21 SHELFORD is a 99-year leasehold development along SHELFORD ROAD in District 11 (Newton / Novena), part of the CCR segment of Singapore's private residential market. The project comprises 43 units and is an established secondary-market project.
This profile draws on 2 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.
The project is in its mature or late-resale phase, where lease tenure (for leasehold stock), redevelopment optionality, and en-bloc potential all start to weigh more on the investment thesis than current rental yield.
Within District 11 (Newton / Novena), the immediate context for 21 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 2 sales and 7 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the 21 SHELFORD dashboard.
- Average sale price: $2,000,000 across 2 transactions
- Estimated gross rental yield: 2.8%
- District 11 PSF ranking: Above average (top 27%)
- · CCR · D11 · 43 units
About 21 SHELFORD
21 SHELFORD is a condominium, located at SHELFORD ROAD in District 11 (Watten Estate, Novena, Thomson) (Core Central Region), comprising 43 residential units.
Unit Mix Distribution
Transaction data breakdown by bedroom type at 21 SHELFORD:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 1 | $2,065 psf | $1,800,000 |
| 3 BR | 1 | $2,107 psf | $2,200,000 |
Sales Market Overview
21 SHELFORD has recorded 2 sale transactions with an average transaction price of $2,000,000, ranging from $1,800,000 to $2,200,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2025 | 1 | $2,065 psf | $1,800,000 | — |
| 2026 | 1 | $2,107 psf | $2,200,000 | ↑ 2.1% |
21 SHELFORD ranks in the top 27% of condos in District 11 by average PSF.
Compared to the CCR average of $2,447 psf, 21 SHELFORD trades 14.8% below the segment benchmark.
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Rental Market Overview
21 SHELFORD has recorded 7 rental transactions with monthly rents averaging $4,607/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 2 BR | 4 | $4,063/mo | $3,950/mo | $4,300/mo |
| 3 BR | 3 | $5,333/mo | $5,000/mo | $5,800/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2025 | 6 | $4,708/mo |
| 2026 | 1 | $4,000/mo |
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Investment Analysis
Based on average rents and sale prices, 21 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 21 SHELFORD (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- 21 SHELFORD
- Tan Kah Kee MRT
- Botanic Gardens MRT
- Botanic Gardens MRT
- Farrer Road MRT
- National Junior College
- National Junior College
- German European School Singapore
Nearby MRT Stations
21 SHELFORD is 620m from Tan Kah Kee MRT (Downtown Line), with 4 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Tan Kah Kee | DT8 | Downtown Line | 620m |
| Botanic Gardens | CC19 | Circle Line | 640m |
| Botanic Gardens | DT9 | Downtown Line | 640m |
| Farrer Road | CC20 | Circle Line | 1.2 km |
Nearby Schools
There are 10 schools within 2 km of 21 SHELFORD, including 4 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| National Junior College | Secondary | 640m |
| National Junior College | Jc | 640m |
| German European School Singapore | International | 650m |
| Chatsworth International School (Bukit Timah) | International | 700m |
| SJI International School | International | 1.1 km |
| Raffles Girls' Primary School | Primary | 1.1 km |
| Hollandse School | International | 1.1 km |
| Lycee Francais de Singapour | International | 1.4 km |
| Nanyang Girls' High School | Secondary | 1.4 km |
| Nanyang Primary School | Primary | 1.6 km |
Walking-distance MRT. Tan Kah Kee is about 0.62km — 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 43 units, 21 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. National Junior College sits about 0.64km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Thin transaction history. With only 2 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.
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: 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: 21 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. 2 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 21 SHELFORD?
What is the rental yield for 21 SHELFORD?
Is 21 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: 2 transactions analysed
- Rental data: 7 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 21 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 21 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 $1,100,000