Meadows @ Peirce
Upper Thomson Road · District 26 · Outside Central Region (OCR) · Freehold
Meadows @ Peirce is a condominium development in District 26 (OCR). Based on 65 URA-recorded transactions from 2021–2026, its median price is $2,080,000, with prices moving about 5.7%/yr and a gross rental yield near 2.8%.
The verdict · for an investor
Meadows @ Peirce · Condominium · District 26 · Freehold
On balance, Meadows @ Peirce points up.
Strong track record, sitting inside Woodlands Regional Centre — the fundamentals buyers pay up for are here.
Why it's pushing up
What matters most for you
- Convenient — MRT about 22 min on foot; 3 supermarkets nearby.
- Rentable — ~2.8% gross yield.
And what makes it better
- Every unit type has risen — 5-bed +31.9%, 2-bed +20.2%, 4-bed +17.5% since 2021.
- Inside Woodlands Regional Centre — a government-committed long-term catalyst.
What's holding it back
- Its recent +5.7%/yr rode a hot cycle — don't bank on that pace repeating.
- MRT is a real walk — Lentor MRT, about 22 min.
- No Primary-1 priority school within 1km.
Should I buy?
If you'll hold 5+ years and don't overpay.
Rental yield
gross, on this project
Priced vs nearby
priced under the walkable neighbours.
Independent research, not advice. A fair price still isn’t automatically a good buy — the call is always yours.
Pick your exact unit — then check your price
Your unit’s exact size
Every real size that has sold here (URA caveats). Pick yours — or the closest.
What 1,195 sqft (4-bed) units go for here
The price they’re asking
Type the price they’re quoting — we’ll judge it against what this exact size really sold for. No opinion until you do.
Recent 1,195 sqft sales
What it rents for — and if that works
The rent you’d get
The price to fight for — and the endgame
No agent, no listing, no one paying us — so we’ll say it plainly, whichever side of the table you’re on, for the size you picked.
If you’re buying
≤ $1.99M
Aim at the middle or below. A patient buyer has been getting closer to $1.92M.
If you’re selling
~$2.08M
List at the top of fair; realistic close is $1.99M–$2.01M unless it’s a high floor.
Why no rush either way: Seller’s Stamp Duty means a buyer can’t sell penalty-free for ~4 years — so you’re holding regardless. That’s your leverage to negotiate down now, not overpay.
The reality check — does the gain even make sense?
Our blunt read: ~$1.47M over 10 years at this project’s own pace. It works — but forward from a cycle top, treat it as a maybe, not a promise. This is our own POV, not a forecast — the pace is the project’s own (~5.7%/yr), and past pace never promises the future.
Built from URA transactions for Meadows @ Peirce — an opinion to decide and negotiate with, never a valuation and never financial advice.
If you’re buying — the outlook
Meadows @ Peirce
Outside Central Region (OCR) · District 26 · ~$1,727 psf · 2.8% yield
Prices are near the top of the cycle, and the government is still cooling it — but cheap loans, steady immigration and rising rents are holding them up. For Meadows @ Peirce, its own prices are still climbing. Over a 4-year hold, expect modest growth — not a big jump.
On balance, the wind is leaning to your favour.
What it means for you: At ~$1,727 psf, Meadows @ Peirce is priced below similar new projects nearby — good value against its peers. Its own prices are still climbing (~5.7%/yr over ~5 years). The real watch-out: about 3,789 brand-new units come up for sale in this district by 2026 — direct competition for when you sell. Buying near the top of the cycle just as that lands can cap your gains. So — use the incoming supply as your reason to negotiate the price down now, don't overpay, and plan to hold past the 4-year stamp-duty window before selling.
The signals behind it
Dots show how much weight each one carries.
Holds prices back
Prices are near the top — up 33% in 5 years, well above the 4.6%/year long-run pace. Less room left to climb.
Supports prices
Meadows @ Peirce's own prices are still climbing — about +2% in the latest year of sales.
Holds prices back
The suburbs (OCR) grew fastest since 2004 — a lot of that gain is already in, so there's more risk it cools from here.
Holds prices back
The government is still cooling the market — the latest was SSD back to 4 years at 16/12/8/4% (2025). That caps how fast prices can run.
Supports prices
Loan rates are cheap right now (~1.08%) and falling. Easy to carry — which supports prices, but also means more buyers competing with you.
Supports prices
Against salaries, prices aren't expensive by past standards — people can still afford to buy.
