28 SHELFORD
UrbanLens Analysis
28 SHELFORD commands $2,027 PSF -- 2% above what District 11 typically fetches ($1,983 PSF). Tan Kah Kee MRT is 655m away (8-min walk), functional but not a headline selling point. Against WATTEN HOUSE at $3,264 PSF, the 38% discount is worth examining closely.
Prices are up 8.4% over two years, reflecting genuine buyer interest without bubble-level exuberance. 5 transactions over two years is modest; the trend is directional, not definitive. For context, AMARYLLIS VILLE has gained 8.8% over the same period.
Being freehold means zero lease-decay anxiety. Full CPF eligibility, maximum LTV, and a universally bankable asset. Insufficient rental data to pin down a yield figure. Buyers should assume this is a capital-growth story and do their own rental due diligence.
At just 36 units, this is an intimate development. Expect low common fees but limited resale volume -- patience is required on exit.
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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