626 Upper Thomson Road, Singapore 787130; 628 Upper Thomson Road, Singapore 787131; 630 Upper Thomson Road, Singapore 787132; 632 Upper Thomson Road, Singapore 787133
Meadows @ Peirce is the freehold estate facing the Lower Peirce Reservoir forest, trading at a median $1,714 psf while the district’s new-launch benchmark sits well above $2,400. Completed in 2012, the estate holds 479 units across 4 blocks of 14 storeys on Upper Thomson Road, with the Central Catchment forest as its front view.
No MRT station falls within a comfortable 1km walk of the estate, per our records. The nearest lines run through Lentor MRT (TE5), which anchors the newer launches a few subzones over. This is a car-and-bus estate, and we would rather say that plainly than let a listing photo imply otherwise.
One school sits inside the ballot band: CHIJ Saint Nicholas Girls’ School falls within 1km. Under MOE’s P1 registration framework, home-school distance decides ballot priority in the later phases, and our P1 registration guide walks through exactly how.
The unit mix runs 52 one-bedders, 72 two-bedders, 211 three-bedders, 106 four-bedders and 15 five-bedders, so the 3-bedroom band is by far the largest single group in the estate. Family formats dominate the count.
On tenure: Meadows @ Peirce is freehold, so there is no lease clock to run against your exit year, a genuine rarity at this price band and the argument the price sections below put to work.
| UNIT TYPE | TOTAL | SIZES | UNIT MIX | FLOORPLANS |
|---|---|---|---|---|
| 1 Bedroom | 517 - 635 | |||
| 2 Bedroom | 915 - 1,238 | |||
| 3 Bedroom | 1,184 - 2,239 | |||
| 4 Bedroom | 1,625 - 3,068 | |||
| 5 Bedroom | 2,497 - 3,068 | |||
| Overall | 479 | 517 - 3,068 |
Tagore subzone is mid-transformation. A wave of leasehold new launches is rising around Meadows @ Peirce, and the estate’s freehold title is the one thing none of them can copy. The 4 sections below put numbers on where that leaves the price.
Most Meadows @ Peirce resale transactions fall between $1,253 and $1,776 psf, with a median of $1,714 psf. That covers 24 transactions recorded with URA across 2025 and 2026, what units actually sold for, not asking prices.
The structural gap tells the story. Over the same window, Lentor Modern (TOP 2025) traded at a median $2,413 psf, roughly 29% above Meadows @ Peirce for a 99-year leasehold tower. Older freehold peers in the pocket sit below Meadows instead: Thomson Grove (1984) at $1,656 psf and Bullion Park (1993) at $1,542 psf. Meadows prices above its own vintage cohort while trading well under the newest leasehold stock.
Recent prints, as of July 2026: a 914.9 sqft unit at $1.59M (1,738 psf), a 1,194.8 sqft unit at $2.13M (1,779 psf), a 1,496.2 sqft unit at $2.66M (1,777 psf), and a 2,594.1 sqft unit at $3.2M (1,234 psf) on the ground floor. The spread across floor sizes is wide, which is typical of a 40-year format range on one freehold title.
Eyeing a specific stack? We pull the latest transactions for that stack before you offer, honest advice, no pressure. WhatsApp us
The confirmed size ladder, priced at the $1,714 psf median, covers the 2-bedroom band: 915 to 1,119 sqft, running about $1.57M to $1.92M. That is the only format range our floor plan records currently verify in full.
The unit mix count tells us the estate also runs 1-bedders, 3-bedders, 4-bedders and 5-bedders, but we do not yet hold a verified size range for those bands beyond the 2-bedroom data above. Rather than carry over unverified square footage, we are flagging the gap here and will update this section once the fuller plan set is confirmed. What the confirmed data does show is a 2012-era 2-bedroom format with real floor area, not a compact new-launch layout.
Supply: the Tagore subzone holds 13 projects totalling about 5,120 units, and the pipeline here is unusually heavy rather than empty. Hillock Green (474 units), Lentor Hills Residences (598) and Lentoria (267) complete around 2026, with Lentor Mansion (533) following in 2027 and Lentor Central Residences (477) and Lentor Gardens Residences (499) after that. Roughly 3,400 new leasehold units are still landing in this subzone.
Demand: Ang Mo Kio town holds about 21,359 four-room and larger HDB flats already past their Minimum Occupation Period, a deep upgrader pool. The upgrade math: over the last 12 months the median Ang Mo Kio 4-room resale sold for $619,000 and the median 5-room for $994,000, so a paid-up 5-room flat covers well over half the quantum of a 2-bedder here.
Rental: tenancy is proven at scale, with 116 leases signed since January 2025. Median rents run 1-bedders at $2,900, 2-bedders at $3,600, 3-bedders at $4,500, 4-bedders at $6,500 and 5-bedders at $7,000. Against the 2-bedroom ladder price, gross yields run about 2.3% to 2.8%.
