homequant
condo · 787130

Meadows @ Peirce

Project page · Freehold

Indicative value range
S$2,171,481 – S$2,200,948
Indicative mid S$2,197,629 · S$1,775 psf

Based on 6 sales in this project, last 6 months. Search did not need to widen. See the comparable sales.

No storey entered, so sales were not adjusted for height

Freehold tenure: the lease method is for 99-year leasehold only.

Comparable sales

Each price per area is scaled to Q2 2026 by the published index for the quarter it sold in.

SoldWhereFloorSizePricePer sqftIndex ×Adjusted
Jul 2026Meadows @ Peirce11-151,195 sqftS$2,125,000S$1,779 psf×1.000S$1,779 psf
Jul 2026Meadows @ Peirce11-151,195 sqftS$2,088,000S$1,748 psf×1.000S$1,748 psf
Jul 2026Meadows @ Peirce06-101,195 sqftS$2,130,000S$1,783 psf×1.000S$1,783 psf
Jul 2026Meadows @ Peirce01-051,496 sqftS$2,550,000S$1,704 psf×1.000S$1,704 psf
Jun 2026Meadows @ Peirce01-051,216 sqftS$2,158,000S$1,774 psf×1.000S$1,774 psf
Jun 2026Meadows @ Peirce01-051,496 sqftS$2,658,000S$1,777 psf×1.000S$1,777 psf

How accurate is this estimate for Meadows @ Peirce?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 13 sales in Meadows @ Peirce since.

Median error
2.2%

Half the estimates came closer than this to what the home actually fetched, half missed by more.

What the rent says

What this home earns against what it costs, set beside what homes like it earn.

2.35% gross yield

S$51,600 of rent a year against the estimate above · 0.65 points below flats like it

Leases signed here within a quarter of this size run about S$4,300 a month, the middle of 47 of them.

In outside the central region, freehold flats yield 3.00%, from 614 projects. Too few share this home's remaining lease to measure that separately.

A yield above the mark means the flat rents well for what it costs, which can point to a keen rental patch or a price the sales alone have not caught up with. Below it, buyers are paying for something a tenant will not, such as the address itself.

Recent leases signed here

SignedSizeBedsTypeRent a month
Q3 20261800-1900 sqft4Non-landed PropertiesS$7,400
Q3 20262800-2900 sqft4Non-landed PropertiesS$7,000
Q3 2026>3000 sqft4Non-landed PropertiesS$6,800
Q3 20262000-2100 sqft4Non-landed PropertiesS$6,300
Q3 20262000-2100 sqft4Non-landed PropertiesS$6,300
Q3 20262500-2600 sqft4Non-landed PropertiesS$6,000
Q3 20262200-2300 sqft3Non-landed PropertiesS$5,400
Q3 20261700-1800 sqft3Non-landed PropertiesS$5,200

median of 47 URA rental contracts at Meadows @ Peirce within a quarter of 115 sqm, since 2025Q4.

Buying or selling at S$2,197,629?

Buying: Stamp duty on S$2,197,629 · Cash and CPF needed on S$2,197,629 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$2,197,629.

Each opens with this figure filled in; change anything there.

Primary schools near 626 Upper Thomson Road

Measured from each school's land to this address's own point, the way MOE bands P1 priority. MOE measures to the building's outline, so near 1 km or 2 km check OneMap's School Query.

