RPS · Resale Project Scorecard
Pavilion 11 — Grade A
RPS score 6.62/10 · D11 · Newton, Novena · 180 units · scored across 7 weighted factors — methodology published.
FH · Far East Organization · TOP 2009
Strong project with clear strengths. Standout strengths: tenure, capital appreciation. Key weaknesses: total returns, future transformation.
Factor breakdown
- Project's Historical Performance25% weight
- 8/10
- Primary School Effect20% weight
- 7/10
- Project Size16% weight
- 5/10
- MRT Proximity13% weight
- 7/10
- Rental Yield10% weight
- 3/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 3/10
Avg Ann. of +3.71% — top-quartile performance within its 2009-era cohort (79th percentile).
1 primary school within 1km (ST. JOSEPH'S INSTITUTION JUNIOR, 0.80km away). Adequate but narrow school optionality.
180 units — boutique development. Lower transaction frequency and limited shared facilities.
0.67km from Novena Mrt Stn (NS20) — short walk to MRT, good transport convenience.
Rental yield of 2.64% — below-average income return.
Freehold tenure — no lease decay concerns, preserves long-term value.
Limited future-catalyst exposure — nearest is Newton–Orchard mixed-use precinct at 1.71km, far enough that the impact on this project is modest.
Primary schools within 1km: ST. Joseph's Institution Junior.
The verdict· Scores updated September 2026
Pavilion 11 scores 6.62 out of 10 on the TRIBE Resale Project Scorecard, Grade A, ranking 575th of 2,357 resale condos scored in Singapore and 14th of 143 in District 11 (Newton, Novena). Its strongest factors are Tenure (10/10) and Project's Historical Performance (8/10); its weakest is Future Transformation (3/10). Strong project with clear strengths. Standout strengths: tenure, capital appreciation. Key weaknesses: total returns, future transformation.
RPS · Resale Project Scorecard
Recent resale transactions at Pavilion 11
12 months to September 2026 (Oct 2025 – Sep 2026): 6 resale transactions, median $2,129 psf, median price $2.12M. Median PSF is up 0.9% on the previous 12 months (Oct 2024 – Sep 2025, $2,111 psf).
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 1 | $2,150 psf | $2.06M |
| Jan–Mar 2026 | 2 | $2,155 psf | $2.06M |
| Apr–Jun 2026 | 3 | $2,107 psf | $3.10M |
| Jul–Sep 2026 | — | — | — |
| 12-month total | 6 | $2,129 psf | $2.12M |
Aggregates of URA REALIS resale caveats (data to September 2026). A specific unit's value depends on floor, size, facing and condition — for a unit-level read, use the Resale Price Check.
Pavilion 11: frequently asked questions
Answers generated from the scorecard data — RPS rank 575th of 2,357, scores updated September 2026.
- Is Pavilion 11 a good buy in 2026?
- Pavilion 11 scores 6.62/10 on the TRIBE Resale Project Scorecard (Grade A), which places it 575th of 2,357 Singapore resale condos and 14th of 143 in District 11 (Newton, Novena). Strong project with clear strengths. Standout strengths: tenure, capital appreciation. Key weaknesses: total returns, future transformation. RPS scores project-level demand fundamentals — not a specific unit or its asking price — so read the grade as a screen: it tells you whether the drivers of resale demand are present, and the price you pay still decides the outcome.
- What is the average PSF at Pavilion 11?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 6 resale transactions at Pavilion 11, at a median of $2,129 psf and a median price of $2.12M (range $2,054 psf to $2,255 psf). The median PSF is up 0.9% on the previous 12 months (Oct 2024 – Sep 2025, $2,111 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Pavilion 11 from the nearest MRT station?
- Pavilion 11 is about 670m from Novena MRT (NS20), scoring 7/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does Pavilion 11 compare with Shelford Regency?
- Shelford Regency is the project scored next to Pavilion 11 on the District 11 ranking: 6.65 (Grade A) against Pavilion 11's 6.62 (Grade A). Pavilion 11 scores higher on Project Size (5 vs 3) and Rental Yield (3 vs 2); Shelford Regency scores higher on Future Transformation (3 vs 5) and Project's Historical Performance (8 vs 9).
- Which primary schools are within 1km of Pavilion 11?
- One primary school is within 1km of Pavilion 11: ST. Joseph's Institution Junior. 1 primary school within 1km (ST. JOSEPH'S INSTITUTION JUNIOR, 0.80km away). Adequate but narrow school optionality. Pavilion 11 scores 7/10 on the Primary School Effect factor (20% of the RPS score), which weights each school by its recent P1 ballot demand.
- What is the tenure of Pavilion 11, and how big is the project?
- Pavilion 11 is freehold, completed in 2009, has 180 units, developed by Far East Organization. Freehold tenure — no lease decay concerns, preserves long-term value. 180 units — boutique development. Lower transaction frequency and limited shared facilities. Tenure carries 10% of the RPS score and Project Size 16%.
Scored either side of Pavilion 11 in Newton, Novena
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
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