Pavilion 11 rent and sale price
D11 / Watten Estate, Novena, Thomson
Address 23 Akyab Road Pavilion 11 Singapore 309978
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Condominium, Non-Landed Properties 294 transactions Freehold Latest records Jun 2026
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Quick summary about Pavilion 11
Pavilion 11 is a freehold condominium in D11 / Watten Estate, Novena, Thomson. The page currently tracks 268 rentals and 26 sales.
- Typical rent is $5,350 per month, with bedroom and floor-area splits below for a closer unit-level view.
- Typical sale price is $2,639,000, with median sale PSF at $2,023 psf and total recorded sale value of $66.9M.
- Rent is down 25.0% over the last 3 months. Sale PSF is down 1.9% over the last 3 months.
Pavilion 11 Market Position
How this project compares with the wider D11 market before you read the detailed tables.
Rent vs D11 +4.9%
Rents near district median
Pavilion 11's median rent is $5,350 compared with the D11 median of $5,100. Use this as the district-level check before narrowing by bedroom and area band.
Sale PSF vs D11 -3.4%
Sale PSF near district median
Pavilion 11's median sale PSF is $2,023 psf versus the D11 median of $2,095 psf. A premium should be explained by tenure, condition, floor, view or scarcity.
Rent support 2.43%
Rent support near district screen
Gross yield is roughly 2.43% versus a D11 screen of 2.31%. Treat this as a first-pass rent support signal before costs, vacancy and financing.
Rent stability 40.1% spread
Rent is uneven
Recent median rents vary a lot, usually because unit mix differs month to month.
Market activity -14.8%
Activity is steady
Recent transaction volume is close to the prior 6-month view.
Tenure lens Freehold
Freehold comparison needed
Freehold matters most on sale price. Compare Pavilion 11 against nearby projects with similar tenure before treating a PSF gap as cheap or expensive.
Pavilion 11 Decision Snapshot
Fast checks for rent fairness, purchase pricing, stable rent and transaction activity before you dig into the tables.
Median rent $5,350
Is the asking rent fair?
$5,100 to $5,600 is the first fair-rent band to check. Above $5,600 should have a visible reason.
Median sale PSF $2,023 psf
Is the purchase price fair?
$2,560,000 to $2,720,000 and $1,960 to $2,080 psf are the first sale checks before adjusting for floor, size, view and condition.
3 bed rent $6,200
Are similar units renting for more?
3 bed and 1,400 to 1,500 sqft give the closest unit-size checks.
Rent stability 40.1% spread
Is rent stable here?
Rent is uneven. Recent median rents vary a lot, usually because unit mix differs month to month.
Transaction volume -14.8%
Is activity rising?
Activity is steady. Recent transaction volume is close to the prior 6-month view.
Run Pavilion 11 numbers
Use the typical rent and sale price from this project page as a starting point, then adjust the calculator assumptions.
Rental yield $5,350/mo Test gross and net yield against typical rent. Buy vs rent $2.6M Compare ownership cost against renting. Mortgage $2.6M Estimate monthly payment from the sale price. Stamp duty $2,023 psf Estimate buyer stamp duty before offer math. Purchase timeline Offer steps Map the option fee, exercise date, stamp duty and completion.
Pavilion 11 Project Facts
Project-level details from URA records and local enrichment.
Tenure Freehold
Property type Condominium, Non-Landed Properties
Sales 26 resale transactions
Total sold value $66.9M
Pavilion 11 Data Coverage
Use this to judge whether the project has enough rent, sale and recent transaction depth for a confident comparison.
Rentals 268 Jun 2021 to May 2026
Sale transactions 26 Aug 2021 to Jun 2026
Rent trend -25.0% Last 3 months
Sale PSF trend -1.9% Last 3 months
Pavilion 11 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) 0.67 km away
TOA PAYOH MRT STATION (NS19) 0.9 km away
FARRER PARK MRT STATION 1.47 km away
Schools nearby
SAINT JOSEPH'S INSTITUTION INTERNATIONAL ELEMENTARY SCHOOL 1.28 km away
FARRER PARK PRIMARY SCHOOL 1.39 km away
BENDEMEER SECONDARY SCHOOL 1.42 km away
ANGLO-CHINESE SCHOOL (PRIMARY) 1.56 km away
Amenities
BENDEMEER SHOPPING MALL Mall / retail · 1.74 km away
FAIRPRICE FINEST THE CENTREPOINT Daily needs · 2.72 km away
WHAMPOA PARK CONNECTOR Park / green link · 0.65 km away
HAWKER CENTRE (BLK 75 TOA PAYOH LORONG 5) Food centre · 1.38 km away
Pavilion 11 Rent and Sale PSF Trends
Recent rent, sale PSF and contract activity for this project.
