32 Pine Grove 598442, Ulu Pandan, Central Region, Singapore
$2,980,000






















Pinetree Hill is an upcoming 99-year leasehold condominium development located at 30, 32, and 36 Pine Grove, Singapore 598441, within the Mount Sinai enclave in District 21. This project marks the first major residential launch in the area in 14 years . Site Area: Approximately 22,535 sqm Location & Connectivity Situated in the tranquil Mount Sinai area, Pinetree Hill is surrounded by lush greenery, including Clementi Forest and Bukit Timah Nature Reserve. Residents can enjoy panoramic views of these natural landscapes and the city skyline. The development is well-connected and easy access to major expressways like the Pan Island Expressway (PIE) and Ayer Rajah Expressway (AYE) Amenities & Facilities Pinetree Hill boasts a comprehensive suite of facilities: 50m Lap Pool Gymnasium Clubhouse Tennis Court Barbecue Pavilion Children's Playground Landscaped Garden Outdoor Social Lounge Forest Pavilion Gourmet Pavilion Japanese Gourmet Pavilion Floating Pavilion Forest Playground Exploration Trail Karaoke Room Cycling Paths Bicycle Bay Bin Centre Management Office Arrival Plaza Drop-Off Area Electrical Substation Backup Generator Set These amenities are designed to enhance the living experience, offering residents a resort-like environment within the city. Nearby Schools & Lifestyle Amenities Families will appreciate the proximity to reputable educational institutions Henry Park Primary School: Within 1 km Pei Tong Primary School: Within 1 km Singapore University of Social Sciences (SUSS) School of Science and Technology, Singapore (SST) For leisure and retail, residents can explore nearby destinations: Holland Village: Known for its vibrant F&B scene Dempsey Hill: Offers a mix of dining and lifestyle options The Clementi Mall: Provides a variety of retail and dining choices Contact Joy Wang +658100XXXX (Developer's Appointed Sales Team) for more information or/& exclusive presentation now.
D21 - Bukit Timah
Dover MRT
Medium (520 units)
520 units
3 Blocks, 24 Floors
UOL Group and Singapore Land Group
Pinetree Hill has a total of 520 units, from 1 Bed - 1 Bath to 5 Bed - 5 Bath units. There are 27 types of floor plans from 538 sqft to 2,874 sqft.
Pinetree Hill has 3 blocks and up to 24 storeys.
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Total Transactions
0
Average Price
S0
Total Value
S0
No transaction data found. This could be due to:
Calculating fair value from URA transaction data…
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Automated Valuation based on 454 URA transactions
Fair Value
S$3.13M
S$2,571 psf
Asking Price
S$2.98M
S$2,451 psf
vs Market
-4.7%
vs Last Done
+2.8%
Tenure
100 yrs
99-year Leasehold · Balance remaining
Confidence
High
454 comps
Nearest MRT
Dover
959m away · +1% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
454 comparable transactions
S$2,496
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.000
MRT Proximity
Within 500m / 1km
+1%
AI Condition Premium
HELIOS scan of listing description
+2%
Adjusted Fair Value PSF
S$2,571
Recent Comparable Transactions
10 shown · 454 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | PINE GROVE Floor 06-10 | 1,216sqft | S$2,900,000 | ▼S$2,384 -7.3% vs FV | 99 yrs lease commencing from 2022 |
Aug 2025 | PINE GROVE Floor 06-10 | 1,216sqft | S$2,900,000 | ▼S$2,384 -7.3% vs FV | 99 yrs lease commencing from 2022 |
Aug 2025 | PINE GROVE Floor 21-25 | 1,292sqft | S$3,515,000 | ▲S$2,721 +5.8% vs FV | 99 yrs lease commencing from 2022 |
Aug 2025 | PINE GROVE Floor 21-25 | 1,216sqft | S$3,102,000 | ▼S$2,550 -0.8% vs FV | 99 yrs lease commencing from 2022 |
Aug 2025 | PINE GROVE Floor 21-25 | 1,485sqft | S$3,604,000 | ▼S$2,426 -5.6% vs FV | 99 yrs lease commencing from 2022 |
Aug 2025 | PINE GROVE Floor 21-25 | 1,292sqft | S$3,526,000 | ▲S$2,730 +6.2% vs FV | 99 yrs lease commencing from 2022 |
Aug 2025 | PINE GROVE Floor 11-15 | 1,216sqft | S$2,991,000 | ▼S$2,459 -4.4% vs FV | 99 yrs lease commencing from 2022 |
Aug 2025 | PINE GROVE Floor 21-25 | 1,292sqft | S$3,494,000 | ▲S$2,705 +5.2% vs FV | 99 yrs lease commencing from 2022 |
Jul 2025 | PINE GROVE Floor 21-25 | 1,292sqft | S$3,472,000 | ▲S$2,688 +4.6% vs FV | 99 yrs lease commencing from 2022 |
Jul 2025 | PINE GROVE Floor 01-05 | 775sqft | S$1,863,000 | ▼S$2,404 -6.5% vs FV | 99 yrs lease commencing from 2022 |
Jul 2025 | PINE GROVE Floor 21-25 | 1,292sqft | S$3,483,000 | ▲S$2,696 +4.9% vs FV | 99 yrs lease commencing from 2022 |
PINE GROVE
Aug 2025 · Floor 06-10
-7.3% vs FV
PINE GROVE
Aug 2025 · Floor 06-10
-7.3% vs FV
PINE GROVE
Aug 2025 · Floor 21-25
+5.8% vs FV
PINE GROVE
Aug 2025 · Floor 21-25
-0.8% vs FV
PINE GROVE
Aug 2025 · Floor 21-25
-5.6% vs FV
PINE GROVE
Aug 2025 · Floor 21-25
+6.2% vs FV
PINE GROVE
Aug 2025 · Floor 11-15
-4.4% vs FV
PINE GROVE
Aug 2025 · Floor 21-25
+5.2% vs FV
PINE GROVE
Jul 2025 · Floor 21-25
+4.6% vs FV
PINE GROVE
Jul 2025 · Floor 01-05
-6.5% vs FV
PINE GROVE
Jul 2025 · Floor 21-25
+4.9% vs FV
HELIOS AI-Detected Boosters
HELIOS AI Analysis
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.