Rent vs D11 -29.8%
Rents below district median
Pastoral View's latest 12-month median rent is $3,650 compared with the D11 median of $5,200 for the same period. Use this district check before narrowing by bedroom and area band.
Pastoral View rent and sale price
D11 / Watten Estate, Novena, Thomson
Address 10 Bassein Road Singapore 309840
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Quick summary about Pastoral View
Pastoral View is a private residential project in D11 / Watten Estate, Novena, Thomson. The page currently tracks 234 rentals and 0 sales.
- Latest 12M median rent is $3,650 per month from 49 rentals. The bedroom and floor-area tables below show the full loaded history.
- No project-specific sale data is loaded yet, so sale pricing needs nearby comps rather than this project alone.
- Rent is up 19.9% over the last 3 months. Sale PSF trend is not available yet.
Pastoral View Market Brief
Compare the project with D11 across rent, sale PSF, tenure and transaction activity.
Compared with D11
Sale PSF vs D11 Building
Sale comparison still building
Project sale PSF or district sale PSF is still too thin for a clean project-vs-district comparison.
Rent support Building
Yield comparison still building
Gross yield needs both rent and sale evidence, so this signal will improve when both sides have deeper project records.
Rent stability 36.5% spread
Rent is uneven
Recent median rents vary a lot, usually because unit mix differs month to month.
Market activity +57.9%
Activity is rising
30 recent transactions versus 19 in the prior 6-month view.
Tenure lens Pending
Confirm tenure
Tenure is still pending, so sale comparisons should stay conservative until the project facts are confirmed.
Before you decide
Latest 12M median rent $3,650
Is the asking rent fair?
$3,450 to $3,850 is the first fair-rent band to check. Above $3,850 should have a visible reason.
All-time median sale PSF No sale data
Is the purchase price fair?
There is not enough project sale data yet. Compare against nearby projects and district PSF.
3 bed rent $4,500
Are similar units renting for more?
3 bed and 1,200 to 1,300 sqft give the closest unit-size checks.
Rent stability 36.5% spread
Is rent stable here?
Rent is uneven. Recent median rents vary a lot, usually because unit mix differs month to month.
Transaction volume +57.9%
Is activity rising?
Activity is rising. 30 recent transactions versus 19 in the prior 6-month view.
Pastoral View Project Facts
Project-level details from URA records and local enrichment.
Tenure Tenure pending
Property type Non-Landed Properties
Sales No sales yet
Total sold value No sales yet
Pastoral View Data Coverage
Use this to judge whether the project has enough rent, sale and recent transaction depth for a confident comparison.
Rentals 234 Jun 2021 to Jun 2026
Sale transactions 0 Not available
Rent trend 19.9% Last 3 months
Sale PSF trend Not available No sale records
Pastoral View Location
Nearest transport, schools and daily conveniences around the project.
Project MRT School Amenities
Nearby
Approximate distance from the project. Walking, driving and transit routes may differ.
Closest MRT
NOVENA MRT STATION (NS20) 0.56 km away
TOA PAYOH MRT STATION (NS19) 0.99 km away
FARRER PARK MRT STATION 1.42 km away
Schools nearby
FARRER PARK PRIMARY SCHOOL 1.31 km away
SAINT JOSEPH'S INSTITUTION INTERNATIONAL ELEMENTARY SCHOOL 1.31 km away
ANGLO-CHINESE SCHOOL (PRIMARY) 1.46 km away
BENDEMEER SECONDARY SCHOOL 1.49 km away
Amenities
BENDEMEER SHOPPING MALL Mall / retail · 1.77 km away
WHAMPOA PARK CONNECTOR Park / green link · 0.74 km away
HAWKER CENTRE (BLK 75 TOA PAYOH LORONG 5) Food centre · 1.49 km away
Pastoral View Rent and Sale PSF Trends
Recent rent, sale PSF and contract activity for this project.
Latest median rent $4,400 71 rentals in view
Latest median sale PSF No sale benchmark No sale trend yet
Month Rent contracts Median rent Sale transactions Median sale PSF Median sale
Jun 2026 1 $4,400 0 - -
May 2026 9 $3,601 0 - -
Apr 2026 2 $4,075 0 - -
Mar 2026 1 $4,100 0 - -
Feb 2026 6 $3,400 0 - -
Jan 2026 11 $3,200 0 - -
Dec 2025 3 $4,450 0 - -
Nov 2025 2 $4,600 0 - -
Oct 2025 4 $3,500 0 - -
Sept 2025 3 $3,200 0 - -
Aug 2025 2 $3,200 0 - -
Jul 2025 5 $4,400 0 - -
Projects Similar to Pastoral View
Same district, ranked by similar rent, sale PSF and transaction depth.
