Shelford 23
Shelford 23 is a freehold condominium in District 11 (Watten Estate, Novena, Thomson), within Singapore's Core Central Region (CCR). Completed in 2012, the development comprises 33 units. Sale and rental figures on this page are compiled from URA transaction records.
Overview & Key Facts
SHELFORD 23 is a freehold condominium at SHELFORD ROAD in District 11 (CCR), developed by HOI HUP SHELFORD REALTY PTE LTD, comprising 33 units, completed in 2012.
Location & Connectivity
SHELFORD 23 is approximately 620m from Tan Kah Kee MRT station, with 4 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Tan Kah Kee | Downtown Line | 620m |
| Botanic Gardens | Circle Line | 680m |
| Botanic Gardens | Downtown Line | 680m |
| Farrer Road | Circle Line | 1.3 km |
Schools & Education
11 schools within 2 km (4 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| National Junior College | Secondary | 630m |
| National Junior College | JC | 630m |
| Chatsworth International School (Bukit Timah) | International | 670m |
| German European School Singapore | International | 690m |
| SJI International School | International | 1 km |
| Hollandse School | International | 1.1 km |
| Raffles Girls' Primary School | Primary | 1.1 km |
| Lycee Francais de Singapour | International | 1.4 km |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 1 | $1,870 psf | $1,550,000 |
| 3 BR | 3 | $1,787 psf | $2,180,000 |
| 4 BR | 4 | $1,702 psf | $2,837,500 |
| 5+ BR | 1 | $1,700 psf | $3,330,000 |
Market Position
SHELFORD 23 has recorded 9 sales at an average price of $2,530,000.
Rental Yield by Bedroom Type
Blended yield hides the spread between unit sizes — smaller units at SHELFORD 23 typically rent harder per dollar of purchase price. The final column shows monthly rent per $100,000 invested, so unit sizes compare on equal capital:
| Type | Avg Rent | Avg Price | Gross Yield | Rent per $100k |
|---|---|---|---|---|
| 2 BR | $4,291/mo | $1,550,000 | 3.32% | $277/mo |
| 3 BR | $5,882/mo | $2,180,000 | 3.24% | $270/mo |
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Price Appreciation
| Year | Sales | Avg PSF | Change |
|---|---|---|---|
| 2021 | 4 | $1,724 psf | — |
| 2022 | 4 | $1,748 psf | ↑ 1.4% |
| 2026 | 1 | $1,852 psf | ↑ 6.0% |
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The latest reading marks the highest point in this series — SHELFORD 23 prices have climbed 7.5% since 2021.
Price Index Check
The ShiokNest Price Index for District 11 reads 119.0 as of June 2026 — down 0.1% 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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Neighbourhood Comparison
| Condo | Tenure | Avg PSF | Sales |
|---|---|---|---|
| PULLMAN RESIDENCES NEWTON | Freehold | $3,074 psf | 288 |
| WATTEN HOUSE | Freehold | $3,236 psf | 180 |
| SOLEIL @ SINARAN | 99 yrs lease commencing from 2006 | $1,979 psf | 96 |
| PEAK RESIDENCE | Freehold | $2,489 psf | 90 |
| AMARYLLIS VILLE | 99 yrs lease commencing from 1997 | $1,909 psf | 74 |
What Could Work Against You
- With just 1 sale in the trailing year, pricing signals are indicative rather than definitive; expect wider bid-ask spreads when you negotiate.
- The 33-unit size cuts both ways: exclusivity, but thinner resale liquidity and higher per-unit maintenance contributions than larger estates.
Best suited for
Who This Actually Suits
The profile fits families with young children, car-owning households, international school families and quiet sanctuary seekers best. Family-suitable layout and CCR (Core Central Region) location with established school catchments nearby.
multi-generational families and foreign / absd-aware buyers should treat this as a shortlist candidate, not a default choice.
It is a weaker fit for yield-focused investors and en-bloc speculators — other options likely serve them better. CCR (Core Central Region) location with rental demand profile worth running through our Rental Yield Calculator.
Verdict
SHELFORD 23 is a freehold development in District 11 (CCR), with 33 units, offering a gross yield of 2.4%.
At ~$1,852 psf, it reflects its premium CCR positioning.
Explore the full SHELFORD 23 dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing SHELFORD 23 against staying public? These HDB towns sit within walking or short-drive distance:
- Bukit Timah — 4-room average $846,049 (550m away), an upgrader gap of about $1,700,000
FAQ
What is the average PSF for SHELFORD 23?
Is SHELFORD 23 freehold?
What is the rental yield for SHELFORD 23?
Which MRT is nearest to SHELFORD 23?
Sources & Next Steps
- SHELFORD 23 Dashboard — Live charts and analytics
- URA — Official transaction data
- District 11 (Watten Estate, Novena, Thomson) — District 11 neighbourhood guide
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 9 transactions
- Rental data: 60 leases
- Source: URA
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Jun 2026 · 9 records analysed · Source: URA private-sale caveats