PEIRCE VALE is a 999 yrs lease commencing from 1885 development along OMAR KHAYYAM AVENUE in District 26 (Mandai / Upper Thomson), part of the OCR segment of Singapore's private residential market. The project comprises a compact unit count and is an established secondary-market project.
This profile draws on 1 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.
The project is in its mature or late-resale phase, where lease tenure (for leasehold stock), redevelopment optionality, and en-bloc potential all start to weigh more on the investment thesis than current rental yield.
Within District 26 (Mandai / Upper Thomson), the immediate context for PEIRCE VALE 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 1 sales and 4 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the PEIRCE VALE dashboard.
- Average sale price: $3,880,000 across 1 transactions
- Estimated gross rental yield: 2.0%
- District 26 PSF ranking: Premium tier (top 5%)
- 999 yrs lease commencing from 1885 · OCR · D26
About PEIRCE VALE
PEIRCE VALE is a 999 yrs lease commencing from 1885 condominium, located at OMAR KHAYYAM AVENUE in District 26 (Upper Thomson, Springleaf) (Outside Central Region).
Sales Market Overview
PEIRCE VALE has recorded 1 sale transactions with an average transaction price of $3,880,000, ranging from $3,880,000 to $3,880,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2023 | 1 | $2,251 psf | $3,880,000 | — |
PEIRCE VALE ranks in the top 5% of condos in District 26 by average PSF.
Compared to the OCR average of $1,550 psf, PEIRCE VALE trades 45.3% above the segment benchmark.
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Rental Market Overview
PEIRCE VALE has recorded 4 rental transactions with monthly rents averaging $6,400/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 4 | $6,400/mo | $5,400/mo | $8,200/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 1 | $5,400/mo |
| 2022 | 1 | $5,800/mo |
| 2024 | 1 | $6,200/mo |
| 2025 | 1 | $8,200/mo |
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Investment Analysis
Based on average rents and sale prices, PEIRCE VALE delivers an estimated gross rental yield of 2.0%. This is below the 3% benchmark, suggesting stronger capital appreciation potential.
Competing Condos in District 26
Side-by-side comparison against the most actively traded condos in District 26 (Upper Thomson, Springleaf):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| SPRINGLEAF RESIDENCE | 99 yrs lease commencing from 2024 | 941 | $2,178 psf | 914 |
| LENTOR MODERN | 99 yrs lease commencing from 2021 | 605 | $2,137 psf | 635 |
| LENTOR HILLS RESIDENCES | 99 yrs lease commencing from 2022 | 598 | $2,116 psf | 599 |
| LENTOR MANSION | 99 yrs lease commencing from 2023 | 533 | $2,266 psf | 533 |
| LENTOR CENTRAL RESIDENCES | 99 yrs lease commencing from 2023 | 477 | $2,222 psf | 477 |
Location Map
Map shows PEIRCE VALE (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- PEIRCE VALE
- Lentor MRT
- Mayflower MRT
- Singapore American School
- Mayflower Primary School
- Jing Shan Primary School
Nearby MRT Stations
PEIRCE VALE is 820m from Lentor MRT (Thomson-East Coast Line), with 2 stations within 1.5 km.
Nearby Schools
There are 8 schools within 2 km of PEIRCE VALE, including 1 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Singapore American School | International | 400m |
| Mayflower Primary School | Primary | 1.1 km |
| Jing Shan Primary School | Primary | 1.3 km |
| Peirce Secondary School | Secondary | 1.4 km |
| Ang Mo Kio Secondary School | Secondary | 1.4 km |
| Ang Mo Kio Primary School | Primary | 1.5 km |
| Yio Chu Kang Primary School | Primary | 1.6 km |
| Yio Chu Kang Secondary School | Secondary | 1.7 km |
School-belt proximity. Singapore American School sits about 0.40km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Mature streetscape and amenity coverage. The immediate neighbourhood has the daily-living amenity profile of an established residential precinct — hawker centres, supermarkets, clinics, parks within a short walk or drive. The convenience compounds over a hold, even if no single amenity is a headline feature.
Moderate MRT walk. At 0.82km from the nearest station, the project sits just outside the 800m comfort threshold. Rental tenants notice — yield typically trails truly walkable comparables by 30-50bps in similar segments.
Thin transaction history. With only 1 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": "amber",
"reason": "Lease horizon constrains long-hold optionality"
},
{
"persona": "Family with school-age kids",
"fit_color": "green",
"reason": "Nearby schools support MOE registration priority"
},
{
"persona": "CBD commuter",
"fit_color": "amber",
"reason": "Bus or own-vehicle commute likely required"
},
{
"persona": "Rental investor (yield-focused)",
"fit_color": "red",
"reason": "Thin transaction history makes underwriting fragile"
},
{
"persona": "Foreign professional (expat)",
"fit_color": "amber",
"reason": "Verify tenant-pool depth in immediate catchment"
},
{
"persona": "Long-term hold (10+ yr)",
"fit_color": "amber",
"reason": "Plan exit timing around lease-decay thresholds"
}
]
Composite assessment: PEIRCE VALE sits in an off-MRT-spine pocket where own-vehicle commuting and a narrower tenant pool define the economics. Suits owner-occupiers who prioritise the specific neighbourhood and lifestyle fit over capital-market efficiency. 1 transactions in URA REALIS provide the data foundation for this view.
Suggested holding period for most buyer profiles: 7-12 years with realistic vacancy and re-let cost assumptions. 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 PEIRCE VALE?
What is the rental yield for PEIRCE VALE?
Is PEIRCE VALE freehold or leasehold?
How far is the nearest MRT from PEIRCE VALE?
What is the tenure of PEIRCE VALE?
How does PEIRCE VALE compare to other projects in the district?
What stamp duty applies for a foreign buyer of PEIRCE VALE?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 1 transactions analysed
- Rental data: 4 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 PEIRCE VALE
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.