Papillon
Papillon is a freehold condominium in District 12 (Toa Payoh, Serangoon, Balestier), within Singapore's Rest of Central Region (RCR). The development was completed in 2004 and comprises 73 units. Sale and rental figures on this page are compiled from URA transaction records.
Overview & Key Facts
PAPILLON is a freehold condominium at JALAN RAMA RAMA in District 12 (RCR), developed by KENG HOE DEVELOPMENT PTE LTD, comprising 73 units, completed in 2004.
Location & Connectivity
PAPILLON is approximately 690m from Toa Payoh MRT station, with 2 stations within 1.5 km.
Schools & Education
24 schools within 2 km (4 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| Beatty Secondary School | Secondary | 570m |
| CHIJ Secondary (Toa Payoh) | Secondary | 730m |
| School of Science and Technology | JC | 740m |
| CHIJ Our Lady Queen of Peace | Primary | 900m |
| Balestier Hill Primary School | Primary | 1 km |
| Saint Joseph's Institution International | International | 1.2 km |
| New Town Primary School | Primary | 1.3 km |
| Pei Chun Public School | Primary | 1.3 km |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 7 | $1,447 psf | $1,355,143 |
| 3 BR | 1 | $1,513 psf | $1,856,000 |
| 4 BR | 1 | $1,382 psf | $2,470,000 |
Market Position
PAPILLON has recorded 9 sales at an average price of $1,534,667.
Rental Yield by Bedroom Type
Blended yield hides the spread between unit sizes — smaller units at PAPILLON typically rent harder per dollar of purchase price. The final column shows monthly rent per $100,000 invested, so unit sizes compare on equal capital:
| Type | Avg Rent | Avg Price | Gross Yield | Rent per $100k |
|---|---|---|---|---|
| 2 BR | $3,307/mo | $1,355,143 | 2.93% | $244/mo |
| 3 BR | $3,679/mo | $1,856,000 | 2.38% | $198/mo |
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Price Appreciation
| Year | Sales | Avg PSF | Change |
|---|---|---|---|
| 2021 | 3 | $1,260 psf | — |
| 2023 | 2 | $1,656 psf | ↑ 31.4% |
| 2024 | 2 | $1,465 psf | ↓ 11.5% |
| 2025 | 1 | $1,513 psf | ↑ 3.2% |
| 2026 | 1 | $1,490 psf | ↓ 1.5% |
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From the 2023 high, PAPILLON prices have given back 10.0% — still 18.2% above the 2021 baseline.
Price Index Check
The ShiokNest Price Index for District 12 reads 147.7 as of June 2026 — up 14.3% 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 |
|---|---|---|---|
| THE ORIE | 99 yrs lease commencing from 2024 | $2,730 psf | 741 |
| EIGHT RIVERSUITES | 99 yrs lease commencing from 2011 | $1,649 psf | 312 |
| GEM RESIDENCES | 99 yrs lease commencing from 2015 | $1,845 psf | 202 |
| TREVISTA | 99 yrs lease commencing from 2008 | $1,711 psf | 150 |
| VERTICUS | Freehold | $2,127 psf | 131 |
What Could Work Against You
- With just 2 sales in the trailing year, pricing signals are indicative rather than definitive; expect wider bid-ask spreads when you negotiate.
- The 73-unit size cuts both ways: exclusivity, but thinner resale liquidity and higher per-unit maintenance contributions than larger estates.
Best suited for
Who This Actually Suits
This is a strong match for families with young children, car-owning households, cbd walking distance and long-term hold (10+ yr). Family-suitable layout and RCR (Rest of Central Region) location with established school catchments nearby.
For en-bloc speculators and heavy renovation / value seekers, it can work — but weigh the trade-offs before committing.
It is a weaker fit for yield-focused investors — other options likely serve them better. RCR (Rest of Central Region) location with rental demand profile worth running through our Rental Yield Calculator.
Verdict
PAPILLON is a freehold development in District 12 (RCR), with 73 units, offering a gross yield of 2.7%.
At ~$1,501 psf, it sits at a city-fringe price point balancing accessibility and value.
Explore the full PAPILLON dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing PAPILLON against staying public? These HDB towns sit within walking or short-drive distance:
- Kallang/whampoa — 4-room average $882,887 (250m away), an upgrader gap of about $650,000
- Toa Payoh — 4-room average $929,793 (550m away), an upgrader gap of about $600,000
- Bishan — 4-room average $791,445 (1.9 km away), an upgrader gap of about $750,000
FAQ
What is the average PSF for PAPILLON?
Is PAPILLON freehold?
What is the rental yield for PAPILLON?
Which MRT is nearest to PAPILLON?
Sources & Next Steps
- PAPILLON Dashboard — Live charts and analytics
- URA — Official transaction data
- District 12 (Toa Payoh, Serangoon, Balestier) — District 12 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: 9 transactions
- Rental data: 64 leases
- Source: URA
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Jan 2026 · 9 records analysed · Source: URA private-sale caveats