10 SHELFORD
UrbanLens Analysis
10 SHELFORD trades at $1,964 PSF, sitting 1% below the District 11 median of $1,983 PSF. At 6 minutes from Botanic Gardens MRT (492m), transit access is passable but not a differentiator. WATTEN HOUSE fetches $3,264 PSF nearby -- that 40% gap frames 10 SHELFORD's relative value proposition.
Prices have essentially flatlined over two years (+3.7%), suggesting a market in equilibrium. 7 transactions over two years is modest; the trend is directional, not definitive. For context, SANCTUARY@NEWTON has gained 1.7% over the same period.
Freehold tenure eliminates lease-decay risk entirely -- no CPF restrictions, no LTV erosion, no shrinking buyer pool as the asset ages. At 3.8% gross yield versus the CCR average of 3.0%, rental returns are above-market. The $2,898/month median rent makes this genuinely compelling for income investors.
The 69-unit size hits a practical sweet spot -- enough scale for decent facilities without the oversupply risk of mega-developments.
Nearby Comparables
| Development | Median PSF | Yield | 2Y Change |
|---|---|---|---|
| WATTEN HOUSE | $3,264 | — | +1.8% |
| SANCTUARY@NEWTON | $2,691 | — | +1.7% |
| AMARYLLIS VILLE | $2,060 | 3.0% | +8.8% |
| PARK INFINIA AT WEE NAM | $2,425 | 2.7% | +4.3% |
| SOLEIL @ SINARAN | $2,070 | 3.3% | +4.4% |
PSF Trend
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