The Tessarina is one of Wing Tai Holdings’ signature freehold projects in the Sixth Avenue stretch of District 10, a 443-unit development completed in 2003 on a low-rise, generously landscaped parcel between Holland Road and Bukit Timah Road. Its proposition is unusually clean for Core Central Region stock: a true freehold tenure, large unit count for the micro-market, a developer balance sheet that has held the long-tail of post-handover quality, and direct walking access to a Bukit Timah school catchment that drives a structurally inelastic family-buyer demand pool. With Sixth Avenue MRT on the Downtown Line operational since 2015, a 2003-vintage low-rise that was originally a car-dependent enclave now reads as a properly-connected freehold address. Buyers can pressure-test transaction history through the URA realis caveat search, which remains the canonical record for past sub-sales and resale prints.
Snapshot as of 2026-05 — figures above reflect publicly available URA/HDB data at the time of this editorial review (as of 2026-05).
District 10 is Singapore’s most established prime residential belt, and the Sixth Avenue–Bukit Timah pocket is its quietest, most school-anchored sub-market. The catchment surrounding The Tessarina is dominated by elite primary and secondary institutions — Nanyang Primary, Methodist Girls’ (MGS), Raffles Girls’ (RGS) at the Anderson Road campus, Hwa Chong Institution, National Junior College and Singapore Chinese Girls’ School — which the MOE Primary One Registration framework binds to a one-kilometre and two-kilometre proximity rule. That rule converts physical address into an academic option, and that option converts into a freehold price floor that has historically held through cycles where other CCR pockets compressed. Sixth Avenue MRT on the LTA Downtown Line reshaped the connectivity story from 2015 onward, putting Newton, Little India and the Bugis/Promenade interchanges within a single-seat ride. CCR demand has also been reshaped by the April 2023 ABSD recalibration, with foreign-buyer rates lifted to 60 per cent — documented on the IRAS ABSD page — which has shifted the marginal Tessarina buyer firmly toward Singaporean and PR families using the address as an education entry point.
We track 68 sales and 431 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the THE TESSARINA dashboard.
- Average sale price: $2,834,294 across 68 transactions
- Estimated gross rental yield: 2.2%
- District 10 PSF ranking: Above average (top 48%)
- Freehold tenure · CCR · D10 · 443 units
About THE TESSARINA
THE TESSARINA is a freehold condominium, located at WILBY ROAD in District 10 (Ardmore, Bukit Timah, Holland Road, Tanglin) (Core Central Region), developed by WING TAI HOLDINGS, comprising 443 residential units, completed in 2003.
As a freehold property, THE TESSARINA does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at THE TESSARINA:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 2 | $1,971 psf | $1,845,000 |
| 3 BR | 39 | $2,144 psf | $2,564,231 |
| 4 BR | 25 | $2,099 psf | $3,079,080 |
| 5+ BR | 2 | $1,643 psf | $6,030,000 |
Sales Market Overview
THE TESSARINA has recorded 68 sale transactions with an average transaction price of $2,834,294, ranging from $1,700,000 to $6,060,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 7 | $1,921 psf | $2,274,286 | — |
| 2022 | 19 | $1,958 psf | $2,871,737 | ↑ 1.9% |
| 2023 | 11 | $2,101 psf | $2,461,364 | ↑ 7.3% |
| 2024 | 13 | $2,205 psf | $3,131,154 | ↑ 5.0% |
| 2025 | 12 | $2,279 psf | $2,912,333 | ↑ 3.3% |
| 2026 | 6 | $2,255 psf | $3,253,500 | ↓ 1.0% |
THE TESSARINA ranks in the top 48% of condos in District 10 by average PSF.
Compared to the CCR average of $2,447 psf, THE TESSARINA trades 13.9% below the segment benchmark.
