Overview & Key Facts
PEIRCE VIEW is a freehold condominium at UPPER THOMSON ROAD in District 20 (OCR), developed by CAUDEVILLE PTE LTD, comprising 66 units, completed in 1996.
Location & Connectivity
PEIRCE VIEW is approximately 1040m from Mayflower MRT station, with 2 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Mayflower | Thomson-East Coast Line | 1 km |
| Bright Hill | Thomson-East Coast Line | 1.1 km |
Schools & Education
9 schools within 2 km (2 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| Jing Shan Primary School | Primary | 870m |
| Peirce Secondary School | Secondary | 880m |
| Mayflower Primary School | Primary | 1 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 |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 2 | $1,379 psf | $1,195,000 |
| 3 BR | 4 | $1,360 psf | $1,328,750 |
Market Position
PEIRCE VIEW has recorded 6 sales at an average price of $1,284,167.
Rental Yield by Bedroom Type
Blended yield hides the spread between unit sizes — smaller units at PEIRCE VIEW typically rent harder per dollar of purchase price:
| Type | Avg Rent | Avg Price | Gross Yield |
|---|---|---|---|
| 2 BR | $2,940/mo | $1,195,000 | 2.95% |
| 3 BR | $3,108/mo | $1,328,750 | 2.81% |
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Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2023 | 1 | $1,301 psf | — |
| 2024 | 2 | $1,310 psf | ↑ 0.7% |
| 2025 | 3 | $1,425 psf | ↑ 8.8% |
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PEIRCE VIEW prices sit at a fresh series high after a 8.8% gain on the prior period, now 9.6% above the 2023 starting level.
Price Index Check
The ShiokNest Price Index for District 20 reads 143.5 as of June 2026 — up 4.6% 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 |
|---|---|---|---|
| AMO RESIDENCE | 99 yrs lease commencing from 2021 | $2,152 psf | 409 |
| JADESCAPE | 99 yrs lease commencing from 2018 | $2,107 psf | 386 |
| THE PANORAMA | 99 yrs lease commencing from 2013 | $1,845 psf | 222 |
| SEMBAWANG HILLS ESTATE | Freehold | $1,951 psf | 176 |
| SKY VUE | 99-year leasehold | $1,973 psf | 171 |
What Could Work Against You
- Only 0 transactions were recorded in the past 12 months, so the price figures here rest on a thin sample — a single outlier deal can move the averages.
- At 66 units, this is a boutique development — fewer comparable sales to anchor valuations, and maintenance costs spread across a smaller fee base.
Best suited for
Who This Actually Suits
Buyers most likely to be happy here: car-owning households, international school families, nature / park-fronting and long-term hold (10+ yr). Suits households with a car who value parking access alongside MRT proximity.
yield-focused investors should probably look elsewhere. OCR (Outside Central Region) location with rental demand profile worth running through our Rental Yield Calculator.
One caution flagged here: avoid if mrt-dependent — MRT access is meaningfully constrained — transit-dependent buyers should consider better-connected alternatives.
Verdict
PEIRCE VIEW is a freehold development in District 20 (OCR), with 66 units, offering a gross yield of 2.8%.
At ~$1,425 psf, it represents a competitive entry point in the OCR segment.
Explore the full PEIRCE VIEW dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing PEIRCE VIEW against staying public? These HDB towns sit within walking or short-drive distance:
- Ang Mo Kio — 4-room average $724,816 (520m away), an upgrader gap of about $550,000
- Bishan — 4-room average $791,445 (1.1 km away), an upgrader gap of about $500,000
FAQ
What is the average PSF for PEIRCE VIEW?
Is PEIRCE VIEW freehold?
What is the rental yield for PEIRCE VIEW?
Which MRT is nearest to PEIRCE VIEW?
Sources & Next Steps
- PEIRCE VIEW Dashboard — Live charts and analytics
- URA REALIS — Official transaction data
- District 20 (Ang Mo Kio, Bishan) — District 20 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: 6 transactions
- Rental data: 42 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: May 2025 · 6 records analysed · Source: URA private-sale caveats