Meadows @ Peirce
Overview & Key Facts
Meadows @ Peirce is a 479-unit freehold condominium located at 632 Upper Thomson Road in District 26, developed by UOL Development — one of Singapore’s premier property developers known for consistently delivering quality residential projects. Completed in 2012, the development comprises 14-storey blocks set within lush, nature-rich grounds that take advantage of the site’s proximity to Lower Peirce Reservoir and Thomson Nature Park.
At transacted prices ranging from approximately $1,271 to $1,925 psf (averaging around $1,686 psf), Meadows @ Peirce occupies a unique position in the market: a freehold development with UOL build quality in a nature-immersed setting at pricing that is competitive against leasehold alternatives in the same district. The development has earned a 4.2 out of 5 rating on 99.co from 26 reviews, with residents consistently praising the serene environment and well-maintained grounds.
The development is notable for being one of the few condominiums in Singapore with an enforced smoke-free by-law — a progressive policy that appeals to health-conscious residents and families. This distinction, combined with the nature-surrounded setting and UOL’s reputation, has created a community that skews heavily toward families and nature enthusiasts. Unit sizes range from 517 to 2,702 sqft, offering everything from compact one-bedroom units to expansive family homes.
Location & Connectivity
Meadows @ Peirce is situated along Upper Thomson Road in the heart of Singapore’s nature belt, surrounded by private landed estates and lush greenery. The development is approximately 1.1 km from Lentor MRT station on the Thomson-East Coast Line (TEL) and about 2 km from Springleaf MRT station. Neither station is within comfortable walking distance, making Meadows @ Peirce a car-oriented development for most residents. The nearest bus stop is within 100 m on Upper Thomson Road, providing bus connections to MRT stations and central locations.
The Upper Thomson area has evolved significantly as a lifestyle destination. Upper Thomson Road itself is lined with a growing collection of cafés, restaurants, and bakeries that have made the area a weekend dining destination. Thomson Plaza (2.5 km) provides a neighbourhood mall with a supermarket, and Ang Mo Kio Hub (3.5 km) offers a more comprehensive retail experience. For drivers, Upper Thomson Road provides access to the Seletar Expressway (SLE) and Central Expressway (CTE), with the CBD reachable in approximately 20 minutes during off-peak hours.
The Thomson-East Coast Line has improved the area’s rail connectivity significantly, and the upcoming North-South Corridor — Singapore’s longest transit corridor at 21.5 km — will further reduce travel times to the city. Schools in the vicinity include Ai Tong School, CHIJ St Nicholas Girls’ School (1.5 km), and Catholic High School, providing options across different school types.
Schools & Education
| School | Type | Distance |
|---|---|---|
| Singapore American School | international | Within 1 km |
| Mayflower Primary School | primary | ~1.2 km |
| Jing Shan Primary School | primary | ~1.4 km |
| Peirce Secondary School | secondary | ~1.4 km |
| Ang Mo Kio Secondary School | secondary | ~1.6 km |
| Ang Mo Kio Primary School | primary | ~1.6 km |
| Yio Chu Kang Primary School | primary | ~1.8 km |
| Yio Chu Kang Secondary School | secondary | ~1.9 km |
Facilities
Meadows @ Peirce delivers a comprehensive and diverse facility set that takes full advantage of its generous site area. The aquatic facilities include a swimming pool complemented by a jacuzzi, while sports amenities extend well beyond the typical gym offering to include a badminton hall (rare in condominiums), basketball court, jogging track, and putting green. Additional facilities include a BBQ area, playground, sauna, meeting room, and extensive landscaped gardens that blend seamlessly with the surrounding natural environment.
“The facilities at Meadows @ Peirce are surprisingly comprehensive. The badminton hall is a standout — I have not seen that in many other condos. The basketball court, putting green, jogging track, and pool are all well-maintained. The grounds are beautifully landscaped and feel like an extension of the surrounding nature parks. You can hear birds chirping and the sound of nature from anywhere in the development. The UOL quality shows in how well everything has been maintained after more than a decade.”
