Rent vs D11 -3.8%
Rents near district median
21 Shelford's latest 12-month median rent is $5,000 compared with the D11 median of $5,200 for the same period. Use this district check before narrowing by bedroom and area band.
21 Shelford rent and sale price
D11 / Watten Estate, Novena, Thomson
Address 21 Shelford Road 21 Shelford Singapore 288411
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Quick summary about 21 Shelford
21 Shelford is a freehold condominium in D11 / Watten Estate, Novena, Thomson. The page currently tracks 10 rentals and 3 sales.
- Latest 12M median rent is $5,000 per month from 9 rentals. The bedroom and floor-area tables below show the full loaded history.
- Latest 12M median sale price is $2,025,000, with median sale PSF at $2,065 psf from 2 sales.
- Rent is down 15.9% over the last 3 months. Sale PSF is flat over the last 3 months.
21 Shelford Market Brief
Compare the project with D11 across rent, sale PSF, tenure and transaction activity.
Compared with D11
Sale PSF vs D11 -17.8%
Sale PSF below district median
21 Shelford's latest 12-month median sale PSF is $2,065 psf versus the D11 median of $2,511 psf for the same period. A premium should be explained by tenure, condition, floor, view or scarcity.
Rent support 2.96%
Rent support above district screen
Gross yield is roughly 2.96% versus a D11 screen of 2.23%. Treat this as a first-pass rent support signal before costs, vacancy and financing.
Rent stability 39.5% spread
Rent is uneven
Recent median rents vary a lot, usually because unit mix differs month to month.
Market activity +1100.0%
Activity is rising
12 recent transactions versus 1 in the prior 6-month view.
Tenure lens Freehold
Freehold comparison needed
Freehold matters most on sale price. Compare 21 Shelford against nearby projects with similar tenure before treating a PSF gap as cheap or expensive.
Before you decide
Latest 12M median rent $5,000
Is the asking rent fair?
$4,750 to $5,250 is the first fair-rent band to check. Above $5,250 should have a visible reason.
Latest 12M median sale PSF $2,065 psf
Is the purchase price fair?
$1,960,000 to $2,090,000 and $2,000 to $2,130 psf are the first sale checks before adjusting for floor, size, view and condition.
2 bed rent $4,000
Are similar units renting for more?
2 bed and 1,300 to 1,400 sqft give the closest unit-size checks.
Rent stability 39.5% spread
Is rent stable here?
Rent is uneven. Recent median rents vary a lot, usually because unit mix differs month to month.
Transaction volume +1100.0%
Is activity rising?
Activity is rising. 12 recent transactions versus 1 in the prior 6-month view.
21 Shelford Project Facts
Project-level details from URA records and local enrichment.
Tenure Freehold
Property type Condominium, Non-Landed Properties
Sales 3 resale transactions
Total sold value $5.9M
21 Shelford Data Coverage
Use this to judge whether the project has enough rent, sale and recent transaction depth for a confident comparison.
Rentals 10 Jan 2025 to Jun 2026
Sale transactions 3 Jul 2025 to May 2026
Rent trend -15.9% Last 3 months
Sale PSF trend 0.0% Last 3 months
21 Shelford Location
Nearest transport, schools and daily conveniences around the project.
Project MRT School Amenities
Nearby
Approximate distance from the project. Walking, driving and transit routes may differ.
Closest MRT
TAN KAH KEE MRT STATION (DT8) 0.54 km away
TAN KAH KEE MRT STATION 0.64 km away
BOTANIC GARDENS MRT STATION 0.66 km away
Schools nearby
RAFFLES GIRLS' PRIMARY SCHOOL 0.68 km away
SAINT MARGARET'S SCHOOL (SECONDARY) 0.85 km away
NANYANG PRIMARY SCHOOL 0.88 km away
HWA CHONG INTERNATIONAL SCHOOL RESIDENCE 1.23 km away
Amenities
No amenity match yet.
21 Shelford Rent and Sale PSF Trends
Recent rent, sale PSF and contract activity for this project.
Latest median rent $4,100 10 rentals in view
Latest median sale PSF $2,022 psf 3 sales in view
Month Rent contracts Median rent Sale transactions Median sale PSF Median sale
Jun 2026 1 $4,100 0 - -
May 2026 2 $5,700 1 $2,022 psf $1,850,000
Apr 2026 1 $4,000 1 $2,107 psf $2,200,000
Sept 2025 2 $4,875 0 - -
Aug 2025 1 $4,300 0 - -
Jul 2025 2 $5,100 1 $2,064 psf $1,800,000
Jan 2025 1 $4,000 0 - -
Projects Similar to 21 Shelford
Same district, ranked by similar rent, sale PSF and transaction depth.