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Rental Market Overview
THE TESSARINA has recorded 431 rental transactions with monthly rents averaging $5,227/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 2 BR | 132 | $4,190/mo | $2,800/mo | $7,600/mo |
| 3 BR | 267 | $5,512/mo | $2,530/mo | $10,000/mo |
| 4 BR | 32 | $7,127/mo | $4,700/mo | $13,300/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 75 | $3,943/mo |
| 2022 | 102 | $4,935/mo |
| 2023 | 69 | $6,038/mo |
| 2024 | 91 | $5,640/mo |
| 2025 | 75 | $5,565/mo |
| 2026 | 19 | $5,605/mo |
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Investment Analysis
Based on average rents and sale prices, THE TESSARINA delivers an estimated gross rental yield of 2.2%. This is below the 3% benchmark, suggesting stronger capital appreciation potential.
Competing Condos in District 10
Side-by-side comparison against the most actively traded condos in District 10 (Ardmore, Bukit Timah, Holland Road, Tanglin):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| SKYE AT HOLLAND | 99 yrs lease commencing from 2024 | 666 | $2,946 psf | 666 |
| LEEDON GREEN | Freehold | 638 | $2,785 psf | 570 |
| D'LEEDON | 99 yrs lease commencing from 2010 | 1703 | $1,858 psf | 433 |
| HYLL ON HOLLAND | Freehold | 319 | $2,648 psf | 327 |
| FOURTH AVENUE RESIDENCES | 99 yrs lease commencing from 2018 | 476 | $2,465 psf | 296 |
Location Map
Map shows THE TESSARINA (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- THE TESSARINA
- King Albert Park MRT
- Sixth Avenue MRT
- Australian International School
- Hwa Chong International School
- Hwa Chong Institution
Nearby MRT Stations
THE TESSARINA is 840m from King Albert Park MRT (Downtown Line), with 2 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| King Albert Park | DT6 | Downtown Line | 840m |
| Sixth Avenue | DT7 | Downtown Line | 840m |
Nearby Schools
There are 13 schools within 2 km of THE TESSARINA, including 4 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Australian International School | International | 730m |
| Hwa Chong International School | International | 790m |
| Hwa Chong Institution | Secondary | 820m |
| Hwa Chong Institution (JC) | Jc | 820m |
| Henry Park Primary School | Primary | 1.4 km |
| Lycee Francais de Singapour | International | 1.4 km |
| Anglo-Chinese Junior College | Jc | 1.5 km |
| Hollandse School | International | 1.6 km |
| Ngee Ann Polytechnic | Tertiary | 1.6 km |
| Singapore University of Social Sciences | Tertiary | 1.6 km |
| Chatsworth International School (Bukit Timah) | International | 1.9 km |
| National Junior College | Secondary | 1.9 km |
- True freehold tenure in CCR. Freehold land is a finite asset class in Singapore, and District 10 freehold of this scale rarely transacts. There is no lease-decay arithmetic to manage, no 60-year CPF inflection, and no compounded financing taper — a structural advantage over the leasehold majority of the CCR stack. Benchmark against neighbouring D10 freehold and leasehold options on the District 10 page.
- Bukit Timah school halo. One-kilometre proximity to Nanyang Primary, with Methodist Girls’, Raffles Girls’ (Anderson), Hwa Chong, NJC and Singapore Chinese Girls’ in the broader catchment. The MOE proximity rule makes this a tangible utility, not a marketing line, and it underwrites a structurally inelastic resale buyer pool.
- Sixth Avenue MRT connectivity. A walkable Downtown Line station gives single-seat access to Newton, Little India, Bugis and Promenade interchanges — a meaningful upgrade on the 2003-completion-era car-dependent profile and a key reason post-2015 transaction prints have outpaced the pre-DTL trajectory.
- Wing Tai developer pedigree and 443-unit scale. Wing Tai is one of Singapore’s long-cycle CCR specialists; The Tessarina is large enough (443 units) to generate genuine resale liquidity in a sub-market where many freehold blocks are 40–80 units and trade thinly. Cross-shop the unit-count and price-PSF profile via our comparison tool.