— Owner-occupier, since 2015 (99.co)
The facility set is one of the most diverse in the district, and the 479-unit scale provides a critical mass that keeps maintenance fees reasonable while supporting the breadth of amenities. The badminton hall and basketball court are genuine differentiators — indoor sports facilities are uncommon in private condominiums and provide significant value for active families. The jogging track loops through the landscaped grounds, offering a safe, car-free running circuit. Security includes 24-hour surveillance and gated access. The smoke-free policy adds an environmental quality dimension that is unusual in Singapore condominiums and is enforced by the management committee.
Unit Sizes & Layout
Meadows @ Peirce offers a wide range of configurations from one-bedroom units (517 sqft) to four-bedroom and larger units (up to 2,702 sqft), spread across 14-storey blocks. The unit mix caters to both investors (smaller configurations) and families (the larger three- and four-bedroom units that form the development’s core market). The variety of sizes — spanning a fivefold range from smallest to largest — gives buyers significant flexibility to find a configuration that matches their household needs and budget.
UOL’s build quality is evident in the layouts and finishes. The floor plans are efficient and well-proportioned, with good natural ventilation facilitated by the low-density surroundings and generous block spacing. The larger units benefit from balconies that overlook the landscaped grounds and surrounding greenery — in the Upper Thomson context, these balconies are genuinely functional spaces for morning coffee rather than token outdoor areas exposed to wind or neighbouring buildings. Finishes from the 2012 completion are holding up well, though some updating may be desired by buyers seeking the latest design trends.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 12 | $1,498 | $951,583 |
| 2 BR | 5 | $1,608 | $1,471,000 |
| 3 BR | 23 | $1,563 | $1,880,338 |
| 4 BR | 21 | $1,541 | $2,522,229 |
| 5 BR | 13 | $1,105 | $2,796,615 |
Pricing & Market Position
Based on 74 recorded transactions, sale prices range from $840,000 to $3,360,000, averaging $2,045,197 (~$1,624 psf).
Rents range from $1,850 to $10,000 per month across 403 rental transactions. Current rental yield sits at approximately 2.4%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 27.7% (from $1,227 to $1,566 psf).
Neighbourhood Comparison
Meadows @ Peirce ($1,686 psf, 479 units, freehold) competes primarily against the wave of new-launch developments in the Lentor corridor and the broader Upper Thomson-Ang Mo Kio belt. The most relevant comparisons are the six Lentor new launches (Lentoria, Lentor Modern, Lentor Hills Residences, Lentor Mansion, Hillock Green, Lentor Central Residences), all priced at $2,100–2,300 psf on 99-year leases from 2021–2024. These newer developments offer fresher products, direct MRT access (Lentor TEL station), and modern facilities, but at a 25–40% PSF premium — and critically, on leasehold tenure versus Meadows @ Peirce’s freehold.
For buyers comparing freehold options, Thomson Three ($1,500–1,700 psf, 445 units, freehold) on nearby Bright Hill Drive is the closest peer — a freehold development of similar vintage and pricing near Upper Thomson. Thomson Three offers comparable nature surroundings but without the UOL developer pedigree or the smoke-free policy. The Panorama ($1,400–1,600 psf, 698 units, 99-year from 2012) at Ang Mo Kio Avenue 2 offers similar-era product at a lower PSF but on leasehold tenure and in a more urban setting. Meadows @ Peirce’s unique competitive advantage is the trifecta of freehold tenure, UOL quality, and nature immersion — a combination that no current competitor in the Thomson corridor can match.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| MEADOWS @ PEIRCE | Freehold | 2012 | 479 | $1,624 |
| SPRINGLEAF RESIDENCE | 99 yrs lease commencing from 2024 | 2025 | 941 | $2,178 |
| LENTOR MODERN | 99 yrs lease commencing from 2021 | 2022 | 605 | $2,137 |
| LENTOR HILLS RESIDENCES | 99 yrs lease commencing from 2022 | 2023 | 598 | $2,116 |
| LENTOR MANSION | 99 yrs lease commencing from 2023 | 2024 | 533 | $2,266 |
| LENTOR CENTRAL RESIDENCES | 99 yrs lease commencing from 2023 | 2025 | 477 | $2,222 |
ShiokNest Scores
Our proprietary scoring system evaluates MEADOWS @ PEIRCE across multiple dimensions.
