1953 is a 94-year balance leasehold development along TESSENSOHN ROAD in District 8 (Little India / Farrer Park), part of the RCR segment of Singapore's private residential market. The project comprises 58 units and is TOP 2021.
This profile draws on 27 recorded transactions from URA to frame the project's character: who actually lives here, who buys here, and where the pricing sits relative to immediate alternatives. For the broader district context, see the Singapore price-heatmap map.
At roughly 5 years from TOP, 1953 is in the early-mature phase: facilities are well-broken-in, strata operations are stable, and pricing has been through one or two market cycles — making comparable-sales analysis meaningful.
Within District 8 (Little India / Farrer Park), the immediate context for 1953 is shaped by the broader URA Master Plan zoning for the area, ongoing or planned infrastructure (MRT extensions, expressway changes, school relocations), and the supply pipeline of nearby launches. See the URA Master Plan 2019 for the precinct-specific land-use overlay before underwriting medium-term capital appreciation.
We track 27 sales and 83 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the 1953 dashboard.
- Average sale price: $1,698,230 across 27 transactions
- Estimated gross rental yield: 2.9%
- District 8 PSF ranking: Premium tier (top 6%)
- · RCR · D8 · 58 units
About 1953
1953 is a condominium, located at TESSENSOHN ROAD in District 8 (Little India) (Rest of Central Region), comprising 58 residential units, completed in 2021.
With approximately 94 years remaining on its 99-year lease, the property qualifies for full bank financing and CPF usage.
Unit Mix Distribution
Transaction data breakdown by bedroom type at 1953:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 13 | $1,932 psf | $1,129,925 |
| 2 BR | 2 | $1,900 psf | $1,734,000 |
| 3 BR | 10 | $1,859 psf | $2,200,320 |
| 4 BR | 2 | $1,956 psf | $2,846,000 |
Sales Market Overview
1953 has recorded 27 sale transactions with an average transaction price of $1,698,230, ranging from $958,000 to $3,041,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 9 | $1,885 psf | $1,208,778 | — |
| 2022 | 15 | $1,937 psf | $1,933,148 | ↑ 2.8% |
| 2023 | 2 | $1,859 psf | $2,198,000 | ↓ 4.0% |
| 2025 | 1 | $1,687 psf | $1,580,000 | ↓ 9.2% |
1953 ranks in the top 6% of condos in District 8 by average PSF.
Compared to the RCR average of $2,049 psf, 1953 trades 7.1% below the segment benchmark.
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Rental Market Overview
1953 has recorded 83 rental transactions with monthly rents averaging $4,084/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 36 | $4,279/mo | $2,700/mo | $9,500/mo |
| 1 BR | 37 | $3,502/mo | $2,800/mo | $3,900/mo |
| 2 BR | 3 | $4,283/mo | $3,850/mo | $4,500/mo |
| 3 BR | 5 | $5,646/mo | $5,000/mo | $7,000/mo |
| 4 BR | 1 | $6,500/mo | $6,500/mo | $6,500/mo |
| 5+ BR | 1 | $7,800/mo | $7,800/mo | $7,800/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2023 | 32 | $4,348/mo |
| 2024 | 14 | $3,811/mo |
| 2025 | 29 | $4,108/mo |
| 2026 | 8 | $3,421/mo |
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Investment Analysis
Based on average rents and sale prices, 1953 delivers an estimated gross rental yield of 2.9%. This is below the 3% benchmark, suggesting stronger capital appreciation potential.
