SHELFORD 23
UrbanLens Analysis
SHELFORD 23 trades at $0 PSF, roughly in line with the D11 median ($1,983). At 8 minutes to Tan Kah Kee MRT, connectivity is serviceable but falls short of the doorstep premium bracket. In this pocket, AMARYLLIS VILLE commands $2,060 PSF while SOLEIL @ SINARAN sits at $2,070, placing SHELFORD 23 in the value tier.
Extremely thin liquidity is a red flag, with 0 transactions over 24 months showing 100% decline. That trails WATTEN HOUSE's 1.8% gain, suggesting relative underperformance.
No rental yield data is available, making it harder to assess the income case. For a rough proxy, AMARYLLIS VILLE nearby yields 2.96% at $2,060 PSF — use that as a benchmark when evaluating rental potential. The freehold tenure removes lease-decay risk entirely — a structural advantage that compounds over longer holding periods.
Verdict: neutral. At today's price, this is neither compelling nor avoidable. Against AMARYLLIS VILLE at $2,060 PSF, SHELFORD 23 offers genuine value. With only 33 units, a single distressed sale can move the needle on valuations. At 100% below the CCR median of $2,151, pricing reflects relative value within the segment.
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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