What Residents Say
“Living at Meadows @ Peirce is serene and tranquil. You can hear the birds chirping and the sound of nature every morning. It is a stone’s throw from Lower Peirce Reservoir, and the nature parks are our weekend playground. The smoke-free by-law was a big draw for us as a family with young children. The development is well-maintained — UOL quality really shows over time. The badminton hall is fantastic, and my kids use the basketball court daily.”
— Owner-occupier, family of 4, since 2016 (99.co)
“Very nice environment, surrounded by nature and yet decently close to conveniences. Nice and quiet, ample car parks, and well-maintained facilities. The Upper Thomson café scene has really grown, and there are more dining options every year. My only concern is the mosquitoes — there are definitely more mosquitoes and bugs here than in other areas, which is the trade-off for being surrounded by greenery. We installed all-weather blinds on the balcony because heavy rainfall keeps it wet otherwise.”
— Owner-occupier, three-bedroom (PropertyGuru)
“The management decided to chop off some of the trees, which left certain areas looking bare and reduced privacy. That was disappointing. Also, the one-way road direction after exiting the car park is an inconvenience that catches visitors off guard. And Upper Thomson Road is very busy with traffic, especially during peak hours. But overall, Meadows @ Peirce is a lovely development in a unique nature setting — the freehold tenure and UOL quality are hard to beat at this price point.”
— Resident, since 2018 (99.co)
Strengths & Weaknesses
- Freehold tenure — eliminates lease decay risk, preserves CPF flexibility, and en-bloc optionality
- UOL Development — premier developer with consistent build quality that ages well
- Nature-immersed setting — Lower Peirce Reservoir, Thomson Nature Park, Windsor Nature Park at doorstep
- Diverse facility set including rare badminton hall, basketball court, putting green, jogging track
- Smoke-free by-law — progressive policy appealing to health-conscious families
- Competitive pricing at $1,686 psf for freehold — 25-40% below Lentor new launches on leasehold
- Permanent green views — nature reserves and landed estates protect outlook from future development
- Wide unit range (517-2,702 sqft) — flexibility from investors to large families
- Rated 4.2/5 from 26 reviews — consistently positive resident feedback
- No MRT within walking distance — Lentor MRT 1.1 km, Springleaf 2 km; car-dependent for most
- Upper Thomson Road is very busy during peak hours — traffic noise affects some units
- Mosquitoes and insects are more prevalent due to nature-rich surroundings
- One-way road exit from car park creates inconvenience for drivers
- Some residents reported management decisions (tree removal) reducing privacy
- Bus-to-MRT transfer required for rail commuters — adds time to daily commute
- Heavy rainfall keeps balconies wet — all-weather blinds recommended
- Limited immediate retail — Thomson Plaza 2.5 km, Ang Mo Kio Hub 3.5 km for major shopping
Verdict
Meadows @ Peirce is a nature lover’s proposition executed to a high standard by one of Singapore’s best developers. The combination of freehold tenure, UOL build quality, a comprehensive facility set (including the rare badminton hall and basketball court), and an immersive nature setting creates a living environment that is difficult to replicate at any price point. The smoke-free by-law adds a health-conscious dimension that appeals to families with young children.
The development’s Achilles heel is accessibility. At 1.1 km from the nearest MRT (Lentor) and 2 km from Springleaf, Meadows @ Peirce is functionally car-dependent for most residents. The Thomson-East Coast Line has improved the situation, and buses along Upper Thomson Road provide connections, but this is not a walk-to-MRT development. Buyers who commute by MRT should factor in the bus-to-station transfer time and test the route during peak hours before committing.
At $1,686 psf average for freehold, the pricing is competitive — particularly when compared to new-launch leasehold developments in the Lentor corridor ($2,100–2,300 psf on 99-year leases). The freehold tenure eliminates lease-decay risk, preserves CPF flexibility, and provides en-bloc optionality. Upper Thomson Road traffic (particularly busy during peak hours) is a daily reality that some units are exposed to, and mosquitoes are a natural consequence of the green environment.
For families who own a car, value nature immersion, want freehold security, and appreciate a well-maintained UOL development with diverse sports facilities, Meadows @ Peirce is one of the strongest choices in the Thomson corridor. For MRT-dependent commuters or buyers who want urban convenience, the location trade-off may be too significant.