RPS · Resale Project Scorecard
Meadows @ Peirce — Grade A
RPS score 7.33/10 · D26 · Mandai, Upper Thomson · 479 units · scored across 7 weighted factors — methodology published.
FH · Far East Organization · TOP 2012
Strong project with clear strengths. Standout strengths: tenure, schools. Key weaknesses: total returns, future transformation.
Factor breakdown
- Project's Historical Performance25% weight
- 9/10
- Primary School Effect20% weight
- 9/10
- Project Size16% weight
- 8/10
- MRT Proximity13% weight
- 4/10
- Rental Yield10% weight
- 3/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 3/10
Avg Ann. of +2.81% — top-quartile performance within its 2012-era cohort (82th percentile).
1 primary school within 1km (CHIJ ST. NICHOLAS GIRLS' SCHOOL (PRIMARY), 0.86km away). Adequate but narrow school optionality.
479 units — good project size supporting active resale market and adequate facilities.
1.12km from Lentor Mrt Stn (TE5) — weaker MRT access, likely requires bus or car for most trips.
Rental yield of 2.60% — below-average income return.
Freehold tenure — no lease decay concerns, preserves long-term value.
Limited future-catalyst exposure — nearest is Teck Ghee MRT (CR12, CRL1) at 2.08km, far enough that the impact on this project is modest.
Primary schools within 1km: CHIJ ST. Nicholas Girls' School (Primary).
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The verdict· Scores updated September 2026
Meadows @ Peirce scores 7.33 out of 10 on the TRIBE Resale Project Scorecard, Grade A, ranking 225th of 2,357 resale condos scored in Singapore and 3rd of 14 in District 26 (Mandai, Upper Thomson). Its strongest factors are Tenure (10/10) and Project's Historical Performance (9/10); its weakest is Future Transformation (3/10). Strong project with clear strengths. Standout strengths: tenure, schools. Key weaknesses: total returns, future transformation.
See all 14 scored condos in District 26 (Mandai, Upper Thomson) →
RPS · Resale Project Scorecard
Recent resale transactions at Meadows @ Peirce
12 months to September 2026 (Oct 2025 – Sep 2026): 16 resale transactions, median $1,732 psf, median price $2.33M. Median PSF is up 3.2% on the previous 12 months (Oct 2024 – Sep 2025, $1,677 psf).
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 4 | $1,719 psf | $2.25M |
| Jan–Mar 2026 | 1 | $1,234 psf | $3.20M |
| Apr–Jun 2026 | 7 | $1,727 psf | $2.66M |
| Jul–Sep 2026 | 4 | $1,764 psf | $2.13M |
| 12-month total | 16 | $1,732 psf | $2.33M |
Aggregates of URA REALIS resale caveats (data to September 2026). A specific unit's value depends on floor, size, facing and condition — for a unit-level read, use the Resale Price Check.
Meadows @ Peirce: frequently asked questions
Answers generated from the scorecard data — RPS rank 225th of 2,357, scores updated September 2026.
- Is Meadows @ Peirce a good buy in 2026?
- Meadows @ Peirce scores 7.33/10 on the TRIBE Resale Project Scorecard (Grade A), which places it 225th of 2,357 Singapore resale condos and 3rd of 14 in District 26 (Mandai, Upper Thomson). Strong project with clear strengths. Standout strengths: tenure, schools. Key weaknesses: total returns, future transformation. RPS scores project-level demand fundamentals — not a specific unit or its asking price — so read the grade as a screen: it tells you whether the drivers of resale demand are present, and the price you pay still decides the outcome.
- What is the average PSF at Meadows @ Peirce?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 16 resale transactions at Meadows @ Peirce, at a median of $1,732 psf and a median price of $2.33M (range $1,117 psf to $1,783 psf). The median PSF is up 3.2% on the previous 12 months (Oct 2024 – Sep 2025, $1,677 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Meadows @ Peirce from the nearest MRT station?
- Meadows @ Peirce is about 1.1km from Lentor MRT (TE5), scoring 4/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does Meadows @ Peirce compare with Lentor Modern?
- Lentor Modern is the project scored next to Meadows @ Peirce on the District 26 ranking: 8.27 (Grade S) against Meadows @ Peirce's 7.33 (Grade A). Meadows @ Peirce scores higher on Primary School Effect (9 vs 7) and Tenure (10 vs 9); Lentor Modern scores higher on MRT Proximity (4 vs 10) and Project Size (8 vs 10).
- Which primary schools are within 1km of Meadows @ Peirce?
- One primary school is within 1km of Meadows @ Peirce: CHIJ ST. Nicholas Girls' School (Primary). 1 primary school within 1km (CHIJ ST. NICHOLAS GIRLS' SCHOOL (PRIMARY), 0.86km away). Adequate but narrow school optionality. Meadows @ Peirce scores 9/10 on the Primary School Effect factor (20% of the RPS score), which weights each school by its recent P1 ballot demand.
- What is the tenure of Meadows @ Peirce, and how big is the project?
- Meadows @ Peirce is freehold, completed in 2012, has 479 units, developed by Far East Organization. Freehold tenure — no lease decay concerns, preserves long-term value. 479 units — good project size supporting active resale market and adequate facilities. Tenure carries 10% of the RPS score and Project Size 16%.
Scored either side of Meadows @ Peirce in Mandai, Upper Thomson
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
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