Overview & Key Facts
PEIRCE VALE is a 999 yrs lease commencing from 1885 condominium at OMAR KHAYYAM AVENUE in District 26 (OCR), developed by .
Location & Connectivity
PEIRCE VALE is approximately 820m from Lentor MRT station, with 2 stations within 1.5 km.
Schools & Education
8 schools within 2 km (1 within 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 |
Market Position
PEIRCE VALE has recorded 1 sales at an average price of $3,880,000.
Neighbourhood Comparison
| Condo | Tenure | Avg PSF | Sales |
|---|---|---|---|
| SPRINGLEAF RESIDENCE | 99 yrs lease commencing from 2024 | $2,178 psf | 917 |
| LENTOR MODERN | 99 yrs lease commencing from 2021 | $2,142 psf | 645 |
| LENTOR HILLS RESIDENCES | 99 yrs lease commencing from 2022 | $2,116 psf | 599 |
| LENTOR MANSION | 99 yrs lease commencing from 2023 | $2,266 psf | 533 |
| LENTOR CENTRAL RESIDENCES | 99 yrs lease commencing from 2023 | $2,222 psf | 477 |
What Could Work Against You
- With just 0 sales in the trailing year, pricing signals are indicative rather than definitive; expect wider bid-ask spreads when you negotiate.
Best suited for
Who This Actually Suits
This is a strong match for car-owning households, international school families, nature / park-fronting and freehold / generational hold. Parking and arterial road access matter more here than walking-distance MRT.
long-term hold (10+ yr) should treat this as a shortlist candidate, not a default choice.
It is a weaker fit for yield-focused investors, foreign / absd-aware buyers and resort facilities — other options likely serve them better. OCR (Outside Central Region) location with rental demand profile worth running through our Rental Yield Calculator.
Verdict
PEIRCE VALE is a 999 yrs lease commencing from 1885 development in District 26 (OCR), offering a gross yield of 2.0%.
Explore the full PEIRCE VALE dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing PEIRCE VALE against staying public? These HDB towns sit within walking or short-drive distance:
- Ang Mo Kio — 4-room average $724,816 (600m away), an upgrader gap of about $3,150,000
FAQ
What is the average PSF for PEIRCE VALE?
Is PEIRCE VALE freehold?
What is the rental yield for PEIRCE VALE?
Which MRT is nearest to PEIRCE VALE?
Sources & Next Steps
- PEIRCE VALE Dashboard — Live charts and analytics
- URA REALIS — Official transaction data
- District 26 (Upper Thomson, Springleaf) — District 26 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: 1 transactions
- Rental data: 4 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Oct 2023 · 1 records analysed · Source: URA private-sale caveats