Meadows @ Peirce Review — Upper Thomson / Springleaf · D26
HuatScore: 52/100 — Good
Is Meadows @ Peirce a good buy?
HuatScore rates Meadows @ Peirce 52/100 — a "Good" verdict. That makes it a conditional buy for value-focused buyers comfortable with the location tradeoff and patient own-stay owners. Strongest card: 3-bedder × investment — appreciation sweet spot. Main watch-out: No anchor demand drivers. Pricing is reasonable for the location at current market.
Last updated 2026-08-20 · scored against URA caveat data.
Key facts
- Verdict: Good
- Region: Outside Central Region
- Tenure: Freehold
- Avg PSF: ~$1,725 psf
- Price from: S$1.55M
Live market data
- Resale transactions (12mo): 10
- Recent resale PSF: ~$1,730 psf
- Gross rental yield: 2.4%
What works in its favour
- 3-bedder × investment — appreciation sweet spot: Sells into the deepest pool — owner-occupier families. That demand floor drives durable capital appreciation. The investor default for total return, not just headline yield.
What to watch out for
- No anchor demand drivers: 13-min walk to Lentor MRT (Exit 1) and nearest primary (CHIJ ST. NICHOLAS GIRLS' SCHOOL [SAP·Autonomous·IP]) is 1044m out. Resale buyer pool narrows fast — neither kiasu parents nor convenience commuters lock in here.
- Thin transaction volume: Only 10 resale deals in the past year. Equity trap risk — when you want to exit, very few buyers to anchor against.
- 6 new launches competing in D26 · Upper Thomson / Springleaf: 6 active private launches in your district right now. More competing supply softens both rental and resale pricing power.
Who Meadows @ Peirce suits
- Value-focused buyers comfortable with the location tradeoff
- Own-stay buyers or patient long-term investors not dependent on yield
- Buyers who value a stable, established neighbourhood over speculative upside
Who should look elsewhere
- Buyers hunting deep relative value — the market has already priced in most of the story
- Short-term flippers — stamp duty + agent fees demand a 5-year minimum hold
- Families for whom P1 school access is the primary criterion
Huat Kueh says
Freehold Upper Thomson / Springleaf address, ~$1,725 psf. Lease decay? Not your problem. No MRT walk though — taxi uncle will know your face.