Overview & Key Facts
D'PAVILION is a freehold condominium at UPPER SERANGOON ROAD in District 19 (OCR), developed by MCL LAND (SERANGOON) PTE LTD, comprising 50 units, completed in 2011.
Location & Connectivity
D'PAVILION is approximately 670m from Kovan MRT station, with 3 stations within 1.5 km.
Schools & Education
20 schools within 2 km (11 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| Zhonghua Secondary School | Secondary | 300m |
| Zhonghua Primary School | Primary | 310m |
| Cedar Girls' Secondary School | Secondary | 540m |
| Cedar Primary School | Primary | 550m |
| Montfort Junior School | Primary | 600m |
| Montfort Secondary School | Secondary | 630m |
| Xinmin Secondary School | Secondary | 660m |
| Xinmin Primary School | Primary | 780m |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 1 | $1,508 psf | $1,428,000 |
| 3 BR | 4 | $1,291 psf | $1,535,472 |
| 4 BR | 3 | $1,465 psf | $2,301,667 |
| 5+ BR | 1 | $1,282 psf | $2,470,000 |
Market Position
D'PAVILION has recorded 9 sales at an average price of $1,882,765.
Rental Yield by Bedroom Type
Blended yield hides the spread between unit sizes — smaller units at D'PAVILION typically rent harder per dollar of purchase price:
| Type | Avg Rent | Avg Price | Gross Yield |
|---|---|---|---|
| 2 BR | $3,518/mo | $1,428,000 | 2.96% |
| 3 BR | $4,312/mo | $1,535,472 | 3.37% |
| 4 BR | $5,217/mo | $2,301,667 | 2.72% |
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Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 2 | $1,135 psf | — |
| 2023 | 4 | $1,408 psf | ↑ 24.0% |
| 2024 | 1 | $1,457 psf | ↑ 3.5% |
| 2025 | 2 | $1,494 psf | ↑ 2.5% |
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D'PAVILION prices sit at a fresh series high after a 2.5% gain on the prior period, now 31.6% above the 2021 starting level.
Price Index Check
The ShiokNest Price Index for District 19 reads 137.0 as of June 2026 — up 2.0% year-on-year. The index tracks repeat-sales price movement, so it is less distorted by shifts in what happens to be transacting than a raw average PSF.
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Neighbourhood Comparison
| Condo | Tenure | Avg PSF | Sales |
|---|---|---|---|
| CHUAN PARK | 99 yrs lease commencing from 2024 | $2,596 psf | 883 |
| THE FLORENCE RESIDENCES | 99 yrs lease commencing from 2018 | $1,751 psf | 869 |
| RIVERFRONT RESIDENCES | 99 yrs lease commencing from 2018 | $1,595 psf | 642 |
| AFFINITY AT SERANGOON | 99 yrs lease commencing from 2018 | $1,699 psf | 602 |
| SERANGOON GARDEN ESTATE | Freehold | $1,757 psf | 487 |
What Could Work Against You
- Only 2 transactions were recorded in the past 12 months, so the price figures here rest on a thin sample — a single outlier deal can move the averages.
- At 50 units, this is a boutique development — fewer comparable sales to anchor valuations, and maintenance costs spread across a smaller fee base.
Best suited for
Who This Actually Suits
Buyers most likely to be happy here: international school families, long-term hold (10+ yr), freehold / generational hold and boutique low-density (<100 units). Reasonable access to one or more international school clusters via car or school bus.
For families with young children and car-owning households, it can work — but weigh the trade-offs before committing.
It is a weaker fit for mrt-walkable commuters and yield-focused investors — other options likely serve them better. MRT proximity is the standout commute feature for daily transit users.
Verdict
D'PAVILION is a freehold development in District 19 (OCR), with 50 units, offering a gross yield of 2.7%.
At ~$1,494 psf, it represents a competitive entry point in the OCR segment.
Explore the full D'PAVILION dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing D'PAVILION against staying public? These HDB towns sit within walking or short-drive distance:
FAQ
What is the average PSF for D'PAVILION?
Is D'PAVILION freehold?
What is the rental yield for D'PAVILION?
Which MRT is nearest to D'PAVILION?
Sources & Next Steps
- D'PAVILION Dashboard — Live charts and analytics
- URA REALIS — Official transaction data
- District 19 (Punggol, Hougang, Serangoon Gardens) — District 19 neighbourhood guide
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 9 transactions
- Rental data: 48 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Dec 2025 · 9 records analysed · Source: URA private-sale caveats