Meadows @ Peirce
UPPER THOMSON ROAD · D26
Median PSF · 12m
S$1,738
Median price · 12m
S$2.33M
Latest sale
S$2.13M
Jul 2026
1-year change
+3.3%
Sales · 12m
16
64 all time
Gross yield
3.41%
66 leases
Price history
How this development has traded
Median transacted price and price per square foot by quarter, from every sale on record here.
- Change over window
- +31.8%
- Annualised
- +5.7%
- Transactions
- 64
- 1 year
- +3.3%
- 3 years p.a.
- +2.5%
- 5 years p.a.
- —
- Median size
- 1,216 sqft
Against the neighbourhood
How it compares within D26
Upper Thomson, Springleaf, Mandai. All figures are medians over the last 12 months for private homes in this district.
| Measure | Meadows @ Peirce | D26 median | Difference |
|---|---|---|---|
| Median PSF | S$1,738 | S$2,347 | -26.0% |
| Median price | S$2.33M | S$2.30M | +1.2% |
| Gross rental yield | 3.41% | 2.61% | +0.8 pts |
| 1-year price change | +3.3% | +6.9% | -3.6 pts |
This development trades about 26% below the D26 median price per square foot.
Rental
Rent and yield
From URA private residential rental contracts.
Median monthly rent
S$4,150
Contracts · 12m
66
Implied annual rent
S$50K
Gross yield
3.41%
| Unit type | Contracts | Median rent |
|---|---|---|
| 3 bedroom | 26 | S$4,550 |
| 2 bedroom | 17 | S$3,600 |
| 1 bedroom | 13 | S$3,000 |
| 4 bedroom | 9 | S$6,800 |
| 5 bedroom | 1 | S$7,000 |
Investment analysis
Investment score 54 / 100
Each component is a percentile rank against every other private development in the database. This is an analytical indicator, not financial advice.
54/100
100% of the scoring weight measurable
Every bar is a percentile rank, so 70 means this development sits above roughly 70% of its peers on that factor. Factors we cannot measure are excluded and the remaining weights are rebalanced, rather than scored as zero.
- Liquidityweight 15%95
Transactions in the last 12 months — how easily it trades.
- Valuationweight 22%71
How its median price per square foot compares with its own district.
- Rental yieldweight 20%60
Gross yield against every other development in its segment.
- Price momentumweight 18%45
Three-year annualised change in median PSF, or one year where three is unavailable.
- Locationweight 15%23
Distance to the nearest rail station, plus schools within 1 km. Nearest is Mayflower MRT at 920 m.
- Supply riskweight 10%4
Upcoming units recorded in the same district. Higher score means less competing supply.
The investment score is an analytical indicator computed from transaction and location data. It is not a recommendation, a forecast, or financial advice.
Location
Nearby amenities
Rail stations
- Mayflower MRT920 m
- Bright Hill MRT1.2 km
- Bright Hill Interchange MRT1.3 km
- Lentor MRT1.6 km
Schools within 2 km
- Chij St. Nicholas Girls' Schoolmixed level (p1-s4)640 m
- Peirce Secondary Schoolsecondary (s1-s5)700 m
- Mayflower Secondary Schoolsecondary (s1-s5)910 m
- Ang Mo Kio Primary Schoolprimary1.3 km
- Ai Tong Schoolprimary1.4 km
- Yio Chu Kang Secondary Schoolsecondary (s1-s5)1.6 km
Distances are straight-line. Proximity does not determine school admission eligibility.
Supply
Upcoming competition
No upcoming supply is recorded nearby. URA pipeline data requires an API key, which is not configured, so this section may be incomplete.
