Projects
MEADOWS @ PEIRCE
D26 / Upper Thomson, Springleaf
Address 628 UPPER THOMSON ROAD MEADOWS @ PEIRCE SINGAPORE 787131
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Condominium, Non-Landed Properties 457 transactions Freehold Updated Mar 2026
Property image pending
Project read
Quick summary about MEADOWS @ PEIRCE
Meadows @ Peirce is a freehold condominium, non-landed properties in D26 / Upper Thomson, Springleaf. Meadows @ Peirce currently has 389 rental contracts and 68 sale transactions, covering May 2021 to Mar 2026.
- Typical rent is $4,000 per month, with bedroom and floor-area splits below for a closer unit-level view.
- Typical sale price is $2,030,000, with median sale PSF at $1,548 psf and total recorded sale value of $141.8M.
- Rent is up 14.3% over the last 3 months. Sale PSF is down 18.8% over the last 3 months.
Project facts
Project-level details from URA records and local enrichment.
Tenure Freehold
Property type Condominium, Non-Landed Properties
Sale records 68 resale transactions
Total sold value $141.8M
Data coverage
URA records on this page start May 2021 and run through Mar 2026.
Rental contracts 389 May 2021 to Feb 2026
Sale transactions 68 May 2021 to Mar 2026
Rent trend 14.3% Last 3 months
Sale PSF trend -18.8% Last 3 months
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
BISHAN NORTH SHOPPING MALL Mall / retail · 3.1 km away
SHENG SIONG HOUGANG RIVERCOURT Daily needs · 7.74 km away
ANG MO KIO PARK CONNECTOR Park / green link · 2.36 km away
MARKET & HAWKER CENTRE (BLK 724 ANG MO KIO AVE 6) Food centre · 2.27 km away
Market trends
Recent rent, sale PSF and contract activity for this project.
Latest median rent $4,400 117 rental contracts in view
Latest median sale PSF $1,733 psf 18 sale transactions in view
Month Rent contracts Median rent Sale transactions Median sale PSF Median sale
Mar 2026 0 - 2 $1,733 psf $2,375,000
Feb 2026 9 $4,400 0 - -
Jan 2026 2 $4,100 0 - -
Dec 2025 6 $4,975 1 $1,234 psf $3,200,000
Nov 2025 11 $3,500 2 $1,409 psf $1,790,000
Oct 2025 3 $6,000 1 $1,755 psf $3,250,000
Sept 2025 12 $3,850 1 $1,736 psf $2,000,000
Aug 2025 5 $3,000 0 - -
Jul 2025 9 $3,900 0 - -
Jun 2025 8 $5,300 3 $1,725 psf $2,098,000
May 2025 5 $4,000 1 $1,661 psf $1,055,000
Apr 2025 9 $3,800 1 $1,084 psf $2,428,000
Similar projects nearby
Same district, ranked by similar rent, sale PSF and transaction depth.
Freehold THOMSON GROVE 1.1 km away 118 transactions
- Median rent
- $4,150
- Median sale PSF
- $1,572 psf
- Median rent
- $3,200
- Median sale PSF
- $1,428 psf
- Median rent
- $4,500
- Median sale PSF
- $1,810 psf
- Median rent
- $3,800
- Median sale PSF
- $1,734 psf
- Median rent
- $3,500
- Median sale PSF
- $1,163 psf
- Median rent
- $3,725
- Median sale PSF
- $1,428 psf
Rent by bedrooms
Monthly rent by recorded bedroom count.
Bedrooms Median rent Average rent Transactions
1 bed $2,900 $2,733 81
2 bed $3,500 $3,416 77
3 bed $4,200 $4,235 156
4 bed $6,300 $6,181 69
5 bed $7,000 $6,867 6
Rent by floor area
Monthly rent by recorded URA floor area band.
Area band Median rent Average rent Transactions
600 to 700 sqft $2,900 $2,733 81
900 to 1,000 sqft $3,500 $3,332 57
1,000 to 1,100 sqft $3,600 $3,600 1
1,100 to 1,200 sqft $4,000 $3,842 52
1,200 to 1,300 sqft $4,000 $3,840 50
1,400 to 1,500 sqft $5,050 $4,803 23
1,500 to 1,600 sqft $4,500 $4,302 19
1,700 to 1,800 sqft $4,450 $4,533 12
Sale price by floor
Median sale price and PSF by recorded floor band.
Floor band Median sale Median PSF Transactions
01 to 05 $2,104,444 $1,527 psf 58
06 to 10 $1,080,000 $1,563 psf 7
11 to 15 $1,950,000 $1,669 psf 3
Latest transactions
Most recent URA rental contracts and sale transactions 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 typical monthly rent of $4,000 across 389 rental contracts. Use that as the first anchor, then check the bedroom and floor-area bands before accepting an asking rent.
Median rent $4,000
Rental contracts 389
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
Recent sales at MEADOWS @ PEIRCE point to a typical sale price of $2,030,000 and $1,548 psf. Treat those as the first comparable range, then adjust for floor, size, condition and tenure.
Median sale $2,030,000
Median PSF $1,548 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 68 sale transactions in this dataset, so pricing should be checked against actual recent contracts before listing.
Sale signal Strong
Total sold value $141.8M
Latest update Mar 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.
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 recorded URA private residential rental contracts. Rent is shown as monthly rent.
Sale figures come from recorded private residential sale transactions. PSF and total selling value are shown where sale records include the needed fields.
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?
Based on the URA rental records currently loaded for MEADOWS @ PEIRCE, the median monthly rent is $4,000 across 389 rental contracts.
What is the typical sale price at MEADOWS @ PEIRCE?
The median sale price for MEADOWS @ PEIRCE is $2,030,000, based on 68 URA sale transactions in the local dataset.
What is the median sale PSF at MEADOWS @ PEIRCE?
The median sale price per square foot for MEADOWS @ PEIRCE is $1,548 psf. The average sale PSF is $1,491 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 URA records on this page start from May 2021 and run through Mar 2026. The page is rebuilt after local data refresh runs.