RPS · Resale Project Scorecard
Shelford 23 — Grade B
RPS score 6.26/10 · D11 · Newton, Novena · 33 units · scored across 7 weighted factors — methodology published.
FH · HOI HUP SHELFORD REALTY PTE LTD · TOP 2011
Solid, middle-of-the-pack project. Standout strengths: tenure, MRT access. Key weaknesses: total returns, project size.
Factor breakdown
- Project's Historical Performance25% weight
- 7/10
- Primary School Effect20% weight
- 7/10
- Project Size16% weight
- 3/10
- MRT Proximity13% weight
- 8/10
- Rental Yield10% weight
- 3/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 5/10
Avg Ann. of +2.60% — near-median performance within its 2011-era cohort (64th percentile).
2 primary schools within 1km (nearest: RAFFLES GIRLS' PRIMARY SCHOOL at 0.64km). Strong school proximity — a genuine advantage for young families.
33 units — very small project; niche product with thin resale market.
0.54km from Tan Kah Kee Mrt Stn (DT8) — short walk to MRT, good transport convenience.
Rental yield of 2.74% — below-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 0.47km. Some forward-looking tailwind, but the impact is more diffuse than for adjacent-zone projects.
Primary schools within 1km: Raffles Girls' Primary School, Nanyang Primary School.
The verdict· Scores updated September 2026
Shelford 23 scores 6.26 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 855th of 2,357 resale condos scored in Singapore and 33rd of 143 in District 11 (Newton, Novena). Its strongest factors are Tenure (10/10) and MRT Proximity (8/10); its weakest is Rental Yield (3/10). Solid, middle-of-the-pack project. Standout strengths: tenure, MRT access. Key weaknesses: total returns, project size.
RPS · Resale Project Scorecard
Recent resale transactions at Shelford 23
12 months to September 2026 (Oct 2025 – Sep 2026): 2 resale transactions, median $1,895 psf, median price $3.10M.
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | — | — | — |
| Jan–Mar 2026 | — | — | — |
| Apr–Jun 2026 | 1 | $1,852 psf | $3.25M |
| Jul–Sep 2026 | 1 | $1,937 psf | $2.96M |
| 12-month total | 2 | $1,895 psf | $3.10M |
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.
Shelford 23: frequently asked questions
Answers generated from the scorecard data — RPS rank 855th of 2,357, scores updated September 2026.
- Is Shelford 23 a good buy in 2026?
- Shelford 23 scores 6.26/10 on the TRIBE Resale Project Scorecard (Grade B), which places it 855th of 2,357 Singapore resale condos and 33rd of 143 in District 11 (Newton, Novena). Solid, middle-of-the-pack project. Standout strengths: tenure, MRT access. Key weaknesses: total returns, project size. 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 Shelford 23?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 2 resale transactions at Shelford 23, at a median of $1,895 psf and a median price of $3.10M (range $1,852 psf to $1,937 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Shelford 23 from the nearest MRT station?
- Shelford 23 is about 540m from Tan Kah Kee MRT (DT8), 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 Shelford 23 compare with Novena Court?
- Novena Court is the project scored next to Shelford 23 on the District 11 ranking: 6.26 (Grade B) against Shelford 23's 6.26 (Grade B). Shelford 23 scores higher on Project's Historical Performance (7 vs 5) and Future Transformation (5 vs 4); Novena Court scores higher on Project Size (3 vs 5) and MRT Proximity (8 vs 9).
- Which primary schools are within 1km of Shelford 23?
- 2 primary schools are within 1km of Shelford 23: Raffles Girls' Primary School, Nanyang Primary School. 2 primary schools within 1km (nearest: RAFFLES GIRLS' PRIMARY SCHOOL at 0.64km). Strong school proximity — a genuine advantage for young families. Shelford 23 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 Shelford 23, and how big is the project?
- Shelford 23 is freehold, completed in 2011, has 33 units, developed by HOI HUP SHELFORD REALTY PTE LTD. Freehold tenure — no lease decay concerns, preserves long-term value. 33 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 Shelford 23 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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