Resale Project Scorecard
Pavilion 11
D11 · Newton, Novena · freehold · completed 2009 · 180 units
Grade A, 7.15 out of 10, the 5th highest score among 143 resale condos in District 11.
How to read this grade. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation.
TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. Read the evidence →
- Tenure
- Freehold
- Resales, 12 months to Oct 2026
- 5
- To Novena MRT
- 570 m
3D model: block outlines © OpenStreetMap contributors, roof heights from OneMap 3D (SLA)
Pavilion 11 Score
- A
- Grade
- Score out of 10
- 7.15
- Highest score among 143 resale condos in District 11
- 5th
Strong project with clear strengths. Standout strengths: tenure, schools. Key weaknesses: rental yield, future transformation.
Project's Historical Performance25%8/10
Avg Ann. of +3.71% — top-quartile performance within its 2009-era cohort (79th percentile).
The district median is 5/10.
Primary School Effect20%9/10
2 primary schools within 1km (nearest: St. Joseph's Institution Junior at 0.74km). Exceptional school catchment — strong appeal for families with young children.
The district median is 8/10.
- St. Joseph's Institution Junior
- Hong Wen School
Within 1km on OneMap's School Query for at least one block, the measure MOE uses for Primary 1. Check your block's postal code on OneMap School Query →
Project Size16%5/10
180 units — boutique development. Lower transaction frequency and limited shared facilities.
The district median is 3/10.
MRT Proximity13%8/10
570 m from Novena MRT (NS20) — short walk to MRT, good transport convenience.
The district median is 8/10.
Rental Yield10%3/10
Rental yield of 2.64% — below-average income return.
The district median is 3/10.
Tenure10%10/10
Freehold tenure — no lease decay concerns, preserves long-term value.
The district median is 10/10.
Future Transformation6%3/10
Limited future-catalyst exposure — nearest is Newton–Orchard mixed-use precinct at 1.71km, far enough that the impact on this project is modest.
The district median is 4/10.
Scores updated October 2026. On the map →
Why Pavilion 11 scores 7.15
Pavilion 11 scores 7.15 out of 10 on the TRIBE Resale Project Scorecard, Grade A, ranking 310th of 2,350 resale condos scored in Singapore and 5th of 143 in District 11 (Newton, Novena). Its strongest factors are Tenure (10/10) and Primary School Effect (9/10); its weakest is Future Transformation (3/10).
| Factor | This condoPavilion 11 | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 8/10 | 5/10 | +0.75 | 92% of district |
| Primary School Effect20% | 9/10 | 8/10 | +0.20 | 89% of district |
| Project Size16% | 5/10 | 3/10 | +0.32 | 75% of district |
| MRT Proximity13% | 8/10 | 8/10 | ±0.00 | 20% of district |
| Rental Yield10% | 3/10 | 3/10 | ±0.00 | 30% of district |
| Tenure10% | 10/10 | 10/10 | ±0.00 | 6% of district |
| Future Transformation6% | 3/10 | 4/10 | −0.06 | 0% of district |
Medians are across the 143 scored resale projects in District 11 (Newton, Novena). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between Pavilion 11 and a median-profile project (5.91). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.
