PEIRCE VIEW is a freehold development along UPPER THOMSON ROAD in District 20 (Ang Mo Kio / Bishan), part of the OCR segment of Singapore's private residential market. The project comprises 66 units and is TOP 1996.
This profile draws on 6 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 20 (Ang Mo Kio / Bishan), the immediate context for PEIRCE VIEW 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 6 sales and 42 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the PEIRCE VIEW dashboard.
- Average sale price: $1,284,167 across 6 transactions
- Estimated gross rental yield: 2.8%
- District 20 PSF ranking: Value tier (top 77%)
- Freehold tenure · OCR · D20 · 66 units
About PEIRCE VIEW
PEIRCE VIEW is a freehold condominium, located at UPPER THOMSON ROAD in District 20 (Ang Mo Kio, Bishan) (Outside Central Region), developed by CAUDEVILLE PTE LTD, comprising 66 residential units, completed in 1996.
As a freehold property, PEIRCE VIEW does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at PEIRCE VIEW:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 2 | $1,379 psf | $1,195,000 |
| 3 BR | 4 | $1,360 psf | $1,328,750 |
Sales Market Overview
PEIRCE VIEW has recorded 6 sale transactions with an average transaction price of $1,284,167, ranging from $1,100,000 to $1,455,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2023 | 1 | $1,301 psf | $1,260,000 | — |
| 2024 | 2 | $1,310 psf | $1,150,000 | ↑ 0.7% |
| 2025 | 3 | $1,425 psf | $1,381,667 | ↑ 8.8% |
PEIRCE VIEW ranks in the top 77% of condos in District 20 by average PSF.
Compared to the OCR average of $1,550 psf, PEIRCE VIEW trades 11.8% below the segment benchmark.
Loading chart data...
Rental Market Overview
PEIRCE VIEW has recorded 42 rental transactions with monthly rents averaging $3,040/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 1 BR | 5 | $2,700/mo | $1,800/mo | $3,100/mo |
| 2 BR | 5 | $2,940/mo | $2,200/mo | $3,500/mo |
| 3 BR | 32 | $3,108/mo | $2,000/mo | $4,500/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 8 | $2,288/mo |
| 2022 | 7 | $2,736/mo |
| 2023 | 6 | $3,150/mo |
| 2024 | 8 | $3,263/mo |
| 2025 | 11 | $3,556/mo |
| 2026 | 2 | $3,050/mo |
Loading chart data...
Investment Analysis
Based on average rents and sale prices, PEIRCE VIEW delivers an estimated gross rental yield of 2.8%. This is below the 3% benchmark, suggesting stronger capital appreciation potential.
Competing Condos in District 20
Side-by-side comparison against the most actively traded condos in District 20 (Ang Mo Kio, Bishan):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| AMO RESIDENCE | 99 yrs lease commencing from 2021 | 372 | $2,139 psf | 394 |
| JADESCAPE | 99 yrs lease commencing from 2018 | 1206 | $2,101 psf | 377 |
| THE PANORAMA | 99 yrs lease commencing from 2013 | 698 | $1,835 psf | 214 |
| SKY VUE | 99-year leasehold | 694 | $1,970 psf | 169 |
| SEMBAWANG HILLS ESTATE | Freehold | 34 | $1,941 psf | 168 |
Location Map
Map shows PEIRCE VIEW (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- PEIRCE VIEW
- Mayflower MRT
- Bright Hill MRT
- Jing Shan Primary School
- Peirce Secondary School
- Mayflower Primary School
Nearby MRT Stations
PEIRCE VIEW is 1.0 km from Mayflower MRT (Thomson-East Coast Line), with 2 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Mayflower | TE6 | Thomson-East Coast Line | 1.0 km |
| Bright Hill | TE7 | Thomson-East Coast Line | 1.1 km |
Nearby Schools
There are 9 schools within 2 km of PEIRCE VIEW, including 2 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Jing Shan Primary School | Primary | 870m |
| Peirce Secondary School | Secondary | 880m |
| Mayflower Primary School | Primary | 1.0 km |
| Ang Mo Kio Secondary School | Secondary | 1.3 km |
| Singapore American School | International | 1.3 km |
| Ang Mo Kio Primary School | Primary | 1.3 km |
| Yio Chu Kang Primary School | Primary | 1.7 km |
| Yio Chu Kang Secondary School | Secondary | 1.7 km |
| Chong Boon Secondary School | Secondary | 2.0 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.
Boutique character. With 66 units, PEIRCE VIEW 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. Jing Shan Primary School sits about 0.87km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Moderate MRT walk. At 1.04km 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 6 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": "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": "green",
"reason": "Tenure supports CPF + buyer-pool through hold"
}
]
Composite assessment: PEIRCE VIEW 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. 6 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 VIEW?
What is the rental yield for PEIRCE VIEW?
Is PEIRCE VIEW freehold or leasehold?
How far is the nearest MRT from PEIRCE VIEW?
What is the tenure of PEIRCE VIEW?
How does PEIRCE VIEW compare to other projects in the district?
What stamp duty applies for a foreign buyer of PEIRCE VIEW?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 6 transactions analysed
- Rental data: 42 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 VIEW
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.