Papillon
JALAN RAMA RAMA · D12
Median PSF · 12m
S$1,490
Median price · 12m
S$1.40M
Latest sale
S$1.40M
Jan 2026
1-year change
-1.5%
Sales · 12m
1
6 all time
Gross yield
3.35%
6 leases
Price history
How this development has traded
Median transacted price and price per square foot by quarter, from every sale on record here.
- Change over window
- -8.7%
- Annualised
- -5.9%
- Transactions
- 6
- 1 year
- -1.5%
- 3 years p.a.
- -3.0%
- 5 years p.a.
- —
- Median size
- 936 sqft
Against the neighbourhood
How it compares within D12
Balestier, Toa Payoh, Serangoon. All figures are medians over the last 12 months for private homes in this district.
| Measure | Papillon | D12 median | Difference |
|---|---|---|---|
| Median PSF | S$1,490 | S$1,748 | -14.8% |
| Median price | S$1.40M | S$1.50M | -7.0% |
| Gross rental yield | 3.35% | 3.73% | -0.4 pts |
| 1-year price change | -1.5% | +2.3% | -3.9 pts |
This development trades about 15% below the D12 median price per square foot.
Rental
Rent and yield
From URA private residential rental contracts.
Median monthly rent
S$3,700
Contracts · 12m
6
Implied annual rent
S$44K
Gross yield
3.35%
| Unit type | Contracts | Median rent |
|---|---|---|
| 2 bedroom | 4 | S$3,650 |
| 3 bedroom | 2 | S$4,000 |
Investment analysis
Investment score 49 / 100
Each component is a percentile rank against every other private development in the database. This is an analytical indicator, not financial advice.
49/100
100% of the scoring weight measurable
Every bar is a percentile rank, so 70 means this development sits above roughly 70% of its peers on that factor. Factors we cannot measure are excluded and the remaining weights are rebalanced, rather than scored as zero.
- Valuationweight 22%73
How its median price per square foot compares with its own district.
- Supply riskweight 10%65
Upcoming units recorded in the same district. Higher score means less competing supply.
- Rental yieldweight 20%57
Gross yield against every other development in its segment.
- Liquidityweight 15%56
Transactions in the last 12 months — how easily it trades.
- Locationweight 15%32
Distance to the nearest rail station, plus schools within 1 km. Nearest is Toa Payoh MRT at 650 m.
- Price momentumweight 18%11
Three-year annualised change in median PSF, or one year where three is unavailable.
The investment score is an analytical indicator computed from transaction and location data. It is not a recommendation, a forecast, or financial advice.
Location
Nearby amenities
Rail stations
- Toa Payoh MRT650 m
- Novena MRT1.0 km
- Caldecott MRT1.5 km
- Braddell MRT1.5 km
Schools within 2 km
- Chij Secondary (Toa Payoh)secondary (s1-s5)880 m
- Chij Primary (Toa Payoh)primary1.0 km
- Hong Wen Schoolprimary1.1 km
- St. Joseph'S Institution Juniorprimary1.1 km
- Kheng Cheng Schoolprimary1.1 km
- Northlight Schoolsecondary (s1-s4)1.2 km
Distances are straight-line. Proximity does not determine school admission eligibility.
Supply
Upcoming competition
- SANCTUARY@NEWTONASK Development Pte Ltd38 units1.5 km
- 32 GILSTEADPeak Vista Pte Ltd14 units1.6 km
- ENCHANT�Evelyn Pte Ltd25 units1.6 km
- PULLMAN RESIDENCES NEWTONEL Development (Horizon) Pte Ltd340 units1.8 km
- PICCADILLY GRANDMaximus Residential SG Pte Ltd/Maximus Commercial SG Pte Ltd407 units1.8 km
High upcoming supply nearby may increase competition for tenants and buyers.
The record
Transactions at this development
| Month | Type | Price | Size | PSF | Floor | Lease left |
|---|---|---|---|---|---|---|
| Jan 2026 | Apartment | S$1,395,000 | 936 sqft | S$1,490 | 06-10 | — |
| Sep 2025 | Apartment | S$1,856,000 | 1,227 sqft | S$1,513 | 11-15 | — |
| May 2024 | Apartment | S$2,470,000 | 1,787 sqft | S$1,382 | 16-20 | — |
| Jan 2024 | Apartment | S$1,450,000 | 936 sqft | S$1,548 | 06-10 | — |
| Nov 2023 | Apartment | S$1,573,000 | 936 sqft | S$1,680 | 11-15 | — |
| Jun 2023 | Apartment | S$1,528,000 | 936 sqft | S$1,632 | 16-20 | — |
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
De Royale
S$1,922
+3.4%5 sales3.0% yield
Summer Green
S$1,424
+2.2%1 sales3.0% yield
Va Residences
S$1,604
+4.3%5 sales4.1% yield
Landed Housing Development
S$5,057
—1 sales1.3% yield
D'Mira
S$1,665
-3.5%2 sales2.9% yield
Boon Teck Tower
S$1,267
—1 sales2.5% yield
Residential Apartments
S$1,255
—1 sales
Verticus
S$2,387
+4.6%6 sales2.8% yield
Important
Property values shown are estimates generated from available transaction and market data and are not official valuations. Actual transaction prices may differ. Data availability and accuracy depend on the underlying source datasets. Users should conduct their own due diligence and seek professional advice where appropriate.