored either side of Pinewood Gardens in Bukit Timah, Holland, Tanglin
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
- Hallmark ResidencesB5.75
- The TresorB5.74
- GlentreesB5.75
- Cluny Park ResidenceB5.73
- Ferrell ResidencesB5.75
- ParksuitesB5.73
See all 308 scored projects in Bukit Timah, Holland, Tanglin →
Free condo report
Email me this condo's report
Get the full report on Pinewood Gardens — PSF trends, rival comparison, and our verdict — in your inbox.