20 Wilby Road, Singapore 276305; 22 Wilby Road, Singapore 276306; 24 Wilby Road, Singapore 276307; 26 Wilby Road, Singapore 276308; 28 Wilby Road, Singapore 276309; 30 Wilby Road, Singapore 276310
The Tessarina is Bukit Timah’s low rise freehold estate off Wilby Road, trading at a median $2,285 psf, well under the newer towers along the same King Albert Park to Sixth Avenue stretch. The 443 unit estate spans 5 blocks of 10 storeys, completed in 2003, with grounds generous enough to still carry proper facilities.
The Downtown Line covers the commute. King Albert Park MRT (DT6) sits within 1km, with Sixth Avenue (DT7) also inside the kilometre band. Neither station is a doorstep walk, so this is a genuine walk to the platform rather than a lobby link.
One primary school falls inside the 1km priority band: Methodist Girls’ School (Primary). Under MOE’s P1 registration framework, home school distance decides ballot priority in the later phases. Pei Hwa Presbyterian, Henry Park and Raffles Girls’ sit further out, in the 1km to 2km ring. Our P1 registration guide walks through the phases.
The scale is real: 5 blocks, 50 stacks, 10 storeys. The mix runs 109 two bedders, 277 three bedders and 43 four bedders, family sized stock throughout, with 3 bedders making up the bulk of the estate.
On tenure, The Tessarina is freehold, completed in 2003. That makes it one of the older freehold estates in the corridor, and the price sections below show what 23 years of age does to the numbers against newer freehold neighbours.
| UNIT TYPE | TOTAL | SIZES | UNIT MIX | FLOORPLANS |
|---|---|---|---|---|
| 2 Bedroom | 926 - 2,228 | |||
| 3 Bedroom | 1,033 - 2,573 | |||
| 4 Bedroom | 1,313 - 3,671 | |||
| Overall | 443 | 926 - 3,671 |
Holland Road prices by generation, and The Tessarina sits at the value end of that ladder: bigger than most of the newer towers, cheaper per square foot than nearly all of them, and still freehold. The 4 sections below put numbers on that position.
Most The Tessarina resale transactions fall between $2,034 and $2,377 psf, with a median of $2,285 psf. That covers 23 transactions recorded with URA across 2025 and 2026, what units actually sold for, not asking prices.
The structural gap against the newest tower on the road is the story. Royalgreen (TOP 2022, 285 units) traded at a median $2,835 psf over the same 2 years, about 19% above The Tessarina. Against its own generation, The Sterling (2000) traded almost level at $2,284 psf, while Floridian (2012) sat higher at $2,426 and The Cascadia (2010) at $2,327. The Tessarina prices in line with estates its own age, at a real discount to anything built in the last decade.
Recent prints: a 1,614.6 sqft unit sold for $4.118M in April 2026, the highest print at $2,550 psf. A 1,334.7 sqft unit sold for $3.1M in December 2025 at $2,323 psf, and a 1,108.7 sqft unit sold for $2.45M in July 2026 at $2,210 psf. At the other end, a 3,358.3 sqft unit sold for $5.85M, the lowest psf print at $1,742, likely one of the larger duplex or garden formats.
Eyeing a specific stack? We pull the latest transactions for that stack before you offer, honest advice, no pressure. WhatsApp us
The size ladder, priced at the $2,285 psf median:
2 bedders, 926 to 1,055 sqft, several with a study: about $2.12M to $2.41M.
Large format 2 bedders, 1,862 to 2,228 sqft: about $4.25M to $5.09M.
3 bedders, 1,313 to 1,410 sqft with a study: about $3.00M to $3.22M.
4 bedders, around 1,615 sqft with a study: about $3.69M.
Penthouses, 3,197 to 3,671 sqft: about $7.31M to $8.39M.
That is a striking spread inside one label. The 2 bedroom band alone runs from a compact 926 sqft up to a 2,228 sqft garden format, so the entry point and the ceiling of this estate sit further apart than the “2 bedroom” tag suggests. These are 2003 era proportions throughout, generous by today’s new launch standard.
Supply: the Holland Road subzone holds 18 projects totalling about 3,964 units. Royalgreen (2022, 285 units) is the newest completed tower, and the only future supply is 2 GLS sites still to complete, Amberwood at Holland (2029, 212 units) and an unnamed Holland Plain plot (2030, 280 units), both priced as new launches well above this estate.
Demand: Bukit Timah town holds 1,983 four room, five room and executive HDB flats already past their Minimum Occupation Period, the natural upgrader pool for a freehold estate like this one. The upgrade math works: over the last period the median Bukit Timah 4 room resale sold for $922,500 and the median 5 room for $1.115M, so a paid up flat covers close to half the quantum of a 2 bedder here.
