SHELFORD REGENCY
UrbanLens Analysis
SHELFORD REGENCY commands $2,179 PSF -- 10% above what District 11 typically fetches ($1,983 PSF). Tan Kah Kee MRT is 479m away (6-min walk), functional but not a headline selling point. Against WATTEN HOUSE at $3,264 PSF, the 33% discount is worth examining closely.
Prices have essentially flatlined over two years (+5.0%), suggesting a market in equilibrium. 6 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.
Being freehold means zero lease-decay anxiety. Full CPF eligibility, maximum LTV, and a universally bankable asset. Rental data is too thin to calculate a reliable yield. Treat this as a capital-appreciation play and verify rental demand independently.
The 56-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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