The record
Transactions at this development
| Month | Type | Price | Size | PSF | Floor | Lease left |
|---|---|---|---|---|---|---|
| Jul 2026 | Condominium | S$2,550,000 | 1,496 sqft | S$1,704 | 01-05 | — |
| Jul 2026 | Condominium | S$2,130,000 | 1,195 sqft | S$1,783 | 06-10 | — |
| Jul 2026 | Condominium | S$2,125,000 | 1,195 sqft | S$1,779 | 11-15 | — |
| Jul 2026 | Condominium | S$2,088,000 | 1,195 sqft | S$1,748 | 11-15 | — |
| Jun 2026 | Condominium | S$3,450,000 | 2,659 sqft | S$1,298 | 01-05 | — |
| Jun 2026 | Condominium | S$3,350,000 | 2,045 sqft | S$1,638 | 01-05 | — |
| Jun 2026 | Condominium | S$2,658,000 | 1,496 sqft | S$1,777 | 01-05 | — |
| Jun 2026 | Condominium | S$2,158,000 | 1,216 sqft | S$1,774 | 01-05 | — |
| May 2026 | Condominium | S$1,960,000 | 1,195 sqft | S$1,640 | 01-05 | — |
| Apr 2026 | Condominium | S$3,160,000 | 1,830 sqft | S$1,727 | 01-05 | — |
| Apr 2026 | Condominium | S$1,590,000 | 915 sqft | S$1,738 | 01-05 | — |
| Jan 2026 | Condominium | S$3,200,000 | 2,594 sqft | S$1,234 | 01-05 | — |
| Dec 2025 | Condominium | S$2,500,000 | 2,239 sqft | S$1,117 | 01-05 | — |
| Dec 2025 | Condominium | S$1,080,000 | 635 sqft | S$1,701 | 06-10 | — |
| Nov 2025 | Condominium | S$3,250,000 | 1,851 sqft | S$1,755 | 01-05 | — |
| Oct 2025 | Condominium | S$2,000,000 | 1,152 sqft | S$1,737 | 01-05 | — |
| Jul 2025 | Condominium | S$2,500,000 | 1,410 sqft | S$1,773 | 01-05 | — |
| Jul 2025 | Condominium | S$2,098,000 | 1,216 sqft | S$1,725 | 01-05 | — |
| Jul 2025 | Condominium | S$1,550,000 | 915 sqft | S$1,694 | 01-05 | — |
| Jun 2025 | Condominium | S$1,055,000 | 635 sqft | S$1,661 | 01-05 | — |
| May 2025 | Condominium | S$2,428,000 | 2,239 sqft | S$1,084 | 01-05 | — |
| Apr 2025 | Condominium | S$2,015,000 | 1,195 sqft | S$1,686 | 01-05 | — |
| Mar 2025 | Condominium | S$2,690,000 | 1,518 sqft | S$1,772 | 01-05 | — |
| Feb 2025 | Condominium | S$1,988,888 | 1,195 sqft | S$1,665 | 01-05 | — |
| Dec 2024 | Condominium | S$2,670,000 | 1,518 sqft | S$1,759 | 01-05 | — |
| Nov 2024 | Condominium | S$2,130,000 | 1,270 sqft | S$1,677 | 01-05 | — |
| Nov 2024 | Condominium | S$970,000 | 635 sqft | S$1,527 | 01-05 | — |
| Oct 2024 | Condominium | S$2,108,888 | 1,270 sqft | S$1,660 | 01-05 | — |
| Oct 2024 | Condominium | S$1,840,000 | 1,238 sqft | S$1,486 | 01-05 | — |
| Sep 2024 | Condominium | S$2,040,000 | 1,270 sqft | S$1,606 | 01-05 | — |
| Aug 2024 | Condominium | S$1,830,000 | 1,195 sqft | S$1,532 | 01-05 | — |
| Jul 2024 | Condominium | S$2,128,000 | 1,216 sqft | S$1,750 | 01-05 | — |
| Jun 2024 | Condominium | S$2,600,000 | 1,518 sqft | S$1,713 | 01-05 | — |
| May 2024 | Condominium | S$1,950,000 | 1,195 sqft | S$1,632 | 01-05 | — |
| Apr 2024 | Condominium | S$1,060,000 | 635 sqft | S$1,669 | 11-15 | — |
| Apr 2024 | Condominium | S$970,000 | 635 sqft | S$1,527 | 01-05 | — |
| Mar 2024 | Condominium | S$2,790,000 | 1,776 sqft | S$1,571 | 01-05 | — |
| Dec 2023 | Condominium | S$2,600,000 | 1,776 sqft | S$1,464 | 01-05 | — |
| Nov 2023 | Condominium | S$2,530,000 | 1,518 sqft | S$1,667 | 01-05 | — |
| Nov 2023 | Condominium | S$1,520,000 | 1,044 sqft | S$1,456 | 01-05 | — |
Showing the 40 most recent of 64 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Peirce View
S$1,493
+5.6%1 sales3.1% yield
183 Longhaus
S$1,954
+0.9%1 sales2.3% yield
Thomson Imperial Court
S$1,513
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Lakeview Estate
S$1,045
-7.6%11 sales3.2% yield
Three 11
S$2,169
+12.4%6 sales2.9% yield
Landed Housing Development
S$1,949
+7.5%1 sales2.3% yield
Springleaf Residence
S$2,228
+2.9%42 sales
Residential Apartments
S$1,147
—1 sales
Important
Property values shown are estimates generated from available transaction and market data and are not official valuations. Actual transaction prices may differ. Data availability and accuracy depend on the underlying source datasets. Users should conduct their own due diligence and seek professional advice where appropriate.