Within about 1 km

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Jul 2026
Meadows @ Peirce · 06-10 · Condominium
1,195 sqftS$2,130,000S$1,783 psf
Jul 2026
Meadows @ Peirce · 11-15 · Condominium
1,195 sqftS$2,088,000S$1,748 psf
Jul 2026
Meadows @ Peirce · 11-15 · Condominium
1,195 sqftS$2,125,000S$1,779 psf
Jul 2026
Meadows @ Peirce · 01-05 · Condominium
1,496 sqftS$2,550,000S$1,704 psf
Jun 2026
Meadows @ Peirce · 01-05 · Condominium
2,659 sqftS$3,450,000S$1,298 psf
Jun 2026
Meadows @ Peirce · 01-05 · Condominium
1,216 sqftS$2,158,000S$1,774 psf
Jun 2026
Meadows @ Peirce · 01-05 · Condominium
2,045 sqftS$3,350,000S$1,638 psf
Jun 2026
Meadows @ Peirce · 01-05 · Condominium
1,496 sqftS$2,658,000S$1,777 psf
May 2026
Meadows @ Peirce · 01-05 · Condominium
excluded: outlier
1,195 sqftS$1,960,000S$1,640 psf
Apr 2026
Meadows @ Peirce · 01-05 · Condominium
1,830 sqftS$3,160,000S$1,727 psf
Apr 2026
Meadows @ Peirce · 01-05 · Condominium
915 sqftS$1,590,000S$1,738 psf
Jan 2026
Meadows @ Peirce · 01-05 · Condominium
2,594 sqftS$3,200,000S$1,234 psf
Dec 2025
Meadows @ Peirce · 01-05 · Condominium
2,239 sqftS$2,500,000S$1,117 psf
Dec 2025
Meadows @ Peirce · 06-10 · Condominium
635 sqftS$1,080,000S$1,701 psf
Nov 2025
Meadows @ Peirce · 01-05 · Condominium
1,851 sqftS$3,250,000S$1,755 psf
Oct 2025
Meadows @ Peirce · 01-05 · Condominium
1,152 sqftS$2,000,000S$1,737 psf
Jul 2025
Meadows @ Peirce · 01-05 · Condominium
1,216 sqftS$2,098,000S$1,725 psf
Jul 2025
Meadows @ Peirce · 01-05 · Condominium
915 sqftS$1,550,000S$1,694 psf
Jul 2025
Meadows @ Peirce · 01-05 · Condominium
1,410 sqftS$2,500,000S$1,773 psf
Jun 2025
Meadows @ Peirce · 01-05 · Condominium
635 sqftS$1,055,000S$1,661 psf
May 2025
Meadows @ Peirce · 01-05 · Condominium
2,239 sqftS$2,428,000S$1,084 psf
Apr 2025
Meadows @ Peirce · 01-05 · Condominium
1,195 sqftS$2,015,000S$1,686 psf
Mar 2025
Meadows @ Peirce · 01-05 · Condominium
1,518 sqftS$2,690,000S$1,772 psf
Feb 2025
Meadows @ Peirce · 01-05 · Condominium
1,195 sqftS$1,988,888S$1,665 psf
Dec 2024
Meadows @ Peirce · 01-05 · Condominium
1,518 sqftS$2,670,000S$1,759 psf
Nov 2024
Meadows @ Peirce · 01-05 · Condominium
1,270 sqftS$2,130,000S$1,677 psf
Nov 2024
Meadows @ Peirce · 01-05 · Condominium
635 sqftS$970,000S$1,527 psf
Oct 2024
Meadows @ Peirce · 01-05 · Condominium
1,270 sqftS$2,108,888S$1,660 psf
Oct 2024
Meadows @ Peirce · 01-05 · Condominium
1,238 sqftS$1,840,000S$1,486 psf
Sept 2024
Meadows @ Peirce · 01-05 · Condominium
1,270 sqftS$2,040,000S$1,606 psf
Aug 2024
Meadows @ Peirce · 01-05 · Condominium
excluded: outlier
1,195 sqftS$1,830,000S$1,532 psf
Jul 2024
Meadows @ Peirce · 01-05 · Condominium
1,216 sqftS$2,128,000S$1,750 psf
