CENTRAL MEADOWS is a freehold development along LORONG 34 GEYLANG in District 14 (Geylang / Eunos), part of the RCR segment of Singapore's private residential market. The project comprises 24 units and is TOP 2003.
This profile draws on 4 recorded transactions from URA REALIS to frame the project's character: who actually lives here, who buys here, and where the pricing sits relative to immediate alternatives. For the broader district context, see the Singapore price-heatmap map.
At roughly 23 years from TOP, CENTRAL MEADOWS is in mature-resale territory: a clear track record on capital appreciation, defined renovation and refurbishment cycles, and lease-decay considerations starting to enter the picture (if leasehold).
Within District 14 (Geylang / Eunos), the immediate context for CENTRAL MEADOWS is shaped by the broader URA Master Plan zoning for the area, ongoing or planned infrastructure (MRT extensions, expressway changes, school relocations), and the supply pipeline of nearby launches. See the URA Master Plan 2019 for the precinct-specific land-use overlay before underwriting medium-term capital appreciation.
We track 4 sales and 30 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the CENTRAL MEADOWS dashboard.
- Average sale price: $1,265,000 across 4 transactions
- Estimated gross rental yield: 3.3%
- District 14 PSF ranking: Mid-range (top 56%)
- Freehold tenure · RCR · D14 · 24 units
About CENTRAL MEADOWS
CENTRAL MEADOWS is a freehold condominium, located at LORONG 34 GEYLANG in District 14 (Geylang, Eunos) (Rest of Central Region), developed by FRAGRANCE GROUP, comprising 24 residential units, completed in 2003.
As a freehold property, CENTRAL MEADOWS does not face lease decay concerns.
Sales Market Overview
CENTRAL MEADOWS has recorded 4 sale transactions with an average transaction price of $1,265,000, ranging from $1,200,000 to $1,310,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2022 | 1 | $1,239 psf | $1,200,000 | — |
| 2023 | 1 | $1,309 psf | $1,310,000 | ↑ 5.6% |
| 2024 | 1 | $1,309 psf | $1,310,000 | ↑ 0.0% |
| 2025 | 1 | $1,239 psf | $1,240,000 | ↓ 5.3% |
CENTRAL MEADOWS ranks in the top 56% of condos in District 14 by average PSF.
Compared to the RCR average of $2,047 psf, CENTRAL MEADOWS trades 37.8% below the segment benchmark.
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Rental Market Overview
CENTRAL MEADOWS has recorded 30 rental transactions with monthly rents averaging $3,493/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 3 BR | 30 | $3,493/mo | $2,600/mo | $4,500/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 7 | $2,750/mo |
| 2022 | 6 | $2,967/mo |
| 2023 | 8 | $3,900/mo |
| 2024 | 2 | $4,075/mo |
| 2025 | 7 | $4,057/mo |
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Investment Analysis
Based on average rents and sale prices, CENTRAL MEADOWS delivers an estimated gross rental yield of 3.3%. This is above the Singapore-wide benchmark of approximately 3%.
Competing Condos in District 14
Side-by-side comparison against the most actively traded condos in District 14 (Geylang, Eunos):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| PARC ESTA | 99 yrs lease commencing from 2018 | 1399 | $2,184 psf | 477 |
| SIMS URBAN OASIS | 99 yrs lease commencing from 2014 | 1024 | $1,762 psf | 365 |
| PENROSE | 99 yrs lease commencing from 2019 | 566 | $1,928 psf | 352 |
| EUHABITAT | 99 yrs lease commencing from 2010 | 697 | $1,326 psf | 233 |
| THE ANTARES | 99 yrs lease commencing from 2018 | 265 | $1,833 psf | 227 |
Location Map
Map shows CENTRAL MEADOWS (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- CENTRAL MEADOWS
- Dakota MRT
- Aljunied MRT
- Paya Lebar MRT
- Paya Lebar MRT
- Mountbatten MRT
- Geylang Methodist School (Secondary)
- Geylang Methodist School (Primary)
- Kong Hwa School
Nearby MRT Stations
CENTRAL MEADOWS is 440m from Dakota MRT (Circle Line), with 6 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Dakota | CC8 | Circle Line | 440m |
| Aljunied | EW9 | East-West Line | 740m |
| Paya Lebar | EW8 | East-West Line | 810m |
| Paya Lebar | CC9 | Circle Line | 810m |
| Mountbatten | CC7 | Circle Line | 940m |
| Tanjong Katong | TE25 | Thomson-East Coast Line | 1.1 km |
Nearby Schools
There are 15 schools within 2 km of CENTRAL MEADOWS, including 5 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Geylang Methodist School (Secondary) | Secondary | 60m |
| Geylang Methodist School (Primary) | Primary | 250m |
| Kong Hwa School | Primary | 370m |
| One World International School (Mountbatten) | International | 710m |
| Haig Girls' School | Primary | 850m |
| Tanjong Katong Primary School | Primary | 1.2 km |
| Tao Nan School | Primary | 1.3 km |
| Broadrick Secondary School | Secondary | 1.4 km |
| EtonHouse International School (Broadrick) | International | 1.4 km |
| Tanjong Katong Girls' School | Secondary | 1.5 km |
| Canadian International School (Tanjong Katong) | International | 1.5 km |
| Canossa Catholic Primary School | Primary | 1.6 km |
Tenure resilience. Freehold tenure removes the lease-decay headwind that affects 99-year leasehold stock from ~year 60 onward. CPF eligibility, loan-tenure caps, and resale buyer pool are all preserved without the time-decay clock. For long holds (15+ years), this matters meaningfully more than headline PSF.
