District 26 · Ang Mo Kio · OCR
Meadows @ Peirce
Upper Thomson Road · Condominium · Freehold
Current PSF
$1,622
-14.0% vs district median
Gross yield
2.6%
median rent $4,000/mo
3-year gain
2.1%
Transactions · 5y
66
11 in last 12 months
Nearest MRT
Lentor Mrt Station · 1,089.646m
TEL
Future MRT
Bright Hill Mrt Station
CRL · 2030
Vs local HDB
+177% premium
HDB median $585 psf
Area income
$7,500/mo median
residential zone
En-bloc potential38 / 100
· composite of plot use, age, tenure, value gap & size
Tenanted
100%
units with active leases
Rent momentum
+0.9%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
12%
PSF dispersion within project
The neighbourhood
Secondary
Peirce Secondary School · 1.5km
Food
Sembawang Hills Food Centre (Jalan Leban Food Centre) · 890m
Green
Teacher`S Estate Pg · 257m - 7 parks within 1km
Health
Ang Mo Kio - Thye Hua Kwan Hospital (hospital) · 1.5km
Who lives in Ang Mo Kio
Census of Population 2020 · planning-area aggregates · SingStat via data.gov.sg
Residents
162,280
Median age
47 yrs
41% under 40 · getting older
Children 0–9
11,380
▼ 21% since 2015 · future P1 demand
Household size
2.9 avg
Homes
81% HDB
9% condo · 10% landed
Degree holders
28%
residents 15+
Commute
61% transit
19% drive
45 min+ to work
31%
The neighbourhood, photographed
freely-licensed photographs taken within ~450 m · Wikimedia Commons
Price trend average PSF by year
2021
$1,228
2022
$1,441
+17.3%
2023
$1,613
+11.9%
2024
$1,624
+0.7%
2025
$1,614
-0.6%
2026
$1,647
+2%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $2,900/mo | $4.46 | 3.3% | 80 |
| 2BR | $3,500/mo | $3.68 | 2.7% | 75 |
| 3BR | $4,200/mo | $3.36 | 2.5% | 155 |
| 4BR | $6,300/mo | $3.41 | 2.5% | 67 |
| 5BR | $7,000/mo | $2.75 | 2.0% | 6 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $3,350,000 | 2,045 | $1,638 | 01-05 |
| Jun 2026 | $2,658,000 | 1,496 | $1,777 | 01-05 |
| Jun 2026 | $2,158,000 | 1,216 | $1,774 | 01-05 |
| May 2026 | $1,960,000 | 1,195 | $1,640 | 01-05 |
| Apr 2026 | $3,160,000 | 1,830 | $1,727 | 01-05 |
| Apr 2026 | $1,590,000 | 915 | $1,738 | 01-05 |
| Jan 2026 | $3,200,000 | 2,594 | $1,234 | 01-05 |
| Dec 2025 | $2,500,000 | 2,239 | $1,117 | 01-05 |
| Dec 2025 | $1,080,000 | 635 | $1,701 | 06-10 |
| Nov 2025 | $3,250,000 | 1,851 | $1,755 | 01-05 |
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