23 Akyab Road 309978, Balestier, Central Region, Singapore
$4,500 /month
D11 - Novena
Novena MRT
1 January 2010
Small (180 units)
180 units
2 Blocks, 31 Floors
Uol Development Pte Ltd
Pavilion 11 has a total of 180 units, from 2 Bed - 2 Bath to 4 Bed - 5 Bath units. There are 3 types of floor plans from 958 sqft to 4,219 sqft.
Pavilion 11 has 2 blocks and up to 31 storeys.
Pavilion 11 is a freehold Generic Condo development located in Novena, District 11. Completed in 2010, it has a total of 2 blocks within the development and comprises a total of 180 units. It is within walking distance to MRT stations such as Novena MRT and Novena MRT, which provide residents easy access to other areas of Singapore. For young couples or families with children, Pavilion 11 is also close to schools like Zesprion School of Learning, Yorick - Pro Tennis Coaching & Lessons and BrainFit Studio. If you're wondering about what you can do around the area, residents can head to nearby supermarkets like Supermarket Creatives and Ban Hin Hoe for groceries and household products. Never worry about your health emergencies or regular health checkups with access to nearby clinics such as TTSH PAVILLION. Singpost Post Box is the nearest post office where you can get your postal services done. For your leisure and entertainment, head down to the local park - Zhongshan Park, to enjoy some fresh air.
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Total Transactions
32
Average Price
S2.4M
Total Value
S77.5M
Calculating fair value from URA transaction data…


License: L3008022J
Estimated sale value based on 2027 URA transactions · 56 outliers removed (IQR)
Fair Value
S$1.70M
S$1,773 psf
Asking Price
S$4,500
S$5 psf
Listing Type
Rental
Sale value shown for reference
vs Last Done
-99.7%
Tenure
Freehold
No lease decay
Confidence
High
2027 comps
Nearest MRT
Novena
665m away · +1% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
2027 comparable transactions
S$1,756
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.000
MRT Proximity
Within 500m / 1km
+1%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$1,773
Recent Comparable Transactions
| Date | Block / Street | Area (sqft) | Price | PSF | Floor | Tenure |
|---|---|---|---|---|---|---|
| LAST DONE2025-08 | IRRAWADDY ROAD | 1,367 | S$2,650,000 | S$1,939 | 11-15 | Freehold |
| 2025-08 | IRRAWADDY ROAD | 1,367 | S$2,650,000 | S$1,939 | 11-15 | Freehold |
| 2025-08 | IRRAWADDY ROAD | 1,001 | S$1,660,000 | S$1,658 | 11-15 | Freehold |
| 2025-08 | MERGUI ROAD | 1,259 | S$1,680,000 | S$1,334 | 01-05 | Freehold |
| 2025-08 | JALAN RAJA UDANG | 678 | S$970,000 | S$1,430 | 16-20 | Freehold |
| 2025-08 | MINBU ROAD | 807 | S$1,650,000 | S$2,044 | 26-30 | Freehold |
| 2025-08 | LORONG AMPAS | 1,066 | S$1,750,000 | S$1,642 | 11-15 | Freehold |
| 2025-08 | BALESTIER ROAD | 689 | S$1,020,000 | S$1,481 | 01-05 | Freehold |
| 2025-08 | BALESTIER ROAD | 1,378 | S$2,200,000 | S$1,597 | 01-05 | Freehold |
| 2025-08 | LORONG LIMAU | 441 | S$800,000 | S$1,813 | 16-20 | Freehold |
| 2025-08 | LORONG LIMAU | 581 | S$980,000 | S$1,686 | 11-15 | Freehold |
Showing 10 most recent transactions from 2027 total comparables used in valuation.
HELIOS AI Analysis
Based on 2027 URA transactions (56 outliers removed), adjusted for: MRT Novena 665m away (+1%)
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.