Genuine walk-to-MRT access. Dakota sits about 0.44km away — true walking distance, not the elastic 800m claim that some listings stretch. For tenants and commuter-owners, this anchors rental demand and supports a steady capital-value floor across cycles.
Boutique character. With 24 units, CENTRAL MEADOWS keeps a low-density character — fewer residents per facility, quieter corridors, more curated common spaces. Suits buyers prioritising unit-interior quality and neighbour proximity over deep facilities breadth.
School-belt proximity. Geylang Methodist School (Secondary) sits about 0.06km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Thin transaction history. With only 4 recorded sales, comparable-sales analysis is fragile — a single outlier transaction can skew the apparent price level by 5-10%. Triangulate with nearby district comparables rather than rely on within-project averages alone.
District supply pipeline. Non-prime districts are more sensitive to GLS pipeline additions; check the URA Master Plan 2019 confirmed and provisional land sales schedule for the immediate 5-year window. New launches at 10-20% lower PSF can compress secondary-market resale velocity for 18-24 months around their launch dates.
[
{
"persona": "Young couple, first home",
"fit_color": "green",
"reason": "Long balance lease + likely sub-CCR pricing"
},
{
"persona": "Family with school-age kids",
"fit_color": "green",
"reason": "Nearby schools support MOE registration priority"
},
{
"persona": "CBD commuter",
"fit_color": "green",
"reason": "Walking-distance MRT supports daily commute"
},
{
"persona": "Rental investor (yield-focused)",
"fit_color": "red",
"reason": "Thin transaction history makes underwriting fragile"
},
{
"persona": "Foreign professional (expat)",
"fit_color": "amber",
"reason": "MRT plus mid-size facility suite typically meets expat-tenant criteria"
},
{
"persona": "Long-term hold (10+ yr)",
"fit_color": "green",
"reason": "Tenure supports CPF + buyer-pool through hold"
}
]
Composite assessment: CENTRAL MEADOWS combines walking-distance MRT with long-tenure leasehold (or freehold) — a solid structural foundation. The district position dictates whether capital appreciation outpaces or tracks the broader market. 4 transactions in URA REALIS provide the data foundation for this view.
Suggested holding period for most buyer profiles: 6-10 years to ride out one full macro cycle. Cross-reference per-bedroom net yield against district comparables via the compare-tool, model monthly cash-flow with the mortgage calculator, and confirm your effective BSD+ABSD cost using the stamp-duty calculator before finalising. This profile is informational; not a personal investment recommendation.
FAQ
What is the average price for CENTRAL MEADOWS?
What is the rental yield for CENTRAL MEADOWS?
Is CENTRAL MEADOWS freehold or leasehold?
How far is the nearest MRT from CENTRAL MEADOWS?
What is the tenure of CENTRAL MEADOWS?
How does CENTRAL MEADOWS compare to other projects in the district?
What stamp duty applies for a foreign buyer of CENTRAL MEADOWS?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 4 transactions analysed
- Rental data: 30 lease records analysed
- Gross yield = (avg monthly rent × 12) / avg sale price
Median values used to minimise outlier impact. PSF = price per square foot.
View Live Data for CENTRAL MEADOWS
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.