18 SHELFORD is a 84-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 19 units and is TOP 2011.
This profile draws on 8 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 15 years from TOP, 18 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 18 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 8 sales and 14 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the 18 SHELFORD dashboard.
- Average sale price: $3,354,500 across 8 transactions
- Estimated gross rental yield: 2.8%
- District 11 PSF ranking: Above average (top 35%)
- · CCR · D11 · 19 units
About 18 SHELFORD
18 SHELFORD is a condominium, located at SHELFORD ROAD in District 11 (Watten Estate, Novena, Thomson) (Core Central Region), developed by POPULAR LAND PTE LTD, comprising 19 residential units, completed in 2011.
With approximately 84 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 18 SHELFORD:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 2 | $2,065 psf | $2,490,000 |
| 4 BR | 2 | $2,000 psf | $3,263,000 |
| 5+ BR | 4 | $1,835 psf | $3,832,500 |
Sales Market Overview
18 SHELFORD has recorded 8 sale transactions with an average transaction price of $3,354,500, ranging from $2,430,000 to $3,900,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 1 | $1,820 psf | $3,800,000 | — |
| 2022 | 3 | $1,841 psf | $3,843,333 | ↑ 1.1% |
| 2023 | 2 | $1,983 psf | $2,559,000 | ↑ 7.8% |
| 2025 | 1 | $2,115 psf | $2,550,000 | ↑ 6.6% |
| 2026 | 1 | $2,049 psf | $3,838,000 | ↓ 3.1% |
18 SHELFORD ranks in the top 35% of condos in District 11 by average PSF.
Compared to the CCR average of $2,447 psf, 18 SHELFORD trades 21% below the segment benchmark.
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Rental Market Overview
18 SHELFORD has recorded 14 rental transactions with monthly rents averaging $7,914/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 2 BR | 3 | $6,350/mo | $6,000/mo | $6,800/mo |
| 3 BR | 2 | $6,750/mo | $6,500/mo | $7,000/mo |
| 4 BR | 9 | $8,694/mo | $6,000/mo | $12,500/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 3 | $8,167/mo |
| 2022 | 4 | $7,950/mo |
| 2023 | 1 | $6,000/mo |
| 2024 | 4 | $8,638/mo |
| 2025 | 1 | $6,250/mo |
| 2026 | 1 | $7,700/mo |
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Investment Analysis
Based on average rents and sale prices, 18 SHELFORD delivers an estimated gross rental yield of 2.8%. This is below the 3% benchmark, suggesting stronger capital appreciation potential.
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 18 SHELFORD (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- 18 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
18 SHELFORD is 600m from Botanic Gardens MRT (Circle Line), with 4 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Botanic Gardens | CC19 | Circle Line | 600m |
| Botanic Gardens | DT9 | Downtown Line | 600m |
| Tan Kah Kee | DT8 | Downtown Line | 670m |
| Farrer Road | CC20 | Circle Line | 1.3 km |
Nearby Schools
There are 11 schools within 2 km of 18 SHELFORD, including 4 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| German European School Singapore | International | 660m |
| National Junior College | Secondary | 690m |
| National Junior College | Jc | 690m |
| Chatsworth International School (Bukit Timah) | International | 750m |
| SJI International School | International | 1.0 km |
| Raffles Girls' Primary School | Primary | 1.1 km |
| Hollandse School | International | 1.2 km |
| Nanyang Girls' High School | Secondary | 1.3 km |
| Lycee Francais de Singapour | International | 1.4 km |
| Nanyang Primary School | Primary | 1.6 km |
| Whitley Secondary School | Secondary | 2.0 km |
Adequate lease horizon. Around 84 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.
Walking-distance MRT. Botanic Gardens is about 0.60km — within the conventional 10-minute walk threshold most tenants accept. The project benefits from the public-transport premium without the price compression that <500m flagship stations command.
Boutique character. With 19 units, 18 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 0.66km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Lease-decay clock to monitor. Remaining lease is comfortably above critical CPF thresholds but already in the band where 10-15 year holds materially compress the next buyer's CPF eligibility. Plan exit timing with this in mind rather than assuming open-ended hold optionality.
Thin transaction history. With only 8 recorded sales, comparable-sales analysis is fragile — a single outlier transaction can skew the apparent price level by 5-10%. Triangulate with nearby district comparables rather than rely on within-project averages alone.
- ⚠️ Young couple, first home: Lease horizon constrains long-hold optionality
- ✅ 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): Plan exit timing around lease-decay thresholds
Composite assessment: 18 SHELFORD benefits from MRT proximity but the lease horizon or district position requires careful exit-timing planning. Active management of the hold matters more than passive accumulation. 8 transactions in URA provide the data foundation for this view.
Suggested holding period for most buyer profiles: 5-8 years with monitored exit windows. 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 18 SHELFORD?
What is the rental yield for 18 SHELFORD?
Is 18 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: 8 transactions analysed
- Rental data: 14 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 18 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.
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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.
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HDB Alternatives Nearby
Weighing 18 SHELFORD against staying public? These HDB towns sit within walking or short-drive distance:
- Bukit Timah — 4-room average $846,049 (510m away), an upgrader gap of about $2,500,000