The Tessarina
Overview & Key Facts
The Tessarina is a 443-unit freehold condominium at 20–30 Wilby Road in District 10, developed by Wing Tai Holdings and completed in 2003. Comprising six low-rise blocks of just eight storeys each, The Tessarina was designed to sit quietly within the established landed enclave of the Bukit Timah corridor — a neighbourhood where freehold tenure is the norm and low-density living is jealously guarded. Two decades after completion, the development has matured into a lush, settled estate that embodies the unhurried character of its surroundings.
Wing Tai’s reputation for design-forward developments is evident throughout The Tessarina. The low-rise format, generous common areas, and country club-inspired facilities were ahead of their time in 2003 and continue to hold appeal. The 443 units span two to four bedrooms plus penthouses, with sizes ranging from approximately 900 to 3,671 sq ft — a spectrum that accommodates everything from professional couples to multi-generational families. The penthouses, with their distinctive architectural treatment, remain among the most sought-after units in the development.
Positioned between King Albert Park (DT6) and Sixth Avenue (DT7) MRT stations on the Downtown Line, The Tessarina benefits from connectivity that the original buyers in 2003 could only have hoped for. The Downtown Line’s arrival transformed this address from a car-dependent enclave into a genuinely dual-mode location, adding a layer of accessibility that has been reflected in the development’s pricing trajectory over the past decade.
Location & Connectivity
The Tessarina sits in the heart of the Bukit Timah landed belt, surrounded by good-class bungalows and low-rise housing that ensures a quiet, leafy environment. King Albert Park MRT (DT6) and Sixth Avenue MRT (DT7) are both within walking distance, connecting residents to the CBD via the Downtown Line. For drivers, the Bukit Timah corridor provides multiple routes to Orchard Road (10–15 minutes) and the CBD (20 minutes) via Dunearn Road, Stevens Road, or the AYE/PIE.
The immediate neighbourhood is a curated mix of local shops and cafes that cater to the Bukit Timah lifestyle. Sixth Avenue Centre and the cluster of eateries along Sixth Avenue provide everyday dining and grocery options, while Serene Centre and Coronation Plaza add further retail variety. Bukit Timah Plaza, a short drive away, offers a wet market and hawker centre that grounding the estate in practical daily convenience. For major retail, Orchard Road is a 10-minute drive, and the upcoming Beauty World integrated transport hub will add a modern retail and transport node to the broader Bukit Timah corridor.
The green credentials of this address are exceptional. The 81-hectare Bukit Timah Nature Reserve is within cycling distance, and the network of park connectors linking to the Rail Corridor provides car-free routes through some of Singapore’s most pristine natural landscapes. Families benefit from proximity to excellent schools including Methodist Girls’ School (Primary), Henry Park Primary, and Nanyang Primary — all within the coveted 1–2 km radius.
Schools & Education
| School | Type | Distance |
|---|---|---|
| Australian International School | international | Within 1 km |
| Hwa Chong International School | international | Within 1 km |
| Hwa Chong Institution | secondary | Within 1 km |
| Hwa Chong Institution (JC) | jc | Within 1 km |
| 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 |
Facilities
The Tessarina’s facilities punch above their era. Wing Tai invested in a visually striking clubhouse with country club aspirations, featuring a well-equipped gymnasium, a theatre lounge (a rarity in 2003 and still uncommon today), swimming pools, jacuzzi, tennis courts, and a children’s playground. The multi-layered landscaping creates distinct zones within the estate — quiet garden corners, active pool areas, and social BBQ spaces — that give 443 households room to coexist without feeling crowded. The overall facility standard reflects Wing Tai’s attention to the communal experience, not just the unit product.
The age-related caveat is real but manageable. At 20+ years, some facilities require ongoing maintenance investment, and the clubhouse’s finishes are no longer contemporary. Renovation noise from individual units is a recurring concern cited by residents — with many units undergoing modernisation, the construction noise can be persistent. The MCST has managed the estate reasonably well, but prospective buyers should expect the maintenance rhythm of a mature development rather than the pristine condition of a newly completed project.
“Lovely open spaces, great build quality, and maintenance of units and common spaces. The walking network connects to green corridors and parks. Good facilities, fantastic location for buses, MRT, local shops. Space and greenery make this feel more like a resort than an urban condo.”
— Resident via 99.co
Unit Sizes & Layout
The Tessarina offers a broad unit range from approximately 900 sq ft two-bedrooms to expansive 3,671 sq ft penthouses. The layouts are a product of early-2000s design sensibility: rooms are properly sized, living-dining areas flow naturally, and kitchens have genuine working space. The apartment layouts are praised for having no wasted corners and good cross-ventilation — a Wing Tai signature that reflects thoughtful architectural planning rather than mere unit-count maximisation.
