THE SHELFORD is a freehold development along SHELFORD ROAD in District 11 (Newton / Novena), part of the CCR segment of Singapore's private residential market. The project comprises 215 units and is TOP 2005.
This profile draws on 22 recorded transactions from URA REALIS 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 21 years from TOP, THE 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 THE 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 22 sales and 256 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the THE SHELFORD dashboard.
- Average sale price: $3,308,139 across 22 transactions
- Estimated gross rental yield: 2.4%
- District 11 PSF ranking: Premium tier (top 17%)
- Freehold tenure · CCR · D11 · 215 units
About THE SHELFORD
THE SHELFORD is a freehold condominium, located at SHELFORD ROAD in District 11 (Watten Estate, Novena, Thomson) (Core Central Region), developed by CAPITALAND RESIDENTIAL LTD, comprising 215 residential units, completed in 2005.
As a freehold property, THE SHELFORD does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at THE SHELFORD:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 2 | $1,948 psf | $1,510,000 |
| 3 BR | 6 | $2,324 psf | $2,561,342 |
| 4 BR | 10 | $2,314 psf | $3,492,300 |
| 5+ BR | 4 | $2,121 psf | $4,867,000 |
Sales Market Overview
THE SHELFORD has recorded 22 sale transactions with an average transaction price of $3,308,139, ranging from $1,430,000 to $5,280,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 4 | $2,133 psf | $2,938,250 | — |
| 2022 | 1 | $1,909 psf | $4,150,000 | ↓ 10.5% |
| 2023 | 7 | $2,275 psf | $3,208,293 | ↑ 19.2% |
| 2024 | 5 | $2,206 psf | $2,618,000 | ↓ 3.0% |
| 2025 | 2 | $2,418 psf | $4,319,000 | ↑ 9.6% |
| 2026 | 3 | $2,412 psf | $4,230,000 | ↓ 0.3% |
THE SHELFORD ranks in the top 17% of condos in District 11 by average PSF.
Compared to the CCR average of $2,447 psf, THE SHELFORD trades 8.1% below the segment benchmark.
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Rental Market Overview
THE SHELFORD has recorded 256 rental transactions with monthly rents averaging $6,735/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 1 BR | 10 | $3,895/mo | $2,800/mo | $4,550/mo |
| 2 BR | 59 | $5,105/mo | $3,600/mo | $6,400/mo |
| 3 BR | 152 | $6,966/mo | $4,100/mo | $12,500/mo |
| 4 BR | 35 | $9,289/mo | $5,800/mo | $12,500/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 42 | $5,413/mo |
| 2022 | 56 | $6,488/mo |
| 2023 | 49 | $7,235/mo |
| 2024 | 44 | $7,194/mo |
| 2025 | 49 | $7,108/mo |
| 2026 | 16 | $7,131/mo |
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Investment Analysis
Based on average rents and sale prices, THE SHELFORD delivers an estimated gross rental yield of 2.4%. 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 | $1,970 psf | 92 |
| 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 THE SHELFORD (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- THE 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
THE SHELFORD is 420m from Tan Kah Kee MRT (Downtown Line), with 4 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Tan Kah Kee | DT8 | Downtown Line | 420m |
| Botanic Gardens | CC19 | Circle Line | 680m |
| Botanic Gardens | DT9 | Downtown Line | 680m |
| Farrer Road | CC20 | Circle Line | 1.1 km |
Nearby Schools
There are 13 schools within 2 km of THE SHELFORD, including 5 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| National Junior College | Secondary | 460m |
| National Junior College | Jc | 460m |
| German European School Singapore | International | 550m |
| Chatsworth International School (Bukit Timah) | International | 600m |
| Hollandse School | International | 940m |
| Raffles Girls' Primary School | Primary | 1.0 km |
| Lycee Francais de Singapour | International | 1.2 km |
| SJI International School | International | 1.2 km |
| Nanyang Girls' High School | Secondary | 1.4 km |
| Nanyang Primary School | Primary | 1.7 km |
| Hwa Chong International School | International | 1.9 km |
| Hwa Chong Institution | Secondary | 1.9 km |
Tenure resilience. Freehold tenure removes the lease-decay headwind that affects 99-year leasehold stock from ~year 60 onward. CPF eligibility, loan-tenure caps, and resale buyer pool are all preserved without the time-decay clock. For long holds (15+ years), this matters meaningfully more than headline PSF.
Genuine walk-to-MRT access. Tan Kah Kee sits about 0.42km 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.
Solid facilities scale. 215 units is large enough to support pool, gym, function rooms, and BBQ pavilions without the booking-pressure issues that smaller boutique developments face. Per-unit maintenance is in a manageable band.
School-belt proximity. National Junior College sits about 0.46km 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.
[
{
"persona": "Young couple, first home",
"fit_color": "green",
"reason": "Long balance lease + likely sub-CCR pricing"
},
{
"persona": "Family with school-age kids",
"fit_color": "green",
"reason": "Nearby schools support MOE registration priority"
},
{
"persona": "CBD commuter",
"fit_color": "green",
"reason": "Walking-distance MRT supports daily commute"
},
{
"persona": "Rental investor (yield-focused)",
"fit_color": "red",
"reason": "Thin transaction history makes underwriting fragile"
},
{
"persona": "Foreign professional (expat)",
"fit_color": "green",
"reason": "MRT plus mid-size facility suite typically meets expat-tenant criteria"
},
{
"persona": "Long-term hold (10+ yr)",
"fit_color": "green",
"reason": "Tenure supports CPF + buyer-pool through hold"
}
]
Composite assessment: THE 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. 22 transactions in URA REALIS 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 THE SHELFORD?
What is the rental yield for THE SHELFORD?
Is THE SHELFORD freehold or leasehold?
How far is the nearest MRT from THE SHELFORD?
What is the tenure of THE SHELFORD?
How does THE SHELFORD compare to other projects in the district?
What stamp duty applies for a foreign buyer of THE SHELFORD?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 22 transactions analysed
- Rental data: 256 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 THE SHELFORD
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.