RPS · Resale Project Scorecard
28 Shelford — Grade B
RPS score 5.63/10 · D11 · Newton, Novena · 36 units · scored across 7 weighted factors — methodology published.
FH · Region Development Pte Ltd · TOP 1994
Solid, middle-of-the-pack project. Standout strengths: tenure. Key weaknesses: project size, total returns.
Factor breakdown
- Project's Historical Performance25% weight
- 7/10
- Primary School Effect20% weight
- 5/10
- Project Size16% weight
- 3/10
- MRT Proximity13% weight
- 7/10
- Rental Yield10% weight
- 2/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 5/10
Avg Ann. of +4.16% — near-median performance within its 1994-era cohort (69th percentile).
1 primary school within 1km (RAFFLES GIRLS' PRIMARY SCHOOL, 0.62km away). Adequate but narrow school optionality.
36 units — very small project; niche product with thin resale market.
0.63km from Tan Kah Kee Mrt Stn (DT8) — short walk to MRT, good transport convenience.
Rental yield of 2.46% — weak 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 0.38km. Some forward-looking tailwind, but the impact is more diffuse than for adjacent-zone projects.
Primary schools within 1km: Raffles Girls' Primary School.
The verdict· Scores updated September 2026
28 Shelford scores 5.63 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 1424th of 2,357 resale condos scored in Singapore and 92nd of 143 in District 11 (Newton, Novena). Its strongest factors are Tenure (10/10) and Project's Historical Performance (7/10); its weakest is Rental Yield (2/10). Solid, middle-of-the-pack project. Standout strengths: tenure. Key weaknesses: project size, total returns.
RPS · Resale Project Scorecard
Recent resale transactions at 28 Shelford
12 months to September 2026 (Oct 2025 – Sep 2026): 2 resale transactions, median $2,052 psf, median price $2.44M.
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 2 | $2,052 psf | $2.44M |
| Jan–Mar 2026 | — | — | — |
| Apr–Jun 2026 | — | — | — |
| Jul–Sep 2026 | — | — | — |
| 12-month total | 2 | $2,052 psf | $2.44M |
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.
28 Shelford: frequently asked questions
Answers generated from the scorecard data — RPS rank 1424th of 2,357, scores updated September 2026.
- Is 28 Shelford a good buy in 2026?
- 28 Shelford scores 5.63/10 on the TRIBE Resale Project Scorecard (Grade B), which places it 1424th of 2,357 Singapore resale condos and 92nd of 143 in District 11 (Newton, Novena). Solid, middle-of-the-pack project. Standout strengths: tenure. Key weaknesses: project size, total returns. 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 28 Shelford?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 2 resale transactions at 28 Shelford, at a median of $2,052 psf and a median price of $2.44M (range $2,027 psf to $2,076 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is 28 Shelford from the nearest MRT station?
- 28 Shelford is about 630m from Tan Kah Kee MRT (DT8), scoring 7/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does 28 Shelford compare with Pullman Residences?
- Pullman Residences is the project scored next to 28 Shelford on the District 11 ranking: 5.64 (Grade B) against 28 Shelford's 5.63 (Grade B). 28 Shelford scores higher on Project's Historical Performance (7 vs 1); Pullman Residences scores higher on Primary School Effect (5 vs 8) and MRT Proximity (7 vs 10).
- Which primary schools are within 1km of 28 Shelford?
- One primary school is within 1km of 28 Shelford: Raffles Girls' Primary School. 1 primary school within 1km (RAFFLES GIRLS' PRIMARY SCHOOL, 0.62km away). Adequate but narrow school optionality. 28 Shelford scores 5/10 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 28 Shelford, and how big is the project?
- 28 Shelford is freehold, completed in 1994, has 36 units, developed by Region Development Pte Ltd. Freehold tenure — no lease decay concerns, preserves long-term value. 36 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 28 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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