Meadows @ Peirce
Meadows @ Peirce is a condominium in District 26 (Mandai / Upper Thomson), in the Outside Central Region. In the 12 months to August 2026, the median price was S$1,732 psf from 16 sales.
At a glance
- District
- District 26 (Mandai / Upper Thomson)
- Region
- Outside Central Region
- Type
- Condominium
- Tenure
- Freehold
- Completed
- 2012, about 14 years old
What the prices say
The median home in Meadows @ Peirce sold for S$2,329,000: the middle of 16 sales in the 12 months to August 2026.
That is noticeably below the middle condo project in District 26 (Mandai / Upper Thomson), which sold at S$1,914 psf across 13 projects: about 10% lower. By price per square foot it ranks 5th of the 9 projects in the district that have a price to show, where 1st is the highest.
Year by year, the median was S$1,289 psf in 2021 (24 sales) and S$1,733 psf in 2026 so far (12 sales), up about 34%. The highest year in the record was 2025 at S$1,698 psf.
By unit size (24 months): 900 to 1,199 sq ft at S$1,736 psf, 1,200 to 1,499 sq ft at S$1,704 psf and 1,500 sq ft and over at S$1,638 psf. Smaller homes cost more per square foot than larger ones.
Against similar projects in the district
This project and the three others in District 26 (Mandai / Upper Thomson) whose median over the last 12 months is closest to Meadows @ Peirce's S$1,732 psf. They are chosen by price per square foot, not by distance, so they may not be neighbours.
Their middle figure is S$1,535 psf, so Meadows @ Peirce sold noticeably above it: about 13% higher.
| Project | Median price per sq ft | Sales |
|---|---|---|
| Meadows @ Peirce | S$1,732 psf | 16 |
| Bullion Park | S$1,535 psf | 7 |
| The Essence | S$1,511 psf | 8 |
| The Calrose | S$2,063 psf | 13 |
What sells here
16 homes sold in the last 12 months, up from 14 in the 12 months before.
The most common size was 900 to 1,199 sq ft, with 9 of the 30 sales in the last 24 months.
None of the 30 sales in the last 24 months were first sales of new units: all 30 were resales.
The first new sale in our records was in July 2009.
Rents and yield
Rental contracts that began in the 12 months to August 2026 had a median rent of S$4,125 a month (80 contracts). The district's median across every contract was S$4,000, so rents here ran a little above it: about 3% higher.
Over the 24 months the median rent was S$4,100 (159 contracts), about the same as the latest 12 months, within 1%.
By bedrooms: 1 bedroom S$3,000 (17), 2 bedrooms S$3,600 (18), 3 bedrooms S$4,550 (32) and 4 or more bedrooms S$6,800 (13). The figure in brackets is the number of contracts.
Setting rent against price for 900 to 1,199 sq ft homes (23 rentals and 6 resale or sub-sale transactions) gives a gross yield estimate of 2.4%: a median rent of S$4,000 a month against a median price of S$2,044,000. It is before maintenance, vacancy, tax and loan costs, and it uses middle values, so a particular home can differ.
Across 2 size ranges the estimate runs from 2.1% to 2.4%.
1,500 sq ft and over: 2.1% (rent S$5,750 a month, price S$3,225,000).
Age and lease
The land is freehold: the title has no end date.
Leases and tenure in the glossary
What this page cannot tell you
A median is the middle of many different homes in Meadows @ Peirce. It does not describe one unit: its condition, facing, view, renovation, floor or stack can each move a price well away from the middle, and none of them is in the records behind this page.
The figures are recorded transactions, so they describe what has sold and not what is on the market now. They are not a valuation, and they say nothing about future prices.
Questions this page answers
What is the median price per square foot in Meadows @ Peirce?
S$1,732 psf in the 12 months to August 2026, from 16 sales. For the median home that is S$2,329,000.
How many homes sold in Meadows @ Peirce?
16 in the last 12 months and 30 in the last 24 months, across all sale types.
