Tessa Lodge
Tessa Lodge is a freehold condominium located in District 15 (Joo Chiat, Amber Road, Katong), part of the Rest of Central Region (RCR). Completed in 2008, the development comprises 13 units. This page tracks recorded sale prices, rental contracts and yield trends from URA data.
Overview & Key Facts
TESSA LODGE is a freehold condominium at MOUNTBATTEN ROAD in District 15 (RCR), developed by OHAYO INTERNATIONAL PTE LTD, comprising 13 units, completed in 2008.
Location & Connectivity
TESSA LODGE is approximately 520m from Tanjong Katong MRT station, with 3 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Tanjong Katong | Thomson-East Coast Line | 520m |
| Marine Parade | Thomson-East Coast Line | 820m |
| Dakota | Circle Line | 1.3 km |
Schools & Education
13 schools within 2 km (8 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| CHIJ (Katong) Primary | Primary | 400m |
| Tanjong Katong Primary School | Primary | 430m |
| Tao Nan School | Primary | 490m |
| Broadrick Secondary School | Secondary | 630m |
| EtonHouse International School (Broadrick) | International | 630m |
| Canadian International School (Tanjong Katong) | International | 650m |
| Tanjong Katong Girls' School | Secondary | 720m |
| Haig Girls' School | Primary | 890m |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 1 | $1,484 psf | $1,390,000 |
| 3 BR | 1 | $1,630 psf | $2,000,000 |
Market Position
TESSA LODGE has recorded 2 sales at an average price of $1,695,000.
Rental Yield by Bedroom Type
Blended yield hides the spread between unit sizes — smaller units at TESSA LODGE typically rent harder per dollar of purchase price. The final column shows monthly rent per $100,000 invested, so unit sizes compare on equal capital:
| Type | Avg Rent | Avg Price | Gross Yield | Rent per $100k |
|---|---|---|---|---|
| 2 BR | $4,110/mo | $1,390,000 | 3.55% | $296/mo |
| 3 BR | $6,000/mo | $2,000,000 | 3.60% | $300/mo |
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Price Appreciation
| Year | Sales | Avg PSF | Change |
|---|---|---|---|
| 2021 | 1 | $1,484 psf | — |
| 2024 | 1 | $1,630 psf | ↑ 9.8% |
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Price Index Check
The ShiokNest Price Index for District 15 reads 110.5 as of June 2026 — down 9.3% year-on-year. The index tracks repeat-sales price movement, so it is less distorted by shifts in what happens to be transacting than a raw average PSF.
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Neighbourhood Comparison
| Condo | Tenure | Avg PSF | Sales |
|---|---|---|---|
| GRAND DUNMAN | 99 yrs lease commencing from 2022 | $2,536 psf | 913 |
| EMERALD OF KATONG | 99 yrs lease commencing from 2023 | $2,640 psf | 844 |
| THE CONTINUUM | Freehold | $2,790 psf | 783 |
| TEMBUSU GRAND | 99 yrs lease commencing from 2022 | $2,467 psf | 645 |
| AMBER PARK | Freehold | $2,549 psf | 397 |
What Could Work Against You
- Only 0 transactions were recorded in the past 12 months, so the price figures here rest on a thin sample — a single outlier deal can move the averages.
- At 13 units, this is a boutique development — fewer comparable sales to anchor valuations, and maintenance costs spread across a smaller fee base.
Best suited for
Who This Actually Suits
This is a strong match for mrt-walkable commuters, car-owning households, p1 school balloting families and international school families. MRT proximity is the standout commute feature for daily transit users.
yield-focused investors and en-bloc speculators should probably look elsewhere. RCR (Rest of Central Region) location with rental demand profile worth running through our Rental Yield Calculator.
Verdict
TESSA LODGE is a freehold development in District 15 (RCR), with 13 units, offering a gross yield of 3.0%.
Explore the full TESSA LODGE dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing TESSA LODGE against staying public? These HDB towns sit within walking or short-drive distance:
- Marine Parade — 4-room average $648,065 (810m away), an upgrader gap of about $1,050,000
- Geylang — 4-room average $761,443 (950m away), an upgrader gap of about $950,000
- Kallang/whampoa — 4-room average $882,887 (1.6 km away), an upgrader gap of about $800,000
FAQ
What is the average PSF for TESSA LODGE?
Is TESSA LODGE freehold?
What is the rental yield for TESSA LODGE?
Which MRT is nearest to TESSA LODGE?
Sources & Next Steps
- TESSA LODGE Dashboard — Live charts and analytics
- URA — Official transaction data
- District 15 (Joo Chiat, Amber Road, Katong) — District 15 neighbourhood guide
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 2 transactions
- Rental data: 11 leases
- Source: URA
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Sep 2024 · 2 records analysed · Source: URA private-sale caveats