The honest take: no MRT within a 1km walk is the estate’s real weakness, not the freehold title or the age. At 14 years since TOP, most units are into their first renovation cycle, and the floor plan record beyond 2-bedders is not yet fully verified on our end. Our rental yield guide covers how we read the letting numbers, and the URA Master Plan shows what is still landing in the Lentor and Tagore corridor.
Freehold long-term holders who want a permanent title facing protected forest, families balloting for CHIJ Saint Nicholas Girls’, and buyers who genuinely do not need a station on the doorstep and drive or bus instead. The large 3-bedroom band suits growing families who want space over a shiny new lobby.
Buyers who need rail access within walking distance should look at the new leasehold stock rising nearby instead, such as Lentor Modern or Hillock Green, or at Springleaf Residence further north. Buyers who want a station-served freehold alternative in the same district should ask us about The Calrose, a nearby estate we can compare stack by stack.
Thinking about Meadows @ Peirce?
Before you offer, speak to us. We will run the stack you are eyeing against the latest transactions and give you an honest read, no pressure either way. WhatsApp us
Meadows @ Pierce has 4 blocks of 14 storeys.
Meadows @ Peirce rises 14 storeys across 4 blocks.
Meadows @ Pierce has 479 residential units.
Meadows @ Pierce offers 1 Bedroom (517 to 635 sqft), 2 Bedroom (915 to 1,238 sqft), 3 Bedroom (1,184 to 2,239 sqft), 4 Bedroom (1,625 to 3,068 sqft), 5 Bedroom (2,497 to 3,068 sqft).
The floor plans we hold for Meadows @ Peirce are shown on this page. For the full set, a specific stack, or an unblocked-facing recommendation, WhatsApp us and we’ll send them over.
Meadows @ Peirce sits on a site of about 42,826 sqm (roughly 461,000 sqft).
Meadows @ Pierce is a freehold development.
Yes, Meadows @ Pierce is freehold.
Meadows @ Pierce is developed by UOL Group.
Meadows @ Pierce is located at 626 Upper Thomson Road, Singapore 787130
628 Upper Thomson Road, Singapore 787131
630 Upper Thomson Road, Singapore 787132
632 Upper Thomson Road, Singapore 787133.
Meadows @ Peirce is in District 26 (Upper Thomson, Springleaf), in the Outside Central Region (OCR).
The nearest MRT is Lentor (TE5), about 1.07km away.
Schools within 1km of Meadows @ Peirce: CHIJ St. Nicholas Girls’ School.
Primary schools within 2km of Meadows @ Peirce: CHIJ St. Nicholas Girls’ School, Anderson Primary School, Ang Mo Kio Primary School and Mayflower Primary School. Of these, CHIJ St. Nicholas Girls’ School falls inside the 1km P1 registration radius. Secondary options nearby include Mayflower Secondary School, Peirce Secondary School, Yio Chu Kang Secondary School and Presbyterian High School.
Shopping malls within about 2km of Meadows @ Peirce include Lentor Modern.
Yes – parks within about 2km of Meadows @ Peirce include Thomson Walk Playground, Gelenggang Park, Leban Park, Florissa Park Playground and Lentor Green Playground.
Meadows @ Peirce is at 628 Upper Thomson Road, Singapore 787131 – about 1.07km from Lentor MRT (TE5).
Based on transactions in the last 12 months, PSF ranges from about $1,117 to $1,777.
Based on recent transactions, 1 Bedroom units start from about $970,000, 2 Bedrooms from about $1.55M, 3 Bedrooms from about $2.43M, 4 Bedrooms from about $3.2M.
Meadows @ Peirce has seen average rental yields of about 2.6% based on recent transactions, and the nearest MRT, Lentor (TE5), is about 1.07km away. As with any OCR project, your entry price matters more than the address – speak to us for a detailed breakdown before committing.
Meadows @ Peirce is a good fit for school-focused families – CHIJ St. Nicholas Girls’ School is within 1km.
Meadows @ Pierce is a freehold condominium in District 26 by UOL Group, with 479 units across 4 blocks. It obtained TOP in 2012.
Meadows @ Pierce obtained TOP in 2012.
Meadows @ Peirce is fully completed – TOP was obtained in 2012. Units are now available on the resale market.
Yes. Foreigners can buy Meadows @ Pierce because it is a private residential development. Foreigners pay 60% Additional Buyer’s Stamp Duty (ABSD) on top of the purchase price.
Meadows @ Peirce is a completed development, so there is no showflat. Viewings of available resale units can be arranged with our sales team.
You can book a viewing with our appointed sales team:
Kelvin Sin 9722 2222
Chew Peixuan 9101 5301
Meadows @ Peirce is a freehold condominium in District 26 developed by UOL Development Pte Ltd, comprising 479 units across 4 blocks. It obtained TOP in 2012.
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