10 SHELFORD is a 87-year balance leasehold development along SHELFORD ROAD in District 11 (Newton / Novena), part of the CCR segment of Singapore's private residential market. The project comprises 69 units and is TOP 2014.
This profile draws on 24 recorded transactions from URA to frame the project's character: who actually lives here, who buys here, and where the pricing sits relative to immediate alternatives. For the broader district context, see the Singapore price-heatmap map.
At roughly 12 years from TOP, 10 SHELFORD is in mature-resale territory: a clear track record on capital appreciation, defined renovation and refurbishment cycles, and lease-decay considerations starting to enter the picture (if leasehold).
Within District 11 (Newton / Novena), the immediate context for 10 SHELFORD is shaped by the broader URA Master Plan zoning for the area, ongoing or planned infrastructure (MRT extensions, expressway changes, school relocations), and the supply pipeline of nearby launches. See the URA Master Plan 2019 for the precinct-specific land-use overlay before underwriting medium-term capital appreciation.
We track 25 sales and 201 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the 10 SHELFORD dashboard.
- Average sale price: $910,094 across 25 transactions
- Estimated gross rental yield: 3.7%
- District 11 PSF ranking: Mid-range (top 62%)
- · CCR · D11 · 69 units
About 10 SHELFORD
10 SHELFORD is a condominium, located at SHELFORD ROAD in District 11 (Watten Estate, Novena, Thomson) (Core Central Region), developed by ADAM PROPERTIES PTE LTD, comprising 69 residential units, completed in 2014.
With approximately 87 years remaining on its 99-year lease, the property qualifies for full bank financing and CPF usage.
Unit Mix Distribution
Transaction data breakdown by bedroom type at 10 SHELFORD:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| Studio | 18 | $1,921 psf | $854,574 |
| 2 BR | 7 | $1,246 psf | $1,052,857 |
Sales Market Overview
10 SHELFORD has recorded 25 sale transactions with an average transaction price of $910,094, ranging from $770,000 to $1,230,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 5 | $1,691 psf | $835,000 | — |
| 2022 | 5 | $1,604 psf | $918,600 | ↓ 5.1% |
| 2023 | 7 | $1,857 psf | $913,064 | ↑ 15.7% |
| 2024 | 1 | $1,320 psf | $1,080,000 | ↓ 28.9% |
| 2025 | 5 | $1,828 psf | $898,200 | ↑ 38.5% |
| 2026 | 2 | $1,682 psf | $1,010,944 | ↓ 8.0% |
10 SHELFORD ranks in the top 62% of condos in District 11 by average PSF.
Compared to the CCR average of $2,447 psf, 10 SHELFORD trades 29.2% below the segment benchmark.
Loading chart data...
Rental Market Overview
10 SHELFORD has recorded 201 rental transactions with monthly rents averaging $2,821/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 1 BR | 201 | $2,821/mo | $1,800/mo | $3,800/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 44 | $2,243/mo |
| 2022 | 44 | $2,777/mo |
| 2023 | 31 | $3,157/mo |
| 2024 | 36 | $2,997/mo |
| 2025 | 40 | $3,065/mo |
| 2026 | 6 | $2,967/mo |
Loading chart data...
Investment Analysis
Based on average rents and sale prices, 10 SHELFORD delivers an estimated gross rental yield of 3.7%. This is above the Singapore-wide benchmark of approximately 3%.
