THE SHELFORD
UrbanLens Analysis
THE SHELFORD trades at $2,314 PSF, sitting 17% above the District 11 median of $1,983 PSF. At 7 minutes from Tan Kah Kee MRT (537m), transit access is passable but not a differentiator. WATTEN HOUSE fetches $3,264 PSF nearby -- that 29% gap frames THE SHELFORD's relative value proposition.
Prices have essentially flatlined over two years (+4.4%), suggesting a market in equilibrium. 10 transactions over two years is modest; the trend is directional, not definitive. For context, PARK INFINIA AT WEE NAM has gained 4.3% 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. The 2.4% yield trails the CCR average of 3.0%. At $9,257/month median rent, this is a capital-appreciation bet, not an income play.
With 215 units, amenities are comprehensive and resale liquidity is generally healthy, though price compression can occur when too many sellers list simultaneously.
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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