Latest median rent $4,800 69 rentals in view
Latest median sale PSF $2,107 psf 9 sales in view
Month Rent contracts Median rent Sale transactions Median sale PSF Median sale
Jun 2026 0 - 1 $2,107 psf $3,130,000
May 2026 3 $4,800 0 - -
Apr 2026 5 $4,500 0 - -
Mar 2026 3 $4,350 1 $2,255 psf $2,160,000
Feb 2026 4 $6,050 0 - -
Jan 2026 5 $6,000 1 $2,054 psf $1,968,000
Dec 2025 2 $5,225 0 - -
Nov 2025 3 $6,600 0 - -
Oct 2025 5 $4,550 1 $2,150 psf $2,060,000
Sept 2025 5 $6,300 1 $2,026 psf $3,008,888
Aug 2025 5 $6,200 0 - -
Jul 2025 5 $6,500 0 - -
Projects Similar to Pavilion 11
Same district, ranked by similar rent, sale PSF and transaction depth.
99-year leasehold from 1997 Amaryllis Ville 1.3 km away 424 transactions
- Median rent
- $5,125
- Median sale PSF
- $1,963 psf
- Median rent
- $6,000
- Median sale PSF
- $1,979 psf
- Median rent
- $5,250
- Median sale PSF
- $2,147 psf
- Median rent
- $5,000
- Median sale PSF
- $1,818 psf
- Median rent
- $6,150
- Median sale PSF
- $2,004 psf
- Median rent
- $5,500
- Median sale PSF
- $1,905 psf
Pavilion 11 Rent by Bedrooms
Monthly rent by recorded bedroom count.
Bedrooms Median rent Average rent Transactions
2 bed $4,475 $4,290 100
3 bed $6,200 $6,098 167
4 bed $15,000 $15,000 1
Pavilion 11 Rent by Size
Monthly rent by recorded URA floor area band.
Area band Median rent Average rent Transactions
900 to 1,000 sqft $4,475 $4,290 100
1,400 to 1,500 sqft $6,200 $6,098 167
4,200 to 4,300 sqft $15,000 $15,000 1
Pavilion 11 Sale PSF by Floor
Median sale price and PSF by recorded floor band.
Floor band Median sale Median PSF Transactions
01 to 05 $2,569,000 $1,905 psf 6
06 to 10 $1,954,000 $1,981 psf 4
11 to 15 $2,343,000 $1,959 psf 2
16 to 20 $3,057,500 $2,129 psf 4
21 to 25 $2,815,000 $1,986 psf 4
26 to 30 $2,496,500 $2,043 psf 4
31 to 35 $3,249,444 $1,633 psf 2
Pavilion 11 Latest Transactions
Most recent URA rentals and sales for this project.
Rentals
Sales
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
Pavilion 11 shows a typical monthly rent of $5,350 across 268 rentals. Use that as the first anchor, then check the bedroom and floor-area bands before accepting an asking rent.
Median rent $5,350
Rentals 268
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
Recent sales at Pavilion 11 point to a typical sale price of $2,639,000 and $2,023 psf. Treat those as the first comparable range, then adjust for floor, size, condition and tenure.
Median sale $2,639,000
Median PSF $2,023 psf
Sale signal Moderate
- Compare the unit against the sale by floor table before deciding whether a premium makes sense.
- Freehold should be part of the buying decision, especially when comparing against newer leasehold or nearby freehold projects.
Listing position
If you are selling
For sellers, the cleanest starting point is the project median PSF, then the latest sales and nearby project comps. Pavilion 11 has 26 sales on this page, so pricing should be checked against actual recent contracts before listing.
Sale signal Moderate
Total sold value $66.9M
Latest record Jun 2026
- Use the latest sales table to avoid anchoring to stale prices when the most recent month moved differently.
- If you want to price above recent PSF, the listing needs a visible reason such as renovation, view, layout, floor or scarcity.
District context
Use D11 to compare Pavilion 11 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.
Pavilion 11 FAQ
Quick answers for renters, buyers and owners comparing this project.
What is the typical rent at Pavilion 11?
Pavilion 11 has a median monthly rent of $5,350 across 268 rentals.
What is the typical sale price at Pavilion 11?
The median sale price for Pavilion 11 is $2,639,000, based on 26 sales on this page.
What is the median sale PSF at Pavilion 11?
The median sale price per square foot for Pavilion 11 is $2,023 psf. The average sale PSF is $1,966 psf.
Is Pavilion 11 freehold or leasehold?
Pavilion 11 is listed as Freehold. Tenure is tied to the project and is most relevant when reviewing sale transactions.
Where is Pavilion 11 located?
Pavilion 11 is located at 23 Akyab Road Pavilion 11 Singapore 309978 in D11 / Watten Estate, Novena, Thomson.
How current is the Pavilion 11 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.