RPS · Resale Project Scorecard
10 Shelford — Grade C
RPS score 5.20/10 · D11 · Newton, Novena · 69 units · scored across 7 weighted factors — methodology published.
FH · ADAM PROPERTIES PTE LTD · TOP 2014
Below-average project with notable weaknesses. Standout strengths: tenure, MRT access. Key weaknesses: project size, capital appreciation.
Factor breakdown
- Project's Historical Performance25% weight
- 2/10
- Primary School Effect20% weight
- 7/10
- Project Size16% weight
- 3/10
- MRT Proximity13% weight
- 8/10
- Rental Yield10% weight
- 5/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 5/10
Avg Ann. of -0.16% — bottom 16% within its 2014-era cohort. Weak capital appreciation, even when judged against vintage peers.
2 primary schools within 1km (nearest: NANYANG PRIMARY SCHOOL at 0.77km). Strong school proximity — a genuine advantage for young families.
69 units — very small project; niche product with thin resale market.
0.49km from Botanic Gardens Mrt Stn (CC19) — short walk to MRT, good transport convenience.
Rental yield of 3.47% — above-average income return.
Freehold tenure — no lease decay concerns, preserves long-term value.
Moderate future-catalyst exposure — nearest meaningful driver: Bukit Timah Turf City new housing cluster at 0.64km. Some forward-looking tailwind, but the impact is more diffuse than for adjacent-zone projects.
Primary schools within 1km: Nanyang Primary School, Raffles Girls' Primary School.
The verdict· Scores updated September 2026
10 Shelford scores 5.20 out of 10 on the TRIBE Resale Project Scorecard, Grade C, ranking 1801st of 2,357 resale condos scored in Singapore and 128th of 143 in District 11 (Newton, Novena). Its strongest factors are Tenure (10/10) and MRT Proximity (8/10); its weakest is Project's Historical Performance (2/10). Below-average project with notable weaknesses. Standout strengths: tenure, MRT access. Key weaknesses: project size, capital appreciation.
RPS · Resale Project Scorecard
Recent resale transactions at 10 Shelford
12 months to September 2026 (Oct 2025 – Sep 2026): 6 resale transactions, median $2,000 psf, median price $894,000.
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 3 | $1,991 psf | $888,000 |
| Jan–Mar 2026 | 1 | $1,308 psf | $1.07M |
| Apr–Jun 2026 | 1 | $2,057 psf | $951,888 |
| Jul–Sep 2026 | 1 | $2,044 psf | $880,000 |
| 12-month total | 6 | $2,000 psf | $894,000 |
Aggregates of URA REALIS resale caveats (data to September 2026). A specific unit's value depends on floor, size, facing and condition — for a unit-level read, use the Resale Price Check.
10 Shelford: frequently asked questions
Answers generated from the scorecard data — RPS rank 1801st of 2,357, scores updated September 2026.
- Is 10 Shelford a good buy in 2026?
- 10 Shelford scores 5.20/10 on the TRIBE Resale Project Scorecard (Grade C), which places it 1801st of 2,357 Singapore resale condos and 128th of 143 in District 11 (Newton, Novena). Below-average project with notable weaknesses. Standout strengths: tenure, MRT access. Key weaknesses: project size, capital appreciation. RPS scores project-level demand fundamentals — not a specific unit or its asking price — so read the grade as a screen: it tells you whether the drivers of resale demand are present, and the price you pay still decides the outcome.
- What is the average PSF at 10 Shelford?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 6 resale transactions at 10 Shelford, at a median of $2,000 psf and a median price of $894,000 (range $1,308 psf to $2,057 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is 10 Shelford from the nearest MRT station?
- 10 Shelford is about 490m from Botanic Gardens MRT (CC19), scoring 8/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does 10 Shelford compare with Newton 21 (former Newton Euro-asia)?
- Newton 21 (former Newton Euro-asia) is the project scored next to 10 Shelford on the District 11 ranking: 5.23 (Grade C) against 10 Shelford's 5.20 (Grade C). 10 Shelford scores higher on Primary School Effect (7 vs 1) and Rental Yield (5 vs 2); Newton 21 (former Newton Euro-asia) scores higher on Project's Historical Performance (2 vs 8) and MRT Proximity (8 vs 9).
- Which primary schools are within 1km of 10 Shelford?
- 2 primary schools are within 1km of 10 Shelford: Nanyang Primary School, Raffles Girls' Primary School. 2 primary schools within 1km (nearest: NANYANG PRIMARY SCHOOL at 0.77km). Strong school proximity — a genuine advantage for young families. 10 Shelford scores 7/10 on the Primary School Effect factor (20% of the RPS score), which weights each school by its recent P1 ballot demand.
- What is the tenure of 10 Shelford, and how big is the project?
- 10 Shelford is freehold, completed in 2014, has 69 units, developed by ADAM PROPERTIES PTE LTD. Freehold tenure — no lease decay concerns, preserves long-term value. 69 units — very small project; niche product with thin resale market. Tenure carries 10% of the RPS score and Project Size 16%.
Scored either side of 10 Shelford in Newton, Novena
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
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