99-year leasehold from 1997 Amaryllis Ville 3.6 km away 431 transactions
- Median rent
- $5,200
- Median sale PSF
- $1,963 psf
- Median rent
- $5,000
- Median sale PSF
- $1,820 psf
- Median rent
- $4,000
- Median sale PSF
- $1,787 psf
- Median rent
- $4,500
- Median sale PSF
- $1,892 psf
- Median rent
- $4,300
- Median sale PSF
- $2,232 psf
- Median rent
- $4,650
- Median sale PSF
- $1,983 psf
21 Shelford Rent by Bedrooms
Monthly rent by recorded bedroom count.
Bedrooms Median rent Average rent Transactions
2 bed $4,000 $4,070 5
3 bed $5,200 $5,480 5
21 Shelford Rent by Size
Monthly rent by recorded URA floor area band.
Area band Median rent Average rent Transactions
800 to 900 sqft $3,975 $3,975 2
900 to 1,000 sqft $4,300 $4,300 1
1,000 to 1,100 sqft $4,050 $4,050 2
1,100 to 1,200 sqft $5,000 $5,000 1
1,300 to 1,400 sqft $5,500 $5,600 4
21 Shelford Sale PSF by Floor
Median sale price and PSF by recorded floor band.
Floor band Median sale Median PSF Transactions
01 to 05 $1,850,000 $2,064 psf 3
21 Shelford Latest Transactions
Most recent URA rentals and sales for this project.
Rentals
Sales
How to use this data
Practical guidance for renters, buyers and sellers. This is not a valuation, it is a starting point for comparing real transactions.
Rent negotiation
If you are renting
21 Shelford shows a latest 12-month median monthly rent of $5,000 across 9 rentals. Use that as the first anchor, then check the bedroom and floor-area bands before accepting an asking rent.
Latest 12M median rent $5,000
Rentals in period 9
Rent signal Thin
- If the asking rent is above the median, look for a clear reason such as larger size, newer condition, furnishings or a better stack.
- If it is below the median, check whether the unit is smaller, older, lower floor or has a shorter lease term.
Offer check
If you are buying
Latest 12M sales at 21 Shelford show a median price of $2,025,000 and $2,065 psf. Treat those as the first comparable range, then adjust for floor, size, condition and tenure.
Latest 12M median sale $2,025,000
Latest 12M median PSF $2,065 psf
Sale signal Thin
- Compare the unit against the sale by floor table before deciding whether a premium makes sense.
- Freehold should be part of the buying decision, especially when comparing against newer leasehold or nearby freehold projects.
Listing position
If you are selling
For sellers, the cleanest starting point is the project median PSF, then the latest sales and nearby project comps. 21 Shelford has 3 sales on this page, so pricing should be checked against actual recent contracts before listing.
Sale signal Thin
Total sold value $5.9M
Latest record Jun 2026
- Use the latest sales table to avoid anchoring to stale prices when the most recent month moved differently.
- If you want to price above recent PSF, the listing needs a visible reason such as renovation, view, layout, floor or scarcity.
Run 21 Shelford numbers
Start with the project benchmarks, then adjust the calculator assumptions for the unit you are considering.
Rental yield $5,000/mo Test gross and net yield against typical rent. Buy vs rent $2.0M Compare ownership cost against renting. Mortgage $2.0M Estimate monthly payment from the sale price. Stamp duty $2,065 psf Estimate buyer stamp duty before offer math. Purchase timeline Offer steps Map the option fee, exercise date, stamp duty and completion.
District context
Use D11 to compare 21 Shelford against the wider area.
About this data
How to read the rental and sale figures on this page.
Rental figures come from URA private residential rent data. Rent is shown as monthly rent.
Sale figures come from private residential sale data. PSF and total selling value are shown where the needed fields are available.
Rental floor level is not available from this source, so rental analysis is split by bedroom count and floor area band.
Sale floor band is available for many sale transactions, so sale prices can be grouped by recorded floor band.
21 Shelford FAQ
Quick answers for renters, buyers and owners comparing this project.
What is the typical rent at 21 Shelford?
21 Shelford has a latest 12-month median monthly rent of $5,000 across 9 rentals in that period.
What is the typical sale price at 21 Shelford?
The latest 12-month median sale price for 21 Shelford is $2,025,000, based on 2 sales in that period.
What is the median sale PSF at 21 Shelford?
The latest 12-month median sale price per square foot for 21 Shelford is $2,065 psf. The average for the same period is $2,065 psf.
Is 21 Shelford freehold or leasehold?
21 Shelford is listed as Freehold. Tenure is tied to the project and is most relevant when reviewing sale transactions.
Where is 21 Shelford located?
21 Shelford is located at 21 Shelford Road 21 Shelford Singapore 288411 in D11 / Watten Estate, Novena, Thomson.
How current is the 21 Shelford transaction data?
The project page uses the latest records currently loaded on PropertySmartSG. Treat it as research evidence and check the latest transaction rows before using it for pricing.