Rental: tenancy is proven, with 122 leases signed since January 2025 across 2, 3 and 4 bedders. 2 bedders let at a median $4,400 a month, 3 bedders at $6,000 and 4 bedders at $7,000. Against the floorplan ladder pricing above, gross yields run about 2.3%, consistent across all 3 formats.
The honest take: the JSON unit count for The Tessarina does not reconcile, 109 plus 277 plus 43 totals 429 against a stated 443 units, so the exact mix needs confirming before it goes to print. The estate is 23 years old, so original condition units carry a real renovation budget, and no MRT sits within 500m. Our rental yield guide covers how we read the letting numbers, and the URA Master Plan shows what else is coming to the corridor.
HDB upgraders from Bukit Timah who want freehold space without a new launch premium, families balloting for Methodist Girls’, and buyers who want a large format home, whether that is the 2,228 sqft 2 bedder or a 3,671 sqft penthouse. Renovation minded buyers get real value here against the newer towers on the same road.
Buyers who want the newest finish and facilities on this stretch are better served by Royalgreen, at its premium, or by waiting for Amberwood at Holland to complete. For everyone else, The Tessarina is the value way onto freehold land in this corridor.
Thinking about The Tessarina?
Before you offer, speak to us. We will run the stack you are eyeing against the latest transactions and give you an honest read, no pressure either way. WhatsApp us
The Tessarina has 5 blocks of 10 storeys.
The Tessarina rises 10 storeys across 5 blocks.
The Tessarina has 443 residential units.
The Tessarina offers 2 Bedroom (926 to 2,228 sqft), 3 Bedroom (1,033 to 2,573 sqft), 4 Bedroom (1,313 to 3,671 sqft).
The floor plans we hold for The Tessarina are shown on this page. For the full set, a specific stack, or an unblocked-facing recommendation, WhatsApp us and we’ll send them over.
The Tessarina sits on a site of about 26,793 sqm (roughly 288,400 sqft).
The Tessarina is a freehold development.
Yes, The Tessarina is freehold.
The Tessarina is developed by Welwyn Investment Pte Ltd.
The Tessarina is at 20 Wilby Road, Singapore 276305 – about 800m from King Albert Park MRT (CR15).
The Tessarina is in District 10 (Ardmore, Bukit Timah, Holland Road, Tanglin), in the Core Central Region (CCR).
The nearest MRT is King Albert Park (CR15), about 800m away. Sixth Avenue (DT7) is also within 1km.
Schools within 1km of The Tessarina: Methodist Girls’ School (Primary).
Primary schools within 2km of The Tessarina: Methodist Girls’ School (Primary), Henry Park Primary School, Pei Hwa Presbyterian Primary School and Raffles Girls’ Primary School. Of these, Methodist Girls’ School (Primary) falls inside the 1km P1 registration radius. Secondary options nearby include Nanyang Girls’ High School.
Shopping malls within about 2km of The Tessarina include Beauty World Plaza, Beauty World Centre and Bukit Timah Shopping Center.
Yes – parks within about 2km of The Tessarina include Maple Lane Park, Sian Tuan Interim Park, Bukit Timah Node, Holland Green Playground and Namly Park.
Based on transactions in the last 12 months, PSF ranges from about $1,742 to $2,551.
Based on recent transactions, 2 Bedroom units start from about $2.2M, 4 Bedrooms from about $5.85M.
The Tessarina has seen average rental yields of about 2.4% based on recent transactions, and the nearest MRT, King Albert Park (CR15), is about 800m away. As with any CCR project, your entry price matters more than the address – speak to us for a detailed breakdown before committing.
The Tessarina is a good fit for school-focused families – Methodist Girls’ School (Primary) is within 1km.
The Tessarina is a freehold condominium in District 10 developed by Welwyn Investment Pte Ltd, comprising 443 units across 5 blocks. It obtained TOP in 2003.
The Tessarina obtained TOP in 2003.
The Tessarina is fully completed – TOP was obtained in 2003. Units are now available on the resale market.
Yes. Foreigners can buy The Tessarina because it is a private residential development. Foreigners pay 60% Additional Buyer’s Stamp Duty (ABSD) on top of the purchase price.
The Tessarina is a completed development, so there is no showflat. Viewings of available resale units can be arranged with our sales team.
You can book a viewing with our appointed sales team:
Kelvin Sin 9722 2222
Chew Peixuan 9101 5301
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