BRISTOL LODGE is a freehold development along BRISTOL ROAD in District 8 (Little India / Farrer Park), part of the RCR segment of Singapore's private residential market. The project comprises 2 units and is TOP 1992.
This profile draws on 3 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.
The project is in its mature or late-resale phase, where lease tenure (for leasehold stock), redevelopment optionality, and en-bloc potential all start to weigh more on the investment thesis than current rental yield.
Within District 8 (Little India / Farrer Park), the immediate context for BRISTOL LODGE 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 3 sales and 4 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the BRISTOL LODGE dashboard.
- Average sale price: $1,336,667 across 3 transactions
- Estimated gross rental yield: 3.3%
- District 8 PSF ranking: Mid-range (top 68%)
- Freehold tenure · RCR · D8 · 2 units
About BRISTOL LODGE
BRISTOL LODGE is a freehold condominium, located at BRISTOL ROAD in District 8 (Little India) (Rest of Central Region), developed by UNITED CONSULTANTS PTE LTD, comprising 2 residential units, completed in 1992.
As a freehold property, BRISTOL LODGE does not face lease decay concerns.
Sales Market Overview
BRISTOL LODGE has recorded 3 sale transactions with an average transaction price of $1,336,667, ranging from $1,250,000 to $1,410,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2024 | 3 | $1,385 psf | $1,336,667 | — |
BRISTOL LODGE ranks in the top 68% of condos in District 8 by average PSF.
Compared to the RCR average of $2,049 psf, BRISTOL LODGE trades 32.4% below the segment benchmark.
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Rental Market Overview
BRISTOL LODGE has recorded 4 rental transactions with monthly rents averaging $3,700/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 4 | $3,700/mo | $2,900/mo | $4,500/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 1 | $2,900/mo |
| 2022 | 1 | $4,000/mo |
| 2023 | 1 | $3,400/mo |
| 2026 | 1 | $4,500/mo |
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Investment Analysis
Based on average rents and sale prices, BRISTOL LODGE delivers an estimated gross rental yield of 3.3%. This is above the Singapore-wide benchmark of approximately 3%.
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 BRISTOL LODGE (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- BRISTOL LODGE
- Farrer Park MRT
- Little India MRT
- Little India MRT
- Novena MRT
- Jalan Besar MRT
- CHIJ Our Lady Queen of Peace
- St. Margaret'
- St. Margaret'
Nearby MRT Stations
BRISTOL LODGE is 540m from Farrer Park MRT (North-East Line), with 10 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Farrer Park | NE8 | North-East Line | 540m |
| Little India | NE7 | North-East Line | 810m |
| Little India | DT12 | Downtown Line | 810m |
| Novena | NS20 | North-South Line | 970m |
| Jalan Besar | DT22 | Downtown Line | 1.2 km |
| Rochor | DT13 | Downtown Line | 1.2 km |
| Newton | NS21 | North-South Line | 1.3 km |
| Newton | DT11 | Downtown Line | 1.3 km |
Nearby Schools
There are 20 schools within 2 km of BRISTOL LODGE, including 5 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| CHIJ Our Lady Queen of Peace | Primary | 570m |
| St. Margaret's Secondary School | Secondary | 570m |
| St. Margaret's Primary School | Primary | 660m |
| Farrer Park Primary School | Primary | 760m |
| LASALLE College of the Arts | Tertiary | 870m |
| ACS (Junior) | Primary | 1.3 km |
| St. Andrew's Secondary School | Secondary | 1.4 km |
| St. Andrew's Junior College | Jc | 1.4 km |
| St. Andrew's Junior School | Primary | 1.4 km |
| Singapore Chinese Girls' School (Primary) | Primary | 1.5 km |
| Anglo-Chinese School (Primary) | Primary | 1.6 km |
| Hong Wen School | Primary | 1.7 km |
Tenure resilience. Freehold tenure removes the lease-decay headwind that affects 99-year leasehold stock from ~year 60 onward. CPF eligibility, loan-tenure caps, and resale buyer pool are all preserved without the time-decay clock. For long holds (15+ years), this matters meaningfully more than headline PSF.
Walking-distance MRT. Farrer Park 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 2 units, BRISTOL LODGE 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. CHIJ Our Lady Queen of Peace sits about 0.57km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Thin transaction history. With only 3 recorded sales, comparable-sales analysis is fragile — a single outlier transaction can skew the apparent price level by 5-10%. Triangulate with nearby district comparables rather than rely on within-project averages alone.
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.
- ✅ 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: BRISTOL LODGE 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. 3 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 BRISTOL LODGE?
What is the rental yield for BRISTOL LODGE?
Is BRISTOL LODGE 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: 3 transactions analysed
- Rental data: 4 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 BRISTOL LODGE
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 BRISTOL LODGE against staying public? These HDB towns sit within walking or short-drive distance:
- Kallang/whampoa — 4-room average $882,887 (110m away), an upgrader gap of about $450,000
- Central Area — 4-room average $1,088,814 (590m away), an upgrader gap of about $250,000
- Toa Payoh — 4-room average $929,793 (1.9 km away), an upgrader gap of about $400,000