The unit condition varies significantly across the 443-unit estate. Some owners have invested heavily in renovation, producing interiors that rival new launches. Others retain original finishes that show two decades of wear. The bedroom windows in certain stacks are on the smaller side, which can limit natural light and contribute to humidity issues — a point that prospective buyers should verify during physical inspection. For the penthouses, the distinctive architectural treatment and generous ceiling heights create genuinely special living spaces that justify the premium.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 2 | $1,971 | $1,845,000 |
| 3 BR | 39 | $2,144 | $2,564,231 |
| 4 BR | 25 | $2,099 | $3,079,080 |
| 5 BR | 2 | $1,643 | $6,030,000 |
Pricing & Market Position
Based on 68 recorded transactions, sale prices range from $1,700,000 to $6,060,000, averaging $2,834,294 (~$2,230 psf).
Rents range from $2,530 to $13,300 per month across 431 rental transactions. Current rental yield sits at approximately 2.1%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 17.4% (from $1,921 to $2,255 psf).
Neighbourhood Comparison
Within the Bukit Timah freehold corridor, The Tessarina competes with developments like The Trizon (289 units, freehold, 2012) and Maplewoods (697 units, freehold, 1998). The Trizon offers newer facilities and a more exclusive feel at a higher PSF, while Maplewoods provides comparable vintage at similar pricing. Against newer D10 launches like RoyalGreen (285 units, freehold, 2024), The Tessarina concedes brand-new finishes but offers significantly larger unit sizes and a proven track record. The Wing Tai developer pedigree and the low-rise, landed-enclave setting remain key differentiators.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| THE TESSARINA | Freehold | 2003 | 443 | $2,230 |
| SKYE AT HOLLAND | 99 yrs lease commencing from 2024 | 2025 | 666 | $2,946 |
| LEEDON GREEN | Freehold | 2021 | 638 | $2,785 |
| D'LEEDON | 99 yrs lease commencing from 2010 | 2014 | 1,703 | $1,858 |
| HYLL ON HOLLAND | Freehold | 2021 | 319 | $2,648 |
| FOURTH AVENUE RESIDENCES | 99 yrs lease commencing from 2018 | 2021 | 476 | $2,465 |
ShiokNest Scores
Our proprietary scoring system evaluates THE TESSARINA across multiple dimensions.
What Residents Say
“We moved from a newer condo in Novena and gained so much space. The 4-bedroom here is genuinely large — our kids each have their own room with space for a study desk. The Bukit Timah area has a village feel: we walk to Sixth Avenue for groceries, cycle to the nature reserve, and the MRT gets us to town in 20 minutes. The condo grounds are beautiful with mature trees everywhere.”
— Owner-occupier family, 4-bedroom unit
“The renovation noise can be challenging — at any given time, multiple units seem to be undergoing work, and the sound carries. But the space and location make up for it. The apartment layout has great airflow, no wasted corners, and the natural ventilation means we barely use air-conditioning. Wing Tai built this well.”
— Resident since 2018
“As a landlord, this is a reliable rental property. Expat families are drawn to the Bukit Timah address, the proximity to international schools, and the spacious units. Vacancy periods are short, and tenants tend to stay for full lease terms because the lifestyle here is hard to replicate. The freehold status gives me confidence in long-term capital preservation.”
— Investor-owner, 3-bedroom unit
Strengths & Weaknesses
- Freehold tenure in prime District 10 Bukit Timah corridor
- Low-rise 8-storey blocks set within a landed estate enclave
- Dual Downtown Line MRT access (King Albert Park and Sixth Avenue)
- Spacious units from 900 to 3,671 sq ft including penthouses
- Wing Tai developer pedigree with strong build quality
- Country club-style facilities including theatre lounge
- Adjacent to Bukit Timah Nature Reserve and green corridors
- Excellent school catchment (Methodist Girls, Henry Park, Nanyang Primary)
- Mature landscaping with lush, settled grounds
- Persistent renovation noise as owners modernise ageing units
- Some units have small bedroom windows with limited natural light
- Humidity and mould issues reported in certain lower-floor stacks
- Facilities showing age at 20+ years — clubhouse finishes no longer contemporary
- Kitchen layouts in some stacks face each other reducing privacy
- Higher maintenance fees for a mature estate with extensive grounds
- Car-dependent for major grocery shopping beyond Sixth Avenue
- Unit condition varies widely — extensive inspection recommended
Verdict
The Tessarina occupies a sweet spot in the District 10 market: a freehold, low-rise development by a reputable developer, in a landed enclave, with dual Downtown Line MRT access, at a PSF that undercuts many newer D10 launches. For buyers who value pedigree, space, and location over brand-new finishes, it represents genuine value in one of Singapore’s most expensive districts.
The investment thesis rests on the freehold tenure and the scarcity of low-density sites in this corridor. As the Bukit Timah corridor continues to attract high-net-worth families and the Downtown Line matures as a commuter backbone, The Tessarina’s fundamental proposition strengthens. The rental market is robust, driven by expatriate demand for the Bukit Timah lifestyle and proximity to international schools and embassies.
The ideal buyer is a family that wants a spacious D10 home with genuine green surroundings, does not need the latest smart-home technology, and appreciates Wing Tai’s design DNA. If you require a brand-new product with concierge services and a sky terrace, The Tessarina will not appeal. If you want a big, well-located freehold home where your children can grow up surrounded by nature, it belongs on your shortlist.