homequant
condo · 309978

Pavilion 11

Project page · Freehold

Indicative value range
S$3,097,559 – S$3,244,606
Indicative mid S$3,117,884 · S$2,099 psf

Based on 8 sales in this project, last 24 months. Search widened 2 of 4 steps to find enough comparable sales. See the comparable sales.

No storey entered, so sales were not adjusted for height

Freehold tenure: the lease method is for 99-year leasehold only.

Comparable sales

Each price per area is scaled to Q2 2026 by the published index for the quarter it sold in.

SoldWhereFloorSizePricePer sqftIndex ×Adjusted
Jun 2026Pavilion 1116-201,485 sqftS$3,130,000S$2,107 psf×1.000S$2,107 psf
May 2026Pavilion 1106-101,485 sqftS$3,100,000S$2,087 psf×1.000S$2,087 psf
Sept 2025Pavilion 1101-051,485 sqftS$3,008,888S$2,026 psf×0.988S$2,002 psf
Feb 2025Pavilion 1116-201,485 sqftS$2,985,000S$2,010 psf×1.035S$2,080 psf
Feb 2025Pavilion 1106-101,485 sqftS$3,000,000S$2,020 psf×1.035S$2,091 psf
Dec 2024Pavilion 1116-201,485 sqftS$3,240,000S$2,181 psf×1.043S$2,276 psf
Nov 2024Pavilion 1126-301,485 sqftS$3,200,000S$2,154 psf×1.043S$2,248 psf
Nov 2024Pavilion 1101-051,485 sqftS$3,080,000S$2,073 psf×1.043S$2,163 psf

How accurate is this estimate for Pavilion 11?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 6 sales in Pavilion 11 since.

Median error
5.9%

Half the estimates came closer than this to what the home actually fetched, half missed by more.

A thin test: 6 sales, so read the figure as a hint, not a verdict.

What the rent says

What this home earns against what it costs, set beside what homes like it earn.

2.39% gross yield

S$74,400 of rent a year against the estimate above · 0.24 points below flats like it

Leases signed here within a quarter of this size run about S$6,200 a month, the middle of 39 of them.

In the core central region, freehold flats yield 2.63%, from 820 projects. Too few share this home's remaining lease to measure that separately.

A yield above the mark means the flat rents well for what it costs, which can point to a keen rental patch or a price the sales alone have not caught up with. Below it, buyers are paying for something a tenant will not, such as the address itself.

Recent leases signed here

SignedSizeBedsTypeRent a month
Q3 20261400-1500 sqft3Non-landed PropertiesS$6,500
Q3 20261400-1500 sqft3Non-landed PropertiesS$6,500
Q3 20261400-1500 sqft3Non-landed PropertiesS$6,500
Q3 20261400-1500 sqft3Non-landed PropertiesS$6,450
Q3 20261400-1500 sqft3Non-landed PropertiesS$6,350
Q3 20261400-1500 sqft3Non-landed PropertiesS$6,350
Q3 20261400-1500 sqft3Non-landed PropertiesS$6,300
Q3 20261400-1500 sqft3Non-landed PropertiesS$6,300

median of 39 URA rental contracts at Pavilion 11 within a quarter of 138 sqm, since 2025Q4.

Buying or selling at S$3,117,884?

Buying: Stamp duty on S$3,117,884 · Cash and CPF needed on S$3,117,884 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$3,117,884.

Each opens with this figure filled in; change anything there.

Primary schools near 23 Akyab Road

Measured from each school's land to this address's own point, the way MOE bands P1 priority. MOE measures to the building's outline, so near 1 km or 2 km check OneMap's School Query.

Within about 1 km

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Jun 2026
Pavilion 11 · 16-20 · Condominium
1,485 sqftS$3,130,000S$2,107 psf
Jun 2026
Pavilion 11 · 11-15 · Condominium
958 sqftS$2,080,000S$2,171 psf
May 2026
Pavilion 11 · 06-10 · Condominium
1,485 sqftS$3,100,000S$2,087 psf
Mar 2026
Pavilion 11 · 26-30 · Condominium
958 sqftS$2,160,000S$2,255 psf
Jan 2026
Pavilion 11 · 01-05 · Condominium
958 sqftS$1,968,000S$2,054 psf
Oct 2025
Pavilion 11 · 16-20 · Condominium
958 sqftS$2,060,000S$2,150 psf
Sept 2025
Pavilion 11 · 01-05 · Condominium
1,485 sqftS$3,008,888S$2,026 psf
Jun 2025
Pavilion 11 · 11-15 · Condominium
958 sqftS$2,058,000S$2,148 psf
Feb 2025
Pavilion 11 · 06-10 · Condominium
1,485 sqftS$3,000,000S$2,020 psf
Feb 2025
Pavilion 11 · 31-35 · Condominium
958 sqftS$2,138,888S$2,233 psf
Feb 2025
Pavilion 11 · 16-20 · Condominium
1,485 sqftS$2,985,000S$2,010 psf
Dec 2024
Pavilion 11 · 16-20 · Condominium
1,485 sqftS$3,240,000S$2,181 psf
Nov 2024
Pavilion 11 · 01-05 · Condominium
1,485 sqftS$3,080,000S$2,073 psf
Nov 2024
Pavilion 11 · 26-30 · Condominium
1,485 sqftS$3,200,000S$2,154 psf
Nov 2023
Pavilion 11 · 06-10 · Condominium
958 sqftS$2,048,000S$2,138 psf
May 2023
Pavilion 11 · 21-25 · Condominium
958 sqftS$2,150,000S$2,244 psf
Apr 2023
Pavilion 11 · 21-25 · Condominium
1,485 sqftS$3,050,000S$2,053 psf
Mar 2023
Pavilion 11 · 06-10 · Condominium
958 sqftS$1,860,000S$1,942 psf
Nov 2022
Pavilion 11 · 31-35 · Condominium
excluded: related party
4,219 sqftS$4,360,000S$1,033 psf
Jun 2022
Pavilion 11 · 01-05 · Condominium
958 sqftS$1,630,000S$1,701 psf
Jun 2022
Pavilion 11 · 01-05 · Condominium
1,485 sqftS$2,650,000S$1,784 psf
May 2022
Pavilion 11 · 26-30 · Condominium
958 sqftS$1,850,000S$1,931 psf
Mar 2022
Pavilion 11 · 21-25 · Condominium
1,485 sqftS$2,780,000S$1,872 psf
Mar 2022
Pavilion 11 · 21-25 · Condominium
1,485 sqftS$2,850,000S$1,919 psf
Jan 2022
Pavilion 11 · 11-15 · Condominium
1,485 sqftS$2,628,000S$1,769 psf
Dec 2021
Pavilion 11 · 06-10 · Condominium
958 sqftS$1,660,000S$1,733 psf
Oct 2021
Pavilion 11 · 26-30 · Condominium
1,485 sqftS$2,833,000S$1,907 psf

Sale prices as filed in caveats.

Indicative estimate from comparable caveats. Not a formal valuation.