Pavilion 11 Prices
By unit type at Pavilion 11
| Unit type | Size | Sold for | Median PSF | Sales |
|---|---|---|---|---|
| 2-bedroom958 sq ft | 958 sq ft | $1.97M to $2.16M | $2,171 psf | 3 |
| 3-bedroom1,485 sq ft | 1,485 sq ft | $3.12M | $2,097 psf | 2 |
Past transactions at Pavilion 11
26 resales, Nov 2021 to Oct 2026 · median $2,054 psf · $1,630,000 to $4,360,000 · all 26 sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 29 Jun 2026 | 25 Akyab Road | 14 | #14-06062BR · Blk 25 | 2BR | 958 | $2,171 | $2,080,000 | Resale |
| 15 Jun 2026 | 25 Akyab Road | 18 | #18-07073BR · Blk 25 | 3BR | 1,485 | $2,107 | $3,130,000 | Resale |
| 25 May 2026 | 23 Akyab Road | 10 | #10-03033BR · Blk 23 | 3BR | 1,485 | $2,087 | $3,100,000 | Resale |
| 31 Mar 2026 | 25 Akyab Road | 27 | #27-06062BR · Blk 25 | 2BR | 958 | $2,255 | $2,160,000 | Resale |
| 13 Jan 2026 | 23 Akyab Road | 2 | #02-02022BR · Blk 23 | 2BR | 958 | $2,054 | $1,968,000 | Resale |
| 6 Oct 2025 | 25 Akyab Road | 16 | #16-06062BR · Blk 25 | 2BR | 958 | $2,150 | $2,060,000 | Resale |
| 1 Sep 2025 | 23 Akyab Road | 5 | #05-01013BR · Blk 23 | 3BR | 1,485 | $2,026 | $3,008,888 | Resale |
| 17 Jun 2025 | 25 Akyab Road | 11 | #11-06062BR · Blk 25 | 2BR | 958 | $2,148 | $2,058,000 | Resale |
| 10 Feb 2025 | 23 Akyab Road | 6 | #06-01013BR · Blk 23 | 3BR | 1,485 | $2,020 | $3,000,000 | Resale |
| 6 Feb 2025 | 23 Akyab Road | 31 | #31-02022BR · Blk 23 | 2BR | 958 | $2,233 | $2,138,888 | Resale |
Show as a table
| Period | Sales | Median PSF | D11 |
|---|---|---|---|
| Nov 2021 – Jan 2022 | 2 | $1,751 psf | $1,758 psf |
| Feb–Apr 2022 | 2 | $1,896 psf | $1,806 psf |
| May–Jul 2022 | 3 | $1,784 psf | $1,837 psf |
| Aug–Oct 2022 | — | — | $1,783 psf |
| Nov 2022 – Jan 2023 | 1 | — | $1,854 psf |
| Feb–Apr 2023 | 2 | $1,998 psf | $1,929 psf |
| May–Jul 2023 | 1 | — | $1,951 psf |
| Aug–Oct 2023 | — | — | $1,943 psf |
| Nov 2023 – Jan 2024 | 1 | — | $1,942 psf |
| Feb–Apr 2024 | — | — | $1,969 psf |
| May–Jul 2024 | — | — | $2,009 psf |
| Aug–Oct 2024 | — | — | $2,014 psf |
| Nov 2024 – Jan 2025 | 3 | $2,154 psf | $2,032 psf |
| Feb–Apr 2025 | 3 | $2,020 psf | $2,024 psf |
| May–Jul 2025 | 1 | — | $2,092 psf |
| Aug–Oct 2025 | 2 | $2,088 psf | $2,086 psf |
| Nov 2025 – Jan 2026 | 1 | — | $2,019 psf |
| Feb–Apr 2026 | 1 | — | $2,055 psf |
| May–Jul 2026 | 3 | $2,107 psf | $2,030 psf |
| Aug–Oct 2026 | — | — | $2,094 psf |
A quarter is plotted from two sales up; the district line from ten.
Sellers here made a median +3.7% a year, ranked 9 of 27 in D11 and 289 of 715 condos. See the most profitable condos in D11 →
URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →
Pavilion 11 Rent
- Median rent a month
- $4,480 to $6,300
- Gross yield
- 2.4% to 2.6%
- Rental contracts
- 53
| Unit type | Median rent | Most rents | Gross yield | LetsContracts |
|---|---|---|---|---|
| 2-bedroom | $4,480 | $4,300 to $4,500 | 2.6% | 22 |
| 3-bedroom | $6,300 | $6,000 to $6,500 | 2.4% | 31 |
Rental contracts at Pavilion 11
53 contracts, Sep 2025 to Aug 2026 · median $5,900 a month · $4,000 to $7,000
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Aug 2026 | 3BR | 1,400 to 1,500 sq ft | $5,500 |
| Aug 2026 | 3BR | 1,400 to 1,500 sq ft | $5,900 |
| Aug 2026 | 3BR | 1,400 to 1,500 sq ft | $6,200 |
| Jul 2026 | 2BR | 900 to 1,000 sq ft | $4,350 |
| Jul 2026 | 3BR | 1,400 to 1,500 sq ft | $5,600 |
| Jul 2026 | 3BR | 1,400 to 1,500 sq ft | $6,000 |
| Jul 2026 | 3BR | 1,400 to 1,500 sq ft | $6,100 |
| Jul 2026 | 3BR | 1,400 to 1,500 sq ft | $6,300 |
| Jul 2026 | 3BR | 1,400 to 1,500 sq ft | $6,350 |
| Jul 2026 | 3BR | 1,400 to 1,500 sq ft | $6,500 |
URA rental contracts. The table above is the 12 months to August 2026. Yield is gross. URA publishes no unit number for a letting.
