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 519 recorded private transactions. Latest sale: $2,064,000 (Apr 2026, 72 sqm, floors 21-25). Median $2,491/sqft. Prices up 8.7% over the period. 95 years lease remaining.
Where Pinetree Hill ranks in District 21
All 62 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 | $2,385 | 84 |
| 06-10 | $2,426 | 115 |
| 11-15 | $2,514 | 115 |
| 16-20 | $2,582 | 115 |
| 21-25 | $2,602 | 90 |
Recent transactions
| Date | Floor | Type | Area | Price | psf |
|---|---|---|---|---|---|
| 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 | 113 sqm | $3,254,000 | $2,675 |
| Feb 2026 | 11-15 | New Sale | 113 sqm | $3,122,000 | $2,567 |
| Feb 2026 | 16-20 | New Sale | 113 sqm | $3,223,000 | $2,650 |
About Pinetree Hill
Pinetree Hill is a 99-year leasehold development with its lease commencing in 2022 and about 95 years remaining in District 21 (Upper Bukit Timah / Clementi Park / Ulu Pandan), within the Rest of Central Region of Singapore. It is among the more actively traded condominium developments in the area, with 519 recorded transactions between 2023-07 and 2026-04, ranging from $1,236,000 to $4,788,000. The most recent transaction was a 72 sqm unit (floors 21-25) sold for $2,064,000 in 2026-04, and the median price is $2,491 per square foot. Prices here have risen by about 8.7% over the period (around 3.1% a year). Under Bala's Table (the Singapore Land Authority leasehold valuation model), the leasehold 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 $2,064,000 for a 72 sqm unit in 2026-04. The median price is $2,491 per square foot across 519 transactions, ranging from $1,236,000 to $4,788,000. 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 519 URA-recorded transactions in District 21.
Have prices at Pinetree Hill gone up or down?
Prices at Pinetree Hill have increased by approximately 8.7% over the data period (around 3.1% a year). The median price is currently $2,491 psf, with the most recent sale at $2,064,000 in 2026-04.