Freehold Lincoln Suites 0.9 km away 492 transactions
- Median rent
- $3,825
- Median sale PSF
- $2,239 psf
- Median rent
- $3,400
- Median sale PSF
- $2,254 psf
- Median rent
- $3,950
- Median sale PSF
- $1,925 psf
- Median rent
- $3,425
- Median sale PSF
- $1,974 psf
- Median rent
- $3,400
- Median sale PSF
- $2,148 psf
- Median rent
- $3,300
- Median sale PSF
- $1,749 psf
Pastoral View Rent by Bedrooms
Monthly rent by recorded bedroom count.
Bedrooms Median rent Average rent Transactions
1 bed $3,045 $3,005 94
2 bed $3,691 $3,694 38
3 bed $4,500 $4,414 102
Pastoral View Rent by Size
Monthly rent by recorded URA floor area band.
Area band Median rent Average rent Transactions
500 to 600 sqft $2,700 $2,680 5
600 to 700 sqft $3,045 $3,023 89
900 to 1,000 sqft $3,700 $3,727 33
1,000 to 1,100 sqft $3,600 $3,483 5
1,200 to 1,300 sqft $4,500 $4,414 102
Pastoral View Sale PSF by Floor
Median sale price and PSF by recorded floor band.
Floor band Median sale Median PSF Transactions
No floor-level sales split is available for this project yet.
Pastoral View Latest Transactions
Most recent URA rentals and sales for this project.
Rentals
Sales
No sales rows are available.
How to use this data
Practical guidance for renters, buyers and sellers. This is not a valuation, it is a starting point for comparing real transactions.
Rent negotiation
If you are renting
Pastoral View shows a latest 12-month median monthly rent of $3,650 across 49 rentals. Use that as the first anchor, then check the bedroom and floor-area bands before accepting an asking rent.
Latest 12M median rent $3,650
Rentals in period 49
Rent signal Strong
- If the asking rent is above the median, look for a clear reason such as larger size, newer condition, furnishings or a better stack.
- If it is below the median, check whether the unit is smaller, older, lower floor or has a shorter lease term.
Offer check
If you are buying
Pastoral View does not currently have project-specific sale data loaded. Do not use this page as a sale price anchor by itself; use nearby projects, district sale PSF and any agent-provided recent contracts.
Median sale No sale data
Median PSF No sale PSF
Sale signal Missing
- Prioritize similar projects in the same district until sale records are available.
- Treat tenure as pending unless it is confirmed from project documents or official records.
Listing position
If you are selling
Pastoral View does not currently have sale data loaded, so a listing price needs external comps. Use similar projects and district-level sale ranges first, then adjust for unit condition, floor, size and urgency.
Sale signal Missing
Total sold value No sale data
Latest record Jun 2026
- Avoid presenting the rental median as a sale price signal.
- Once sale records exist, the latest sales table should become the main listing anchor.
Run Pastoral View numbers
Start with the project benchmarks, then adjust the calculator assumptions for the unit you are considering.
Rental yield $3,650/mo Test gross and net yield against typical rent. Buy vs rent Add price Compare ownership cost against renting. Mortgage Add price Estimate monthly payment from the sale price. Stamp duty BSD + ABSD Estimate buyer stamp duty before offer math. Purchase timeline Add price Map the option fee, exercise date, stamp duty and completion.
District context
Use D11 to compare Pastoral View against the wider area.
About this data
How to read the rental and sale figures on this page.
Rental figures come from URA private residential rent data. Rent is shown as monthly rent.
Sale figures come from private residential sale data. PSF and total selling value are shown where the needed fields are available.
Rental floor level is not available from this source, so rental analysis is split by bedroom count and floor area band.
Sale floor band is available for many sale transactions, so sale prices can be grouped by recorded floor band.
Pastoral View FAQ
Quick answers for renters, buyers and owners comparing this project.
What is the typical rent at Pastoral View?
Pastoral View has a latest 12-month median monthly rent of $3,650 across 49 rentals in that period.
What is the typical sale price at Pastoral View?
Pastoral View does not currently have project-specific sale data loaded, so sale pricing should be checked against nearby comparable projects.
What is the median sale PSF at Pastoral View?
Pastoral View does not currently have sale PSF data loaded. Use district and nearby project sale PSF until project-specific sale benchmarks are available.
Is Pastoral View freehold or leasehold?
Tenure for Pastoral View is still pending in the project records. Confirm tenure from project documents or official records before making a purchase decision.
Where is Pastoral View located?
Pastoral View is located at 10 Bassein Road Singapore 309840 in D11 / Watten Estate, Novena, Thomson.
How current is the Pastoral View transaction data?
The project page uses the latest records currently loaded on PropertySmartSG. Treat it as research evidence and check the latest transaction rows before using it for pricing.