Supports prices
Lots of new people keep moving to Singapore (non-residents up ~16% over 5 years) — steady demand for homes and rentals.
Holds prices back
About 3,789 new units are still unsold in this district, with the first big batch finishing around 2026 — plenty of fresh supply that can hold prices and rents back.
Supports prices
New launches in this district are selling well — 6 recent ones are around 100% sold, so buyer demand here is healthy right now.
Holds prices back · small effect
The government keeps releasing a lot of new land (~9,200 units this half-year) — more future supply that can weigh on prices years down the road.
About neutral · small effect
Foreign buyers are almost gone since the 60% tax (~1.4% of buyers), but the suburbs never leaned on them — so it barely affects you here.
Supports prices
Rents at Meadows @ Peirce are up ~6% over the last couple of years — good if you're renting it out.
Supports prices · small effect
There's more CPF money sitting ready to put toward a home than a few years back — a small support in the background.
Supports prices · small effect
The economy is growing (5% last year) and jobs are steady (1.9% unemployment) — no alarm bells.
Supports prices · small effect
Building costs are high (up ~39% since 2010) and still creeping up — developers can't build cheap, which puts a floor under new-launch prices.
Built from real public data (URA price index back to 1975, plus rates, immigration, rents, the economy). It prepares you — it never promises a price.
How far could it go — and when?
Is the price high? ~$1,727 psf is ~22% below similar nearby projects (~$2,203). good value
(The whole suburbs average is ~$1,534 psf — but that lumps in older stock, so we compare like with like, not against that.)
What’s realistic here? Its own record and its real neighbours — not the market.
Meadows @ Peirce has grown ~5.7%/yr over ~5 years. Similar nearby: Springleaf Residence -0.8%, Lentor Modern 4.2%, Lentor Hills Residences 3.6%, Lentor Mansion -0.4%, Hillock Green 6.6% — a -0.8–6.6%/yr spread (most around 3.6%).
You can’t sell for ~4 years without a penalty. Seller’s Stamp Duty is 16/12/8/4% in years 1–4, then 0% — so the honest question is what happens from year 4 on.
What price per sqft are you hoping to sell at one day?
Our own read, not financial advice. We don’t predict a price — we show what your target would need, and when, against what this project and its real neighbours have actually done.
Median price
$2,080,000
2021–2026 (URA)
Appreciation
5.7%/yr
median trend
Gross yield
2.8%
~$4.02/psf rent
Lease
Freehold
Meadows @ Peirce median price per sqft, by year
Median PSF of actual URA transactions each year, with year-on-year change.
Does Meadows @ Peirce fit your budget?
GrowKaki models the real take-home — net of stamp duty, agent fee, mortgage interest and CPF — for the exact unit your budget reaches, then hands you to an agent when you’re ready.
Plan your purchase →Units for sale at Meadows @ Peirce
Questions people ask about Meadows @ Peirce
Is Meadows @ Peirce freehold or leasehold?
Meadows @ Peirce is a freehold development in District 26 (Outside Central Region (OCR)). Freehold means there is no lease running down.
How much does Meadows @ Peirce cost per square foot?
Recent transactions at Meadows @ Peirce are around $1,727 psf. Across its record, transacted prices range from $868,000 to $3,360,000.
Which primary schools are near Meadows @ Peirce?
Within 1–2 km: Chij St. Nicholas Girls' School, Anderson Primary School, Mayflower Primary School. Distances are straight-line — the basis MOE uses for P1 priority.
Which MRT station is nearest Meadows @ Peirce?
The nearest MRT is Lentor MRT, about 1.1 km away (straight-line).
Has Meadows @ Peirce gone up in value?
Across 65 URA-recorded transactions (2021–2026), prices at Meadows @ Peirce have moved about 5.7% a year on average, with a gross rental yield near 2.8%. That is a past record, not a forecast.
What condos are comparable to Meadows @ Peirce?
Within a short walk: Lentor Mansion, Lentoria, Lentor Hills Residences, Hillock Green, Lentor Modern. These are the honest yardstick for its price and growth — closer and more alike than any whole-market average.
Is Meadows @ Peirce a good buy?
Meadows @ Peirce sits in Outside Central Region (OCR). Whether it is right for you depends on your budget, purpose and holding period — GrowKaki models the net take-home after stamp duty, agent fee and CPF. This is independent research, not advice, and a fair price is not automatically a good buy.