PASTORAL VIEW is a 59-year balance leasehold development along BASSEIN ROAD in District 11 (Newton / Novena), part of the CCR segment of Singapore's private residential market. The project comprises 51 units and is TOP 1986.
This profile draws on 0 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 11 (Newton / Novena), the immediate context for PASTORAL 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 0 sales and 239 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the PASTORAL VIEW dashboard.
- · CCR · D11 · 51 units
About PASTORAL VIEW
PASTORAL VIEW is a condominium, located at BASSEIN ROAD in District 11 (Watten Estate, Novena, Thomson) (Core Central Region), developed by VIHIN REALTY PTE LTD, comprising 51 residential units, completed in 1986.
With approximately 59 years remaining on its 99-year lease, CPF usage and maximum loan tenure may be restricted.
Rental Market Overview
PASTORAL VIEW has recorded 239 rental transactions with monthly rents averaging $3,680/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 1 BR | 97 | $2,970/mo | $2,251/mo | $3,750/mo |
| 2 BR | 40 | $3,661/mo | $3,028/mo | $4,800/mo |
| 3 BR | 102 | $4,364/mo | $3,415/mo | $5,300/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 59 | $3,276/mo |
| 2022 | 52 | $3,473/mo |
| 2023 | 28 | $4,025/mo |
| 2024 | 41 | $4,073/mo |
| 2025 | 41 | $3,954/mo |
| 2026 | 18 | $3,553/mo |
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Competing Condos in District 11
Side-by-side comparison against the most actively traded condos in District 11 (Watten Estate, Novena, Thomson):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| PULLMAN RESIDENCES NEWTON | Freehold | 340 | $3,074 psf | 288 |
| WATTEN HOUSE | Freehold | 180 | $3,236 psf | 179 |
| SOLEIL @ SINARAN | 99 yrs lease commencing from 2006 | 417 | $1,970 psf | 92 |
| PEAK RESIDENCE | Freehold | 90 | $2,489 psf | 90 |
| AMARYLLIS VILLE | 99 yrs lease commencing from 1997 | 311 | $1,903 psf | 72 |
Location Map
Map shows PASTORAL VIEW (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- PASTORAL VIEW
- Novena MRT
- Toa Payoh MRT
- Farrer Park MRT
- Mount Pleasant MRT
- Newton MRT
- CHIJ Our Lady Queen of Peace
- Beatty Secondary School
- St. Margaret'
Nearby MRT Stations
PASTORAL VIEW is 520m from Novena MRT (North-South Line), with 6 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Novena | NS20 | North-South Line | 520m |
| Toa Payoh | NS19 | North-South Line | 1.1 km |
| Farrer Park | NE8 | North-East Line | 1.4 km |
| Mount Pleasant | TE10 | Thomson-East Coast Line | 1.5 km |
| Newton | NS21 | North-South Line | 1.5 km |
| Newton | DT11 | Downtown Line | 1.5 km |
Nearby Schools
There are 22 schools within 2 km of PASTORAL VIEW, including 1 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| CHIJ Our Lady Queen of Peace | Primary | 490m |
| Beatty Secondary School | Secondary | 1.0 km |
| St. Margaret's Secondary School | Secondary | 1.2 km |
| CHIJ Secondary (Toa Payoh) | Secondary | 1.2 km |
| School of Science and Technology | Jc | 1.2 km |
| St. Margaret's Primary School | Primary | 1.2 km |
| St. Joseph's Institution | Secondary | 1.3 km |
| New Town Primary School | Primary | 1.3 km |
| Farrer Park Primary School | Primary | 1.4 km |
| Balestier Hill Primary School | Primary | 1.5 km |
| Singapore Chinese Girls' School (Primary) | Primary | 1.5 km |
| Anglo-Chinese School (Primary) | Primary | 1.6 km |
Walking-distance MRT. Novena is about 0.52km — within the conventional 10-minute walk threshold most tenants accept. The project benefits from the public-transport premium without the price compression that <500m flagship stations command.
Boutique character. With 51 units, PASTORAL 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. CHIJ Our Lady Queen of Peace sits about 0.49km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Lease tenor below 75 years. With roughly 59 years remaining, CPF usage starts to be capped (the 95-year rule reduces utilisation as lease decays), and bank loan tenor compresses correspondingly. The resale buyer pool narrows toward older buyers with shorter horizons.
Thin transaction history. With only 0 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.
[
{
"persona": "Young couple, first home",
"fit_color": "amber",
"reason": "Lease horizon constrains long-hold optionality"
},
{
"persona": "Family with school-age kids",
"fit_color": "green",
"reason": "Nearby schools support MOE registration priority"
},
{
"persona": "CBD commuter",
"fit_color": "green",
"reason": "Walking-distance MRT supports daily commute"
},
{
"persona": "Rental investor (yield-focused)",
"fit_color": "red",
"reason": "Thin transaction history makes underwriting fragile"
},
{
"persona": "Foreign professional (expat)",
"fit_color": "amber",
"reason": "MRT plus mid-size facility suite typically meets expat-tenant criteria"
},
{
"persona": "Long-term hold (10+ yr)",
"fit_color": "amber",
"reason": "Plan exit timing around lease-decay thresholds"
}
]
Composite assessment: PASTORAL VIEW benefits from MRT proximity but the lease horizon or district position requires careful exit-timing planning. Active management of the hold matters more than passive accumulation. 0 transactions in URA REALIS provide the data foundation for this view.
Suggested holding period for most buyer profiles: 5-8 years with monitored exit windows. 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 PASTORAL VIEW?
What is the rental yield for PASTORAL VIEW?
Is PASTORAL VIEW freehold or leasehold?
How far is the nearest MRT from PASTORAL VIEW?
What is the tenure of PASTORAL VIEW?
How does PASTORAL VIEW compare to other projects in the district?
What stamp duty applies for a foreign buyer of PASTORAL VIEW?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Rental data: 239 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 PASTORAL VIEW
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.