Competing Condos in District 8
Side-by-side comparison against the most actively traded condos in District 8 (Little India):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| PICCADILLY GRAND | 99 yrs lease commencing from 2021 | 407 | $2,168 psf | 426 |
| CITYLIGHTS | 99 yrs lease commencing from 2004 | 600 | $1,767 psf | 133 |
| CITY SQUARE RESIDENCES | Freehold | 910 | $1,894 psf | 115 |
| STURDEE RESIDENCES | 99 yrs lease commencing from 2015 | 305 | $1,999 psf | 107 |
| KERRISDALE | 99 yrs lease commencing from 1998 | 481 | $1,398 psf | 91 |
Location Map
Map shows 1953 (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- 1953
- Boon Keng MRT
- Farrer Park MRT
- Bendemeer MRT
- Lavender MRT
- Jalan Besar MRT
- Farrer Park Primary School
- Hong Wen School
- Bendemeer Primary School
Nearby MRT Stations
1953 is 540m from Boon Keng MRT (North-East Line), with 7 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Boon Keng | NE9 | North-East Line | 540m |
| Farrer Park | NE8 | North-East Line | 610m |
| Bendemeer | DT23 | Downtown Line | 620m |
| Lavender | EW11 | East-West Line | 1.2 km |
| Jalan Besar | DT22 | Downtown Line | 1.3 km |
| Little India | NE7 | North-East Line | 1.5 km |
| Little India | DT12 | Downtown Line | 1.5 km |
Nearby Schools
There are 15 schools within 2 km of 1953, including 4 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Farrer Park Primary School | Primary | 390m |
| Hong Wen School | Primary | 800m |
| Bendemeer Primary School | Primary | 820m |
| Bendemeer Secondary School | Secondary | 860m |
| CHIJ Our Lady Queen of Peace | Primary | 1.0 km |
| St. Andrew's Secondary School | Secondary | 1.1 km |
| St. Andrew's Junior College | Jc | 1.1 km |
| St. Andrew's Junior School | Primary | 1.1 km |
| LASALLE College of the Arts | Tertiary | 1.3 km |
| St. Margaret's Secondary School | Secondary | 1.5 km |
| St. Margaret's Primary School | Primary | 1.6 km |
| Beatty Secondary School | Secondary | 1.8 km |
Long balance lease. With 94+ years of lease remaining, 1953 sits comfortably in the freehold-equivalent zone for practical purposes — CPF usage is full, max loan tenure is unconstrained, and resale liquidity to younger SC/PR buyers stays broad.
Walking-distance MRT. Boon Keng is about 0.54km — within the conventional 10-minute walk threshold most tenants accept. The project benefits from the public-transport premium without the price compression that <500m flagship stations command.
Boutique character. With 58 units, 1953 keeps a low-density character — fewer residents per facility, quieter corridors, more curated common spaces. Suits buyers prioritising unit-interior quality and neighbour proximity over deep facilities breadth.
School-belt proximity. Farrer Park Primary School sits about 0.39km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
District supply pipeline. Non-prime districts are more sensitive to GLS pipeline additions; check the URA Master Plan 2019 confirmed and provisional land sales schedule for the immediate 5-year window. New launches at 10-20% lower PSF can compress secondary-market resale velocity for 18-24 months around their launch dates.
Cycle-sensitivity. Like all Singapore private residential, the project's capital appreciation and rental yields move with broader macro factors — mortgage rate environment, MAS macroprudential stance (TDSR, ABSD), and the supply-pipeline tempo. Build a 5pp rate buffer into your stress test.
- ✅ Young couple, first home: Long balance lease + likely sub-CCR pricing
- ✅ Family with school-age kids: Nearby schools support MOE registration priority
- ✅ CBD commuter: Walking-distance MRT supports daily commute
- ❌ Rental investor (yield-focused): Thin transaction history makes underwriting fragile
- ⚠️ Foreign professional (expat): MRT plus mid-size facility suite typically meets expat-tenant criteria
- ✅ Long-term hold (10+ yr): Tenure supports CPF + buyer-pool through hold
Composite assessment: 1953 combines walking-distance MRT with long-tenure leasehold (or freehold) — a solid structural foundation. The district position dictates whether capital appreciation outpaces or tracks the broader market. 27 transactions in URA provide the data foundation for this view.
Suggested holding period for most buyer profiles: 6-10 years to ride out one full macro cycle. Cross-reference per-bedroom net yield against district comparables via the compare-tool, model monthly cash-flow with the mortgage calculator, and confirm your effective BSD+ABSD cost using the stamp-duty calculator before finalising. This profile is informational; not a personal investment recommendation.
FAQ
What is the average price for 1953?
What is the rental yield for 1953?
Is 1953 freehold or leasehold?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA.
- Sales data: 27 transactions analysed
- Rental data: 83 lease records analysed
- Gross yield = (avg monthly rent × 12) / avg sale price
Median values used to minimise outlier impact. PSF = price per square foot.
View Live Data for 1953
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.
New Sale vs Resale Mix
Of the 195 condo transactions recorded in District 8 over the last 12 months, 87% resale, 12% sub sale, 1% new sale. A resale-heavy mix points to an established market trading on fundamentals; a new-sale-heavy mix means developer launches are setting the price benchmarks.
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HDB Alternatives Nearby
Weighing 1953 against staying public? These HDB towns sit within walking or short-drive distance:
- Kallang/whampoa — 4-room average $882,887 (90m away), an upgrader gap of about $800,000
- Central Area — 4-room average $1,088,814 (970m away), an upgrader gap of about $600,000
- Toa Payoh — 4-room average $929,793 (1.5 km away), an upgrader gap of about $750,000