Rent vs D26 -4.8%
Rents near district median
Meadows @ Peirce's latest 12-month median rent is $4,000 compared with the D26 median of $4,200 for the same period. Use this district check before narrowing by bedroom and area band.
Meadows @ Peirce rent and sale price
D26 / Upper Thomson, Springleaf
Address 628 Upper Thomson Road Meadows @ Peirce Singapore 787131
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Quick summary about Meadows @ Peirce
Meadows @ Peirce is a freehold condominium in D26 / Upper Thomson, Springleaf. The page currently tracks 403 rentals and 76 sales.
- Latest 12M median rent is $4,000 per month from 79 rentals. The bedroom and floor-area tables below show the full loaded history.
- Latest 12M median sale price is $2,158,000, with median sale PSF at $1,736 psf from 15 sales.
- Rent is down 7.4% over the last 3 months. Sale PSF is up 25.2% over the last 3 months.
Meadows @ Peirce Market Brief
Compare the project with D26 across rent, sale PSF, tenure and transaction activity.
Compared with D26
Sale PSF vs D26 -25.2%
Sale PSF below district median
Meadows @ Peirce's latest 12-month median sale PSF is $1,736 psf versus the D26 median of $2,320 psf for the same period. A premium should be explained by tenure, condition, floor, view or scarcity.
Rent support 2.22%
Rent support near district screen
Gross yield is roughly 2.22% versus a D26 screen of 2.19%. Treat this as a first-pass rent support signal before costs, vacancy and financing.
Rent stability 75.8% spread
Rent is uneven
Recent median rents vary a lot, usually because unit mix differs month to month.
Market activity -31.4%
Activity is lighter
35 recent transactions versus 51 in the prior 6-month view.
Tenure lens Freehold
Freehold comparison needed
Freehold matters most on sale price. Compare Meadows @ Peirce against nearby projects with similar tenure before treating a PSF gap as cheap or expensive.
Before you decide
Latest 12M median rent $4,000
Is the asking rent fair?
$3,800 to $4,200 is the first fair-rent band to check. Above $4,200 should have a visible reason.
Latest 12M median sale PSF $1,736 psf
Is the purchase price fair?
$2,090,000 to $2,220,000 and $1,680 to $1,790 psf are the first sale checks before adjusting for floor, size, view and condition.
3 bed rent $4,200
Are similar units renting for more?
3 bed and 600 to 700 sqft give the closest unit-size checks.
Rent stability 75.8% spread
Is rent stable here?
Rent is uneven. Recent median rents vary a lot, usually because unit mix differs month to month.
Transaction volume -31.4%
Is activity rising?
Activity is lighter. 35 recent transactions versus 51 in the prior 6-month view.
Meadows @ Peirce Project Facts
Project-level details from URA records and local enrichment.
Tenure Freehold
Property type Condominium, Non-Landed Properties
Sales 76 resale transactions
Total sold value $160.8M
Meadows @ Peirce Data Coverage
Use this to judge whether the project has enough rent, sale and recent transaction depth for a confident comparison.
Rentals 403 Jun 2021 to Jun 2026
Sale transactions 76 Jun 2021 to Jul 2026
Rent trend -7.4% Last 3 months
Sale PSF trend 25.2% Last 3 months
Meadows @ Peirce Location
Nearest transport, schools and daily conveniences around the project.
Project MRT School Amenities
Nearby
Approximate distance from the project. Walking, driving and transit routes may differ.
Closest MRT
LENTOR MRT STATION (TE5) 1.06 km away
MAYFLOWER MRT STATION (TE6) 1.38 km away
YIO CHU KANG MRT STATION (NS15) 1.92 km away
Schools nearby
PEIRCE SECONDARY SCHOOL 1.54 km away
ANDERSON PRIMARY SCHOOL 1.58 km away
MAYFLOWER SECONDARY SCHOOL 1.58 km away
YIO CHU KANG SECONDARY SCHOOL 1.62 km away
Amenities
No amenity match yet.
Meadows @ Peirce Rent and Sale PSF Trends
Recent rent, sale PSF and contract activity for this project.
Latest median rent $4,200 111 rentals in view
Latest median sale PSF $1,764 psf 23 sales in view
Month Rent contracts Median rent Sale transactions Median sale PSF Median sale
Jul 2026 0 - 4 $1,764 psf $2,127,500
Jun 2026 5 $4,200 3 $1,774 psf $2,658,000
May 2026 5 $2,900 1 $1,640 psf $1,960,000
Apr 2026 4 $4,075 2 $1,733 psf $2,375,000
Mar 2026 9 $4,400 0 - -
Feb 2026 2 $4,100 0 - -
Jan 2026 6 $4,975 1 $1,234 psf $3,200,000
Dec 2025 11 $3,500 2 $1,409 psf $1,790,000
Nov 2025 3 $6,000 1 $1,755 psf $3,250,000
Oct 2025 12 $3,850 1 $1,736 psf $2,000,000
Sept 2025 5 $3,000 0 - -
Aug 2025 9 $3,900 0 - -
Projects Similar to Meadows @ Peirce
Same district, ranked by similar rent, sale PSF and transaction depth.