Pavilion 11 By stack
- Highest, stack 06
- $2,150 psf
- Lowest, stack 05
- $1,896 psf
- Stacks with 2+ resales
- 5
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 01 | $2,020 psf | 1,485 sq ft | Levels 5 to 19 | 3 |
| 02 | $1,993 psf | 958 sq ft | Levels 2 to 31 | 4 |
| 05 | $1,896 psf | 1,485 sq ft | Levels 23 to 31 | 4 |
| 06 | $2,150 psf | 958 sq ft | Levels 6 to 27 | 7 |
| 07 | $2,063 psf | 1,485 sq ft | Levels 2 to 21 | 6 |
URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →
Pavilion 11 Notes
How these numbers are worked out
- Grade A places Pavilion 11 in a relative band under the current seven-factor formula. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation. TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. Two units can still be very different buys: the asking price, stack, floor, facing and condition decide the outcome.
- PSF against the district: $2,107 psf at Pavilion 11 against $2,048 psf across District 11, medians over 12 months.
- MRT distance is a straight line on the map; the walking route is longer.
- Prices: aggregates of URA REALIS resale caveats, data to October 2026 (Nov 2025 – Oct 2026; the year before is Nov 2024 – Oct 2025, median $2,148 psf). A specific unit's value depends on floor, size, facing and condition.
- By unit type: a price range is shown from three sales up; with two, the figure is the median.
- Past transactions: every resale and sub-sale caveat lodged with URA from Nov 2021 to Oct 2026, newest first; a unit is its storey and stack (#07-18). Typing a unit or a stack lists its sales across the whole span. Profit is the sale price less the seller's own purchase price as the caveats pair them, before stamp duties, fees and loan interest; the gain a year is compounded and shown from one year held. The trend line is the median from two sales up per month, quarter or half-year, the district line from ten. 10Y appears once the dataset runs that far back.
- Rent: aggregates of URA rental contracts, Sep 2025 – Aug 2026, for unit types with three contracts or more; the contract list under the table carries every letting on file, including those with no bedroom count, and URA publishes no unit number for a letting. "Most rents" is the middle half of contracts, shown from five up. Gross yield is a year of the median rent over the median resale price of the same unit type (12 months to October 2026, two sales or more), before maintenance fees, property tax, agent fees, vacancy and mortgage interest.
- By stack: resales from 2022 to Oct 2026, medians per stack. A stack is the last two digits of the unit number, so #05-37 and #08-37 are both stack 37. Stacks with one sale (1 here) are left out, and prices moved over the period, so read a gap between two stacks as a lead to check, not a rule.
- Factor bars: the black mark on each bar is the district median.
- Score: seven weighted factors. Methodology published.
What the score cannot tell you
- RPS scores the project, not a unit. Floor, stack, facing, renovation and the asking price are outside the score. In the 12 months to October 2026, the 5 resale caveats at Pavilion 11 ranged from $2,054 psf to $2,255 psf: that spread is unit-level variation the score cannot see.
- Historical Performance is a percentile among projects of similar vintage (completed around 2009, within a year or so, widened when the cohort is small). A high score is strong for its age group, not against the whole market.
- The nearest MRT is Novena MRT (NS20), 570 m in a straight line. The walking route is usually longer, and bus links are not scored.
- Primary School Effect counts the 2 primary schools within 1 km on OneMap's School Query (the school's land boundary to the block's building outline, the measure MOE uses for P1), weighted by recent P1 ballot demand. A school counts when any block is within 1 km, so confirm your own block's postal code before relying on it.
- Scores updated October 2026; transactions to October 2026. Nothing on this page is a valuation or advice on a specific unit.
- Facing decides a unit's morning or afternoon sun, and it varies stack by stack. See the sun path at Pavilion 11 for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.