Jun 2024
Meadows @ Peirce · 01-05 · Condominium
1,518 sqftS$2,600,000S$1,713 psf
May 2024
Meadows @ Peirce · 01-05 · Condominium
1,195 sqftS$1,950,000S$1,632 psf
Apr 2024
Meadows @ Peirce · 01-05 · Condominium
635 sqftS$970,000S$1,527 psf
Apr 2024
Meadows @ Peirce · 11-15 · Condominium
635 sqftS$1,060,000S$1,669 psf
Mar 2024
Meadows @ Peirce · 01-05 · Condominium
1,776 sqftS$2,790,000S$1,571 psf
Dec 2023
Meadows @ Peirce · 01-05 · Condominium
1,776 sqftS$2,600,000S$1,464 psf
Nov 2023
Meadows @ Peirce · 01-05 · Condominium
excluded: outlier
1,044 sqftS$1,520,000S$1,456 psf
Nov 2023
Meadows @ Peirce · 01-05 · Condominium
1,518 sqftS$2,530,000S$1,667 psf
Oct 2023
Meadows @ Peirce · 01-05 · Condominium
915 sqftS$1,520,000S$1,661 psf
Jul 2023
Meadows @ Peirce · 01-05 · Condominium
1,518 sqftS$2,480,000S$1,634 psf
Jul 2023
Meadows @ Peirce · 01-05 · Condominium
1,518 sqftS$2,628,000S$1,732 psf
Jun 2023
Meadows @ Peirce · 11-15 · Condominium
1,195 sqftS$2,020,000S$1,691 psf
May 2023
Meadows @ Peirce · 01-05 · Condominium
1,830 sqftS$2,958,800S$1,617 psf
Apr 2023
Meadows @ Peirce · 11-15 · Condominium
1,195 sqftS$1,950,000S$1,632 psf
Feb 2023
Meadows @ Peirce · 01-05 · Condominium
1,270 sqftS$2,000,000S$1,575 psf
Dec 2022
Meadows @ Peirce · 01-05 · Condominium
1,851 sqftS$2,700,000S$1,458 psf
Dec 2022
Meadows @ Peirce · 06-10 · Condominium
1,195 sqftS$1,920,000S$1,607 psf
Dec 2022
Meadows @ Peirce · 01-05 · Condominium
915 sqftS$1,430,000S$1,563 psf
Nov 2022
Meadows @ Peirce · 06-10 · Condominium
1,195 sqftS$1,880,000S$1,573 psf
Sept 2022
Meadows @ Peirce · 06-10 · Condominium
1,195 sqftS$1,868,000S$1,563 psf
Sept 2022
Meadows @ Peirce · 01-05 · Condominium
2,583 sqftS$3,360,000S$1,301 psf
Aug 2022
Meadows @ Peirce · 06-10 · Condominium
635 sqftS$970,000S$1,527 psf
Aug 2022
Meadows @ Peirce · 06-10 · Condominium
635 sqftS$868,000S$1,367 psf
May 2022
Meadows @ Peirce · 01-05 · Condominium
635 sqftS$1,000,000S$1,575 psf
May 2022
Meadows @ Peirce · 01-05 · Condominium
1,216 sqftS$1,770,000S$1,455 psf
May 2022
Meadows @ Peirce · 01-05 · Condominium
2,852 sqftS$3,100,000S$1,087 psf
Apr 2022
Meadows @ Peirce · 01-05 · Condominium
1,410 sqftS$1,960,000S$1,390 psf
Mar 2022
Meadows @ Peirce · 01-05 · Condominium
1,518 sqftS$2,080,000S$1,370 psf
Mar 2022
Meadows @ Peirce · 01-05 · Condominium
1,195 sqftS$1,645,000S$1,377 psf
Mar 2022
Meadows @ Peirce · 01-05 · Condominium
1,496 sqftS$2,100,000S$1,404 psf
Dec 2021
Meadows @ Peirce · 01-05 · Condominium
2,034 sqftS$2,600,000S$1,278 psf
Nov 2021
Meadows @ Peirce · 06-10 · Condominium
635 sqftS$888,000S$1,398 psf

Sale prices as filed in caveats.

Indicative estimate from comparable caveats. Not a formal valuation.