Freehold Bullion Park 1.6 km away 435 transactions
- Median rent
- $3,200
- Median sale PSF
- $1,429 psf
- Median rent
- $3,500
- Median sale PSF
- $1,165 psf
- Median rent
- $3,575
- Median sale PSF
- $1,089 psf
- Median rent
- $4,500
- Median sale PSF
- $1,820 psf
- Median rent
- $4,100
- Median sale PSF
- $2,118 psf
- Median rent
- $4,200
- Median sale PSF
- $1,562 psf
Meadows @ Peirce Rent by Bedrooms
Monthly rent by recorded bedroom count.
Bedrooms Median rent Average rent Transactions
1 bed $2,900 $2,743 87
2 bed $3,500 $3,431 80
3 bed $4,200 $4,246 160
4 bed $6,300 $6,197 70
5 bed $7,000 $6,867 6
Meadows @ Peirce Rent by Size
Monthly rent by recorded URA floor area band.
Area band Median rent Average rent Transactions
600 to 700 sqft $2,900 $2,743 87
900 to 1,000 sqft $3,500 $3,344 58
1,000 to 1,100 sqft $3,600 $3,600 1
1,100 to 1,200 sqft $4,000 $3,845 55
1,200 to 1,300 sqft $4,000 $3,855 51
1,400 to 1,500 sqft $5,050 $4,811 24
1,500 to 1,600 sqft $4,500 $4,302 19
1,700 to 1,800 sqft $4,450 $4,533 12
Meadows @ Peirce Sale PSF by Floor
Median sale price and PSF by recorded floor band.
Floor band Median sale Median PSF Transactions
01 to 05 $2,128,000 $1,563 psf 63
06 to 10 $1,474,000 $1,568 psf 8
11 to 15 $2,020,000 $1,691 psf 5
Meadows @ Peirce Latest Transactions
Most recent URA rentals and sales for this project.
Rentals
Sales
How to use this data
Practical guidance for renters, buyers and sellers. This is not a valuation, it is a starting point for comparing real transactions.
Rent negotiation
If you are renting
Meadows @ Peirce shows a latest 12-month median monthly rent of $4,000 across 79 rentals. Use that as the first anchor, then check the bedroom and floor-area bands before accepting an asking rent.
Latest 12M median rent $4,000
Rentals in period 79
Rent signal Strong
- If the asking rent is above the median, look for a clear reason such as larger size, newer condition, furnishings or a better stack.
- If it is below the median, check whether the unit is smaller, older, lower floor or has a shorter lease term.
Offer check
If you are buying
Latest 12M sales at Meadows @ Peirce show a median price of $2,158,000 and $1,736 psf. Treat those as the first comparable range, then adjust for floor, size, condition and tenure.
Latest 12M median sale $2,158,000
Latest 12M median PSF $1,736 psf
Sale signal Strong
- Compare the unit against the sale by floor table before deciding whether a premium makes sense.
- Freehold should be part of the buying decision, especially when comparing against newer leasehold or nearby freehold projects.
Listing position
If you are selling
For sellers, the cleanest starting point is the project median PSF, then the latest sales and nearby project comps. Meadows @ Peirce has 76 sales on this page, so pricing should be checked against actual recent contracts before listing.
Sale signal Strong
Total sold value $160.8M
Latest record Jul 2026
- Use the latest sales table to avoid anchoring to stale prices when the most recent month moved differently.
- If you want to price above recent PSF, the listing needs a visible reason such as renovation, view, layout, floor or scarcity.
Run Meadows @ Peirce numbers
Start with the project benchmarks, then adjust the calculator assumptions for the unit you are considering.
Rental yield $4,000/mo Test gross and net yield against typical rent. Buy vs rent $2.2M Compare ownership cost against renting. Mortgage $2.2M Estimate monthly payment from the sale price. Stamp duty $1,736 psf Estimate buyer stamp duty before offer math. Purchase timeline Offer steps Map the option fee, exercise date, stamp duty and completion.
District context
Use D26 to compare Meadows @ Peirce against the wider area.
About this data
How to read the rental and sale figures on this page.
Rental figures come from URA private residential rent data. Rent is shown as monthly rent.
Sale figures come from private residential sale data. PSF and total selling value are shown where the needed fields are available.
Rental floor level is not available from this source, so rental analysis is split by bedroom count and floor area band.
Sale floor band is available for many sale transactions, so sale prices can be grouped by recorded floor band.
Meadows @ Peirce FAQ
Quick answers for renters, buyers and owners comparing this project.
What is the typical rent at Meadows @ Peirce?
Meadows @ Peirce has a latest 12-month median monthly rent of $4,000 across 79 rentals in that period.
What is the typical sale price at Meadows @ Peirce?
The latest 12-month median sale price for Meadows @ Peirce is $2,158,000, based on 15 sales in that period.
What is the median sale PSF at Meadows @ Peirce?
The latest 12-month median sale price per square foot for Meadows @ Peirce is $1,736 psf. The average for the same period is $1,657 psf.
Is Meadows @ Peirce freehold or leasehold?
Meadows @ Peirce is listed as Freehold. Tenure is tied to the project and is most relevant when reviewing sale transactions.
Where is Meadows @ Peirce located?
Meadows @ Peirce is located at 628 Upper Thomson Road Meadows @ Peirce Singapore 787131 in D26 / Upper Thomson, Springleaf.
How current is the Meadows @ Peirce transaction data?
The project page uses the latest records currently loaded on PropertySmartSG. Treat it as research evidence and check the latest transaction rows before using it for pricing.