- Low-rise, generous landscaping. The development is built to a low-density envelope typical of the Sixth Avenue pocket — full-sized swimming and lap pools, mature tree cover, generous setbacks — which is increasingly rare in newer CCR projects optimised for unit yield. Run all-in entry costs through our mortgage calculator and property-tax calculator before committing to a number.
- Genuine micro-market amenity depth. Sixth Avenue Centre, Coronation Plaza, Bukit Timah Plaza and Cluny Court form a low-key but lived-in retail-and-F&B spine on foot or one stop away, with Botanic Gardens MRT and the UNESCO-listed Botanic Gardens themselves a short ride east. Test the micro-pricing on our price heatmap.
- Foreign-buyer ABSD at 60 per cent. Since the April 2023 recalibration, the marginal non-resident buyer in this micro-market has all but disappeared; resale demand is now overwhelmingly Singaporean and PR, which narrows the buyer pool relative to the pre-2023 baseline and caps the upside in a foreign-capital-led cycle. Refer to the IRAS ABSD page for current rates.
- Age-cycle capex. A 2003-vintage development is now past its second decade and entering its major sinking-fund cycle — lifts, M&E, façade and pool-deck refurbishment are normal at this stage and should be visible in the MCST AGM minutes. Buyers should ask for the last two years of accounts before committing.
- School-halo dependency is two-edged. Much of the price floor here is anchored on the Nanyang Primary one-kilometre catchment. Any MOE policy shift that dilutes proximity priority — for instance, broader balloting reform — would compress the structural premium more sharply than for non-school-zone CCR stock.
- Layout vintage is showing its age. 2003 efficiencies were generous by today’s standards, but kitchens, bathrooms and yard configurations read as dated to a buyer cross-shopping a newer launch; expect a renovation budget for resale units that have not been refreshed.
- Liquidity is decent, not deep. 443 units gives more transaction tape than the 80-unit freehold neighbours, but Sixth Avenue as a whole trades in modest volumes, and bid-ask spreads can widen in slower quarters. Stress-test exit assumptions on our return-on-investment calculator before pricing an offer.
The Tessarina serves a clearly defined archetype: a Singaporean or PR family using the address as a structural entry point into the Bukit Timah school catchment, with the freehold tenure functioning as a multi-generational hold rather than a five-year flip. The cleanest fit is a dual-income professional household with a primary-school-age child where Nanyang Primary or Methodist Girls’ sits on the registration short-list — the proximity rule turns the purchase into an education-policy hedge as much as a property allocation. A secondary fit is the empty-nester or pre-retirement downsizer trading out of a large Bukit Timah Good Class Bungalow or a larger Holland Road freehold, looking for a low-rise managed-estate lifestyle without leaving the postcode. It is a poor fit for a foreign buyer post-2023 ABSD recalibration, for a pure capital-gains speculator on a sub-five-year horizon, or for a buyer optimising for yield — CCR freehold of this vintage prices on land value, not on rental cash-flow, and gross yields here are typically thinner than RCR or OCR comparables. Run the affordability picture through our affordability calculator and stress-test the financing profile carefully before committing.
The Tessarina is one of the more defensible freehold buys in District 10 for a buyer whose use-case is a Bukit Timah school catchment, a multi-generational hold and a low-rise managed-estate lifestyle within walking distance of a Downtown Line station. The Wing Tai pedigree, the 443-unit scale, the freehold tenure and the Sixth Avenue micro-market work together to underwrite a price floor that has historically held through cycles. The honest caveats are foreign-buyer ABSD compression, age-cycle capex and a school-halo dependency that introduces a tail policy risk — none disqualify the project, but each demands a clear-eyed framing rather than reflexive prime-D10 enthusiasm. Walk the unit stacks at different times of day, review the MCST sinking-fund position before making an offer, and pair this analysis with our mortgage calculator for the financing picture.
FAQ
What is the average price for THE TESSARINA?
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Is THE TESSARINA freehold or leasehold?
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What is the foreign-buyer position post-2023 ABSD recalibration?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 68 transactions analysed
- Rental data: 431 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 THE TESSARINA
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