PAVILION SQUARE is a freehold development along GEYLANG ROAD in District 14 (Geylang / Eunos), part of the RCR segment of Singapore's private residential market. The project comprises 42 units and is TOP 2016.
This profile draws on 21 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 10 years from TOP, PAVILION SQUARE is in the early-mature phase: facilities are well-broken-in, strata operations are stable, and pricing has been through one or two market cycles — making comparable-sales analysis meaningful.
Within District 14 (Geylang / Eunos), the immediate context for PAVILION SQUARE 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 21 sales and 128 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the PAVILION SQUARE dashboard.
- Average sale price: $649,380 across 21 transactions
- Estimated gross rental yield: 4.7%
- District 14 PSF ranking: Above average (top 34%)
- Freehold tenure · RCR · D14 · 42 units
About PAVILION SQUARE
PAVILION SQUARE is a freehold condominium, located at GEYLANG ROAD in District 14 (Geylang, Eunos) (Rest of Central Region), developed by POLLUX TREASURES PTE. LTD, comprising 42 residential units, completed in 2016.
As a freehold property, PAVILION SQUARE does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at PAVILION SQUARE:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| Studio | 18 | $1,476 psf | $592,055 |
| 1 BR | 1 | $1,477 psf | $970,000 |
| 2 BR | 2 | $1,301 psf | $1,005,000 |
Sales Market Overview
PAVILION SQUARE has recorded 21 sale transactions with an average transaction price of $649,380, ranging from $520,000 to $1,010,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 8 | $1,387 psf | $550,277 | — |
| 2022 | 1 | $1,431 psf | $570,000 | ↑ 3.2% |
| 2023 | 4 | $1,452 psf | $729,500 | ↑ 1.4% |
| 2024 | 3 | $1,532 psf | $763,629 | ↑ 5.5% |
| 2025 | 5 | $1,544 psf | $691,178 | ↑ 0.8% |
PAVILION SQUARE ranks in the top 34% of condos in District 14 by average PSF.
Compared to the RCR average of $2,047 psf, PAVILION SQUARE trades 28.7% below the segment benchmark.
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Rental Market Overview
PAVILION SQUARE has recorded 128 rental transactions with monthly rents averaging $2,522/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 1 BR | 123 | $2,487/mo | $1,700/mo | $3,750/mo |
| 2 BR | 5 | $3,380/mo | $2,500/mo | $4,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 24 | $1,908/mo |
| 2022 | 24 | $2,273/mo |
| 2023 | 28 | $2,800/mo |
| 2024 | 18 | $2,803/mo |
| 2025 | 27 | $2,770/mo |
| 2026 | 7 | $2,693/mo |
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Investment Analysis
Based on average rents and sale prices, PAVILION SQUARE delivers an estimated gross rental yield of 4.7%. This places it among the higher-yielding condos in Singapore.
Competing Condos in District 14
Side-by-side comparison against the most actively traded condos in District 14 (Geylang, Eunos):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| PARC ESTA | 99 yrs lease commencing from 2018 | 1399 | $2,184 psf | 477 |
| SIMS URBAN OASIS | 99 yrs lease commencing from 2014 | 1024 | $1,762 psf | 365 |
| PENROSE | 99 yrs lease commencing from 2019 | 566 | $1,928 psf | 352 |
| EUHABITAT | 99 yrs lease commencing from 2010 | 697 | $1,326 psf | 233 |
| THE ANTARES | 99 yrs lease commencing from 2018 | 265 | $1,833 psf | 227 |
Location Map
Map shows PAVILION SQUARE (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- PAVILION SQUARE
- Aljunied MRT
- Mountbatten MRT
- Kallang MRT
- Dakota MRT
- Stadium MRT
- One World International School (Mountbatten)
- Geylang Methodist School (Primary)
- Geylang Methodist School (Secondary)
Nearby MRT Stations
PAVILION SQUARE is 530m from Aljunied MRT (East-West Line), with 6 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Aljunied | EW9 | East-West Line | 530m |
| Mountbatten | CC7 | Circle Line | 840m |
| Kallang | EW10 | East-West Line | 950m |
| Dakota | CC8 | Circle Line | 1.1 km |
| Stadium | CC6 | Circle Line | 1.3 km |
| Geylang Bahru | DT24 | Downtown Line | 1.3 km |
Nearby Schools
There are 7 schools within 2 km of PAVILION SQUARE, including 3 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| One World International School (Mountbatten) | International | 560m |
| Geylang Methodist School (Primary) | Primary | 690m |
| Geylang Methodist School (Secondary) | Secondary | 880m |
| Kong Hwa School | Primary | 1.2 km |
| Macpherson Primary School | Primary | 1.7 km |
| Hong Wen School | Primary | 1.7 km |
| Haig Girls' School | Primary | 1.8 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. Aljunied is about 0.53km — 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 42 units, PAVILION SQUARE 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. One World International School (Mountbatten) sits about 0.56km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
District supply pipeline. Non-prime districts are more sensitive to GLS pipeline additions; check the URA Master Plan 2019 confirmed and provisional land sales schedule for the immediate 5-year window. New launches at 10-20% lower PSF can compress secondary-market resale velocity for 18-24 months around their launch dates.
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 SQUARE combines walking-distance MRT with long-tenure leasehold (or freehold) — a solid structural foundation. The district position dictates whether capital appreciation outpaces or tracks the broader market. 21 transactions in URA REALIS provide the data foundation for this view.
Suggested holding period for most buyer profiles: 6-10 years to ride out one full macro cycle. 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 PAVILION SQUARE?
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Is PAVILION SQUARE freehold or leasehold?
How far is the nearest MRT from PAVILION SQUARE?
What is the tenure of PAVILION SQUARE?
How does PAVILION SQUARE 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: 21 transactions analysed
- Rental data: 128 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 SQUARE
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.