What do homes in Meadows @ Peirce rent for?
The median rent for contracts that began in the 12 months to August 2026 was S$4,125 a month, from 80 contracts.
What is the rental yield in Meadows @ Peirce?
Between 2.1% and 2.4% gross, depending on unit size. It is an estimate before costs, made from the median recorded rent and the median resale or sub-sale price for each size range.
Is Meadows @ Peirce freehold or leasehold?
Freehold: the title has no end date.
Figures from URA data, 12 months to August 2026. Rents to August 2026. General information, not financial advice.
The figures
Sale prices
| Period | Median price per sq ft | Median price | Sales |
|---|---|---|---|
| Last 12 months | S$1,732 psf | S$2,329,000 | 16 |
| Last 24 months | S$1,698 psf | S$2,127,500 | 30 |
| Last 5 years | S$1,632 psf | S$2,088,000 | 65 |
Source: URA data. Data as of August 2026.
Price by year
| Year | Median price per sq ft | Sales |
|---|---|---|
| 2021 | S$1,289 psf | 24 |
| 2022 | S$1,455 psf | 15 |
| 2023 | S$1,633 psf | 10 |
| 2024 | S$1,632 psf | 13 |
| 2025 | S$1,698 psf | 12 |
| 2026 (to August) | S$1,733 psf | 12 |
Each year is the median over the sales recorded in it. Source: URA data. Data as of August 2026.
Price by floor range
| Floor range | Median price per sq ft | Sales |
|---|---|---|
| Floors 1 to 5 | S$1,682 psf | 26 |
Price by unit size
| Size | Median price per sq ft | Sales |
|---|---|---|
| 900 to 1,199 sq ft | S$1,736 psf | 9 |
| 1,200 to 1,499 sq ft | S$1,704 psf | 9 |
| 1,500 sq ft and over | S$1,638 psf | 9 |
The floor is the storey recorded in each sale. Source: URA data. Sales in the 24 months to August 2026. Data as of August 2026.
Rent against price for Meadows @ Peirce, by size
Rents
| Period | Median rent | Contracts |
|---|---|---|
| Last 12 months | S$4,125 a month | 80 |
| Last 24 months | S$4,100 a month | 159 |
| Bedrooms | Median rent, 12 months | Contracts | Median rent, 24 months |
|---|---|---|---|
| 1 bedroom | S$3,000 a month | 17 | S$2,900 a month |
| 2 bedrooms | S$3,600 a month | 18 | S$3,600 a month |
| 3 bedrooms | S$4,550 a month | 32 | S$4,500 a month |
| 4 or more bedrooms | S$6,800 a month | 13 | S$6,350 a month |
Source: URA data, rental contracts. Rents are the median of the contracts that began in the period. Data as of August 2026.
Where to look next
- Work out the stamp duty on a purchase at these prices (Free, no sign-in)
- How buyer stamp duty works
- Loan limits: how much a bank can lend
- The cooling measures, including additional stamp duty
- Other condos in District 26 (Mandai / Upper Thomson)
- Rents for every district, by size
- Rent against price for Meadows @ Peirce, by size
- Leases and tenure in the glossary
What could a unit here sell for?
Condo Atlas can give an indicative value for a unit in Meadows @ Peirce, with a likely range and the recent sales behind it. Sign in is free.
Open Meadows @ Peirce in Condo AtlasOther condos in District 26 (Mandai / Upper Thomson)
- Roots @ Transit
- Seasons Park
- Springleaf Residence
- The Calrose
- The Essence
- Thomson Grove
- Bullion Park
- Castle Green
- Green Meadows
- Hillock Green
- Hong Heng Garden
- Hong Heng Mansions
About the data
Figures are medians of transactions recorded by URA, over the periods shown, and a figure appears only when at least 5 records sit behind it. Sale figures: data as of August 2026. Rent figures: data as of August 2026. Swee Homes is not affiliated with URA or Condo Atlas. General information, not financial advice.