Pinetree Hill 700 Sq Ft 2-Bedroom at S$1.69m: How I Would Assess the Asking Price

When a buyer sees a 700 sq ft two-bedroom at Pinetree Hill asking S$1.69 million, the easy reaction is to divide price by size, get about S$2,414 psf and decide whether that number looks high or low.

I would not stop there.

At a relatively new project like Pinetree Hill, the first resale and sub-sale listings can sit beside developer transactions of different sizes, floors and layouts. A 700 sq ft two-bedroom is not the same product as a 775 sq ft two-bedroom premium or a 797 sq ft two-bedroom plus study, even though all three may get grouped together when people glance at the project average.

So the question I would ask is not simply, “Is about S$2,414 psf cheap?” It is: “At S$1.69 million, what am I getting, what else can I buy, and is this the particular unit I would still want to own several years from now?”

Start with the actual quantum, not the project average

The asking price works out to about S$2,414 psf.

Current URA-based market data puts Pinetree Hill's recent project median above that level, while some of the later developer sales for larger two-bedroom formats have transacted in the mid-S$2,600s psf. That is useful context, but it is not enough to declare this 700 sq ft unit undervalued.

The larger developer units carry different layouts and can sit on different floors and stacks. A buyer should therefore use those transactions as reference points rather than direct one-for-one valuation evidence.

What I do find useful is the quantum. At S$1.69 million, the unit sits materially below many of the larger two-bedroom choices within Pinetree Hill and below comparable new-launch quantum in the same Pine Grove area.

What else can S$1.69m buy nearby?

I would compare this home with the surrounding resale market as well as newer launches. A buyer choosing Pine Grove is not limited to Pinetree Hill and Nava Grove.

At Cavendish Park, a 926 sq ft home recorded a resale at S$1.63 million in February 2026. At Astor Green, a 1,066 sq ft home recorded a resale at S$1.60 million in July 2026. Both recorded prices are below this home’s S$1.69 million asking price, for larger stated floor areas. They are past sales, not homes I am offering at those prices today.

That is a serious alternative for someone who needs more space. I would not dismiss it because the buildings are older. The question is whether I would prefer the larger home or Pinetree Hill’s newer development, longer remaining lease and this particular high-floor outlook. Cavendish Park and Astor Green both have 99-year leases commencing in 1991; that is a different remaining-lease position from a recently completed project. I would check the actual home’s condition, renovation needs, management and maintenance costs before comparing the total outlay.

The Marbella adds a freehold option in the nearby Mount Sinai area, in District 10. A 1,076 sq ft home recorded a resale at S$2.468 million in September 2024. A larger 1,496 sq ft home sold for S$3.493 million in September 2026. The smaller example is older evidence, not a current price quote, and neither is a direct equivalent to this 700 sq ft home. Freehold tenure may matter to a long-term owner, but I would still ask whether the extra space, tenure and overall home justify the total price for my household.

Nava Grove remains relevant for a buyer prioritising a newer launch. The dated developer comparison is covered separately in the Pinetree Hill versus Nava Grove article. It should be one part of the shortlist, rather than the benchmark for every buying decision.

What this particular unit adds

The unit I am marketing is on a high floor, with a pool-and-greenery outlook, a north-facing orientation and no direct afternoon sun. The 700 sq ft Type 2B is also the development's more compact true two-bedroom format rather than the larger premium or study variants.

For buyers who do not need a study and do not want to stretch toward the S$2 million mark, that combination can be appealing: two proper bedrooms, a more manageable quantum and a high-floor position within a new development.

There is also a practical point. A smaller two-bedroom can be easier to carry financially than a larger two-bedroom premium, but the buyer should be comfortable with the tighter kitchen and storage trade-offs that come with a more compact layout.

What I would still compare before offering

• How much additional usable space the 764-797 sq ft two-bedroom variants provide for the extra quantum.
• Whether I would prefer more space in an older leasehold home, freehold tenure at a higher total outlay, or a newer development.
• Whether the 700 sq ft layout works for the intended household, rather than buying purely because the entry price is lower.
• How the exact high-floor outlook compares with other units as more owners bring their homes to market.
• Financing comfort. I would not stretch simply because the psf looks attractive relative to a newer launch.

My view

I see an opportunity here for buyers who want a newer two-bedroom in this neighbourhood without stretching to the total price of a larger freehold home. At S$1.69 million, Pinetree Hill offers a different balance of price, space and remaining lease from The Marbella, Cavendish Park and Astor Green.

The Marbella’s 1,076 sq ft format offers substantially more room. Freehold tenure is also a meaningful attraction for a long-term owner. But the September 2024 recorded sale at S$2.468 million was S$778,000 above this Pinetree Hill asking price. That is older transaction evidence, not a current asking price, but it illustrates the extra budget involved in that example.

Cavendish Park and Astor Green offer the other side of the decision: more space at the lower recorded prices discussed here, but with 99-year leases commencing in 1991. Pinetree Hill’s lease commenced in 2022. Based on those commencement years, that is roughly 95 years remaining versus 64 years in 2026—a difference of about 31 years. These are approximate year-based comparisons, rather than exact lease-expiry calculations.

That is where I see Pinetree Hill’s appeal. A buyer can consider a newer two-bedroom at S$1.69 million, with substantially more lease remaining than the older leasehold alternatives, while keeping the total purchase price well below the larger freehold Marbella example. The compromise is space: 700 sq ft needs to work for the household. For someone who accepts that trade-off and values the newer development and high-floor outlook, I think this home deserves a serious look.