Pinetree Hill
Pinetree Hill is a 99-year lease (95 yrs left) condominium development in District 21 (Upper Bukit Timah / Clementi Park / Ulu Pandan). It has 521 recorded private transactions. Latest sale: $6,800,000 (Sep 2026, 267 sqm, floors 21-25). Median $2,491/sqft. Prices up 7.7% over the period. 95 years lease remaining.
Where Pinetree Hill ranks in District 21
All 61 projects ›Median psf over time
Estimate a unit at Pinetree Hill
Based on URA transactions for this development. Pick a floor band and unit size.
Projection blends market growth with Bala's Table lease decay. Past growth does not guarantee future performance. Not financial advice.
Lease decay
99-year leasehold. Under Bala's Table (SLA's leasehold relativity model), value decays faster as the lease shortens — currently about 0.14% a year.
Price by floor
| Floor band | Median psf | Transactions |
|---|---|---|
| 01-05 | $2,383 | 85 |
| 06-10 | $2,426 | 115 |
| 11-15 | $2,514 | 115 |
| 16-20 | $2,582 | 115 |
| 21-25 | $2,598 | 91 |
Recent transactions
| Date | Floor | Type | Area | Price | psf |
|---|---|---|---|---|---|
| Sep 2026 | 21-25 | New Sale | 267 sqm | $6,800,000 | $2,366 |
| Aug 2026 | 01-05 | Sub Sale | 50 sqm | $1,260,000 | $2,341 |
| Apr 2026 | 21-25 | New Sale | 72 sqm | $2,064,000 | $2,663 |
| Apr 2026 | 16-20 | New Sale | 161 sqm | $4,705,000 | $2,715 |
| Apr 2026 | 21-25 | New Sale | 74 sqm | $2,133,000 | $2,678 |
| Mar 2026 | 01-05 | New Sale | 161 sqm | $4,382,000 | $2,529 |
| Mar 2026 | 01-05 | New Sale | 113 sqm | $3,042,000 | $2,501 |
| Mar 2026 | 21-25 | New Sale | 113 sqm | $3,243,000 | $2,666 |
| Mar 2026 | 21-25 | New Sale | 113 sqm | $3,223,000 | $2,650 |
| Mar 2026 | 21-25 | New Sale | 113 sqm | $3,203,000 | $2,633 |
| Mar 2026 | 01-05 | New Sale | 113 sqm | $2,981,000 | $2,451 |
| Mar 2026 | 01-05 | New Sale | 161 sqm | $4,400,000 | $2,539 |
| Mar 2026 | 21-25 | New Sale | 72 sqm | $2,049,000 | $2,644 |
| Feb 2026 | 21-25 | New Sale | 113 sqm | $3,234,000 | $2,659 |
| Feb 2026 | 01-05 | New Sale | 113 sqm | $3,001,000 | $2,467 |
| Feb 2026 | 01-05 | New Sale | 113 sqm | $2,991,000 | $2,459 |
| Feb 2026 | 11-15 | New Sale | 113 sqm | $3,113,000 | $2,559 |
| Feb 2026 | 16-20 | New Sale | 113 sqm | $3,183,000 | $2,617 |
| Feb 2026 | 16-20 | New Sale | 113 sqm | $3,193,000 | $2,625 |
| Feb 2026 | 16-20 | New Sale | 113 sqm | $3,183,000 | $2,617 |
| Feb 2026 | 11-15 | New Sale | 113 sqm | $3,133,000 | $2,576 |
| Feb 2026 | 16-20 | New Sale | 113 sqm | $3,143,000 | $2,584 |
| Feb 2026 | 01-05 | New Sale | 161 sqm | $4,418,000 | $2,549 |
| Feb 2026 | 11-15 | New Sale | 113 sqm | $3,183,000 | $2,617 |
| Feb 2026 | 21-25 | New Sale | 132 sqm | $3,295,000 | $2,319 |
Pinetree Hill is inside the 1 km Primary 1 priority zone for 1 primary school. When a school is oversubscribed, MOE ballots by home–school distance, and homes within 1 km are drawn first.
- This home
- School within 1 km
- School 1–2 km
- 1km ring, top priority
- 2km ring, next tier
Straight-line distances, the basis MOE uses for Home–School Distance priority. Tap a school to open it. Map © OneMap, SLA.
Private condos and apartments closest to Pinetree Hill, with their median resale psf. Useful for comparing what Pinetree Hill costs per square foot against nearby developments.
About Pinetree Hill
Pinetree Hill sits near the top of District 21 (Upper Bukit Timah / Clementi Park / Ulu Pandan) on price, its $2,491 psf median dearer than roughly 97% of projects in the district. It has a busy transaction history, with 521 sales between 2023-07 and 2026-09, ranging from $1,236,000 to $6,800,000. The most recent transaction was a 267 sqm unit (floors 21-25) at $6,800,000 in Sep 2026, and the median is $2,491 psf. Floor level matters here: units on the higher 21-25 band have traded around 9% per square foot above the 01-05 band. Prices have risen around 7.7% over the period (about 2.4% a year). On Bala's Table (the SLA leasehold valuation model), the relativity ratio at 95 years remaining is 0.9619, an annual lease decay of about 0.14%. All transaction data is sourced from the Urban Redevelopment Authority (URA) and updated regularly.
How much does a unit at Pinetree Hill cost?
The most recent transaction at Pinetree Hill was $6,800,000 for a 267 sqm unit in 2026-09. The median price is $2,491 per square foot across 521 transactions, ranging from $1,236,000 to $6,800,000. Data sourced from URA.
Is Pinetree Hill freehold or leasehold?
Pinetree Hill is on a 99-year lease commencing in 2022, with approximately 95 years remaining. Under Bala's Table, the annual lease decay at this point is about 0.14%.
What is the price per square foot (psf) at Pinetree Hill?
The median price at Pinetree Hill is $2,491 psf, with transactions ranging from $2,139 to $2,763 psf. This is based on 521 URA-recorded transactions in District 21.
Have prices at Pinetree Hill gone up or down?
Prices at Pinetree Hill have increased by approximately 7.7% over the data period (around 2.4% a year). The median price is currently $2,491 psf, with the most recent sale at $6,800,000 in 2026-09.