Competing Condos in District 11
Side-by-side comparison against the most actively traded condos in District 11 (Watten Estate, Novena, Thomson):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| PULLMAN RESIDENCES NEWTON | Freehold | 340 | $3,074 psf | 288 |
| WATTEN HOUSE | Freehold | 180 | $3,236 psf | 179 |
| SOLEIL @ SINARAN | 99 yrs lease commencing from 2006 | 417 | $1,974 psf | 93 |
| PEAK RESIDENCE | Freehold | 90 | $2,489 psf | 90 |
| AMARYLLIS VILLE | 99 yrs lease commencing from 1997 | 311 | $1,903 psf | 72 |
Location Map
Map shows 10 SHELFORD (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- 10 SHELFORD
- Botanic Gardens MRT
- Botanic Gardens MRT
- Tan Kah Kee MRT
- Farrer Road MRT
- German European School Singapore
- National Junior College
- National Junior College
Nearby MRT Stations
10 SHELFORD is 480m from Botanic Gardens MRT (Circle Line), with 4 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Botanic Gardens | CC19 | Circle Line | 480m |
| Botanic Gardens | DT9 | Downtown Line | 480m |
| Tan Kah Kee | DT8 | Downtown Line | 610m |
| Farrer Road | CC20 | Circle Line | 1.1 km |
Nearby Schools
There are 11 schools within 2 km of 10 SHELFORD, including 5 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| German European School Singapore | International | 500m |
| National Junior College | Secondary | 670m |
| National Junior College | Jc | 670m |
| Chatsworth International School (Bukit Timah) | International | 810m |
| Raffles Girls' Primary School | Primary | 930m |
| Hollandse School | International | 1.1 km |
| SJI International School | International | 1.2 km |
| Nanyang Girls' High School | Secondary | 1.2 km |
| Lycee Francais de Singapour | International | 1.4 km |
| Nanyang Primary School | Primary | 1.5 km |
| Methodist Girls' School (Primary) | Primary | 2.0 km |
Adequate lease horizon. Around 87 years of remaining lease keeps CPF eligibility intact and supports standard 30-year loan tenor for most buyer profiles. Within a 5-10 year hold, lease-decay effects are negligible; beyond that, monitor the year-60 threshold for CPF usage caps.
Genuine walk-to-MRT access. Botanic Gardens sits about 0.48km away — true walking distance, not the elastic 800m claim that some listings stretch. For tenants and commuter-owners, this anchors rental demand and supports a steady capital-value floor across cycles.
Boutique character. With 69 units, 10 SHELFORD keeps a low-density character — fewer residents per facility, quieter corridors, more curated common spaces. Suits buyers prioritising unit-interior quality and neighbour proximity over deep facilities breadth.
School-belt proximity. German European School Singapore sits about 0.50km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Cycle-sensitivity. Like all Singapore private residential, the project's capital appreciation and rental yields move with broader macro factors — mortgage rate environment, MAS macroprudential stance (TDSR, ABSD), and the supply-pipeline tempo. Build a 5pp rate buffer into your stress test.
- ✅ Young couple, first home: Long balance lease + likely sub-CCR pricing
- ✅ Family with school-age kids: Nearby schools support MOE registration priority
- ✅ CBD commuter: Walking-distance MRT supports daily commute
- ❌ Rental investor (yield-focused): Thin transaction history makes underwriting fragile
- ⚠️ Foreign professional (expat): MRT plus mid-size facility suite typically meets expat-tenant criteria
- ✅ Long-term hold (10+ yr): Tenure supports CPF + buyer-pool through hold
Composite assessment: 10 SHELFORD hits the three structural levers that anchor long-term Singapore residential value: a prime district position, walkable MRT, and a long balance lease. Premium pricing is the trade-off; buyers paying that premium are buying scarcity rather than yield. 24 transactions in URA provide the data foundation for this view.
Suggested holding period for most buyer profiles: 8-15 years to absorb full cycle and capture the prime-district capital-appreciation thesis. Cross-reference per-bedroom net yield against district comparables via the compare-tool, model monthly cash-flow with the mortgage calculator, and confirm your effective BSD+ABSD cost using the stamp-duty calculator before finalising. This profile is informational; not a personal investment recommendation.
FAQ
What is the average price for 10 SHELFORD?
What is the rental yield for 10 SHELFORD?
Is 10 SHELFORD freehold or leasehold?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA.
- Sales data: 25 transactions analysed
- Rental data: 201 lease records analysed
- Gross yield = (avg monthly rent × 12) / avg sale price
Median values used to minimise outlier impact. PSF = price per square foot.
View Live Data for 10 SHELFORD
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.
New Sale vs Resale Mix
Of the 452 condo transactions recorded in District 11 over the last 12 months, 90% resale, 8% new sale, 2% sub sale. A resale-heavy mix points to an established market trading on fundamentals; a new-sale-heavy mix means developer launches are setting the price benchmarks.
Loading chart data...
Price Index Check
The ShiokNest Price Index for District 11 reads 121.2 as of June 2026 — up 1.7% 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.
Loading chart data...
HDB Alternatives Nearby
Weighing 10 SHELFORD against staying public? These HDB towns sit within walking or short-drive distance:
- Bukit Timah — 4-room average $846,049 (340m away), an upgrader gap of about $50,000