Overview & Key Facts
CENTRAL MEADOWS is a freehold condominium at LORONG 34 GEYLANG in District 14 (RCR), developed by FRAGRANCE GROUP, comprising 24 units, completed in 2003.
Location & Connectivity
CENTRAL MEADOWS is approximately 440m from Dakota MRT station, with 6 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Dakota | Circle Line | 440m |
| Aljunied | East-West Line | 740m |
| Paya Lebar | East-West Line | 810m |
| Paya Lebar | Circle Line | 810m |
| Mountbatten | Circle Line | 940m |
| Tanjong Katong | Thomson-East Coast Line | 1.1 km |
Schools & Education
15 schools within 2 km (5 within 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 |
Market Position
CENTRAL MEADOWS has recorded 4 sales at an average price of $1,265,000.
Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2022 | 1 | $1,239 psf | — |
| 2023 | 1 | $1,309 psf | ↑ 5.6% |
| 2024 | 1 | $1,309 psf | ↑ 0.0% |
| 2025 | 1 | $1,239 psf | ↓ 5.3% |
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From the 2023 high, CENTRAL MEADOWS prices have given back 5.3% — still 0.0% above the 2022 baseline.
Price Index Check
The ShiokNest Price Index for District 14 reads 121.5 as of June 2026 — down 8.2% year-on-year. The index tracks repeat-sales price movement, so it is less distorted by shifts in what happens to be transacting than a raw average PSF.
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Neighbourhood Comparison
| Condo | Tenure | Avg PSF | Sales |
|---|---|---|---|
| PARC ESTA | 99 yrs lease commencing from 2018 | $2,187 psf | 493 |
| SIMS URBAN OASIS | 99 yrs lease commencing from 2014 | $1,765 psf | 373 |
| PENROSE | 99 yrs lease commencing from 2019 | $1,933 psf | 359 |
| EUHABITAT | 99 yrs lease commencing from 2010 | $1,330 psf | 243 |
| THE ANTARES | 99 yrs lease commencing from 2018 | $1,834 psf | 229 |
What Could Work Against You
- With just 1 sales in the trailing year, pricing signals are indicative rather than definitive; expect wider bid-ask spreads when you negotiate.
- The 24-unit size cuts both ways: exclusivity, but thinner resale liquidity and higher per-unit maintenance contributions than larger estates.
Best suited for
Who This Actually Suits
Buyers most likely to be happy here: mrt-walkable commuters, yield-focused investors, long-term hold (10+ yr) and freehold / generational hold. MRT proximity is the standout commute feature for daily transit users.
For p1 school balloting families, it can work — but weigh the trade-offs before committing.
It is a weaker fit for resort facilities — other options likely serve them better. Resort-grade amenity stack including multiple pools, clubhouse, and recreational facilities.
Verdict
CENTRAL MEADOWS is a freehold development in District 14 (RCR), with 24 units, offering a gross yield of 3.3%.
At ~$1,239 psf, it sits at a city-fringe price point balancing accessibility and value.
Explore the full CENTRAL MEADOWS dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing CENTRAL MEADOWS against staying public? These HDB towns sit within walking or short-drive distance:
- Geylang — 4-room average $761,443 (200m away), an upgrader gap of about $500,000
- Kallang/whampoa — 4-room average $882,887 (1.1 km away), an upgrader gap of about $400,000
FAQ
What is the average PSF for CENTRAL MEADOWS?
Is CENTRAL MEADOWS freehold?
What is the rental yield for CENTRAL MEADOWS?
Which MRT is nearest to CENTRAL MEADOWS?
Sources & Next Steps
- CENTRAL MEADOWS Dashboard — Live charts and analytics
- URA REALIS — Official transaction data
- District 14 (Geylang, Eunos) — District 14 neighbourhood guide
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
- Rental data: 31 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Sep 2025 · 4 records analysed · Source: URA private-sale caveats