PAVILION 11 is a freehold development along AKYAB ROAD in District 11 (Newton / Novena), part of the CCR segment of Singapore's private residential market. The project comprises 180 units and is TOP 2009.
This profile draws on 28 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.
At roughly 17 years from TOP, PAVILION 11 is in mature-resale territory: a clear track record on capital appreciation, defined renovation and refurbishment cycles, and lease-decay considerations starting to enter the picture (if leasehold).
Within District 11 (Newton / Novena), the immediate context for PAVILION 11 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 28 sales and 273 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the PAVILION 11 dashboard.
- Average sale price: $2,501,992 across 28 transactions
- Estimated gross rental yield: 2.6%
- District 11 PSF ranking: Above average (top 37%)
- Freehold tenure · CCR · D11 · 180 units
About PAVILION 11
PAVILION 11 is a freehold condominium, located at AKYAB ROAD in District 11 (Watten Estate, Novena, Thomson) (Core Central Region), developed by UOL DEVELOPMENT (NOVENA) PTE LTD, comprising 180 residential units, completed in 2009.
As a freehold property, PAVILION 11 does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at PAVILION 11:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 12 | $2,023 psf | $1,937,741 |
| 4 BR | 15 | $1,905 psf | $2,829,526 |
| 5+ BR | 1 | $1,033 psf | $4,360,000 |
Sales Market Overview
PAVILION 11 has recorded 28 sale transactions with an average transaction price of $2,501,992, ranging from $1,630,000 to $4,360,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 6 | $1,698 psf | $2,216,833 | — |
| 2022 | 7 | $1,716 psf | $2,678,286 | ↑ 1.0% |
| 2023 | 4 | $2,094 psf | $2,277,000 | ↑ 22.1% |
| 2024 | 3 | $2,136 psf | $3,173,333 | ↑ 2.0% |
| 2025 | 6 | $2,098 psf | $2,541,796 | ↓ 1.8% |
| 2026 | 2 | $2,155 psf | $2,064,000 | ↑ 2.7% |
PAVILION 11 ranks in the top 37% of condos in District 11 by average PSF.
Compared to the CCR average of $2,447 psf, PAVILION 11 trades 21.4% below the segment benchmark.
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Rental Market Overview
PAVILION 11 has recorded 273 rental transactions with monthly rents averaging $5,406/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 2 BR | 98 | $4,239/mo | $3,200/mo | $5,400/mo |
| 3 BR | 174 | $6,008/mo | $4,000/mo | $8,400/mo |
| 4 BR | 1 | $15,000/mo | $15,000/mo | $15,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 48 | $4,286/mo |
| 2022 | 55 | $5,194/mo |
| 2023 | 54 | $6,146/mo |
| 2024 | 56 | $5,484/mo |
| 2025 | 49 | $5,830/mo |
| 2026 | 11 | $5,423/mo |
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Investment Analysis
Based on average rents and sale prices, PAVILION 11 delivers an estimated gross rental yield of 2.6%. This is below the 3% benchmark, suggesting stronger capital appreciation potential.
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 PAVILION 11 (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- PAVILION 11
- Novena MRT
- Toa Payoh MRT
- Mount Pleasant MRT
- CHIJ Our Lady Queen of Peace
- Beatty Secondary School
- CHIJ Secondary (Toa Payoh)
Nearby MRT Stations
PAVILION 11 is 670m from Novena MRT (North-South Line), with 3 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Novena | NS20 | North-South Line | 670m |
| Toa Payoh | NS19 | North-South Line | 910m |
| Mount Pleasant | TE10 | Thomson-East Coast Line | 1.5 km |
Nearby Schools
There are 23 schools within 2 km of PAVILION 11, including 3 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| CHIJ Our Lady Queen of Peace | Primary | 650m |
| Beatty Secondary School | Secondary | 850m |
| CHIJ Secondary (Toa Payoh) | Secondary | 1.0 km |
| School of Science and Technology | Jc | 1.0 km |
| New Town Primary School | Primary | 1.3 km |
| Balestier Hill Primary School | Primary | 1.3 km |
| St. Joseph's Institution | Secondary | 1.3 km |
| St. Margaret's Secondary School | Secondary | 1.4 km |
| St. Margaret's Primary School | Primary | 1.4 km |
| Pei Chun Public School | Primary | 1.5 km |
| Farrer Park Primary School | Primary | 1.6 km |
| Singapore Chinese Girls' School (Primary) | Primary | 1.6 km |
Tenure resilience. Freehold tenure removes the lease-decay headwind that affects 99-year leasehold stock from ~year 60 onward. CPF eligibility, loan-tenure caps, and resale buyer pool are all preserved without the time-decay clock. For long holds (15+ years), this matters meaningfully more than headline PSF.
Walking-distance MRT. Novena is about 0.67km — 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.
School-belt proximity. CHIJ Our Lady Queen of Peace sits about 0.65km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Cycle-sensitivity. Like all Singapore private residential, the project's capital appreciation and rental yields move with broader macro factors — mortgage rate environment, MAS macroprudential stance (TDSR, ABSD), and the supply-pipeline tempo. Build a 5pp rate buffer into your stress test.
[
{
"persona": "Young couple, first home",
"fit_color": "green",
"reason": "Long balance lease + likely sub-CCR pricing"
},
{
"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": "green",
"reason": "Tenure supports CPF + buyer-pool through hold"
}
]
Composite assessment: PAVILION 11 hits the three structural levers that anchor long-term Singapore residential value: a prime district position, walkable MRT, and a long balance lease. Premium pricing is the trade-off; buyers paying that premium are buying scarcity rather than yield. 28 transactions in URA REALIS provide the data foundation for this view.
Suggested holding period for most buyer profiles: 8-15 years to absorb full cycle and capture the prime-district capital-appreciation thesis. 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
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What is the tenure of PAVILION 11?
How does PAVILION 11 compare to other projects in the district?
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Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 28 transactions analysed
- Rental data: 273 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 PAVILION 11
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.