Hudson Place Residences Opens at $2,200 PSF. Skipping the 1-Bedroom Wasn't an Accident.
Hudson Place Residences opened its sales gallery for preview today. 327 units, Media Circle, one-north. Prices start above $1.4M, or about $2,200 psf for a 2-bedroom.
That makes it the cheapest new launch in the one-north cluster right now. But the more interesting detail is what’s missing from the unit mix.
There’s no 1-bedroom.
The unit mix tells you who they’re after
The smallest unit at Hudson Place Residences is a 646 sqft 2-bedder. From there, you go up to 4-bedders, with five penthouses at the top (1,744 to 2,196 sqft).
Most one-north launches over the past two years lined up plenty of small units to chase the investor and rental crowd. one-north is full of biotech, media, and AI tenants. A 1-bedroom there practically rents itself.
So why skip them?
Two reasons, probably:
- The investor playbook is harder now. ABSD, TDSR, and a softer rental ceiling have squeezed the math on $1.1M studios.
- Qingjian and Forsea are betting on owner-occupiers. Couples and young families who work in one-north and want to live in one-north.
If that read is right, expect Hudson Place to attract a less speculative buyer base. That’s a feature, not a bug, if you’re buying to stay.
Where Hudson sits in the one-north pricing stack
A quick map of recent and resale pricing in the precinct:
- The Hill @ One-North (resale): $2,600 to $2,900 psf
- Blossoms by the Park: roughly $2,500 psf
- Bloomsbury Residences (April 2025 launch, 79% sold): $2,396 to $2,515 psf
- Hudson Place Residences: from $2,200 psf
So Hudson is undercutting the cluster by 8% to 25%. Not bad for a project across the road from the Lucasfilm campus.
The catch: this is a 99-year leasehold project on a smaller plot. Comparing it to The Hill @ One-North isn’t apples to apples, since The Hill sits on a different parcel with its own lifestyle pitch.
What’s driving the one-north premium
It’s not just the location. It’s the tenant mix.
one-north houses Singapore’s bets on biotech (Biopolis), media (Mediapolis), and AI/research (Fusionopolis). Anchor tenants include Lucasfilm, Razer, Shopee, GIC, A*STAR, and the new AI compute campuses being built around Slim Barracks Rise.
Translation: high-income knowledge workers earning private banker salaries on Civil Service stability. They want to walk to work, eat at Rochester Mall, and avoid the East Coast commute. Rental yields here have held above 4% even during the 2024 cooling, which is rare in the OCR.
For owner-occupiers, that ecosystem is the real product. The condo is just the access pass.
What I’d actually do at this preview
If you’re an investor: the missing 1-bedroom is a problem. Without studios or compact 1-bedders, your entry quantum is $1.4M+ and your tenant pool narrows. I’d compare yields against Bloomsbury’s smaller units before committing.
If you’re an own-stay buyer: this is interesting. $2,200 psf in District 5 with proper one-north lifestyle access is not common. Compare Hudson’s 2-bedder layouts against Bloomsbury and Blossoms. Look at the dual-key options carefully. Walk Media Circle on a weekday to feel the noise and traffic.
If you’re an HDB upgrader: the math depends entirely on quantum. $1.4M with TDSR and 25% downpayment means you need at least $400K cash plus a household income around $14K to make the loan work cleanly. Many upgraders will find OCR launches like Tengah Garden Residences or Vela Bay easier on the wallet.
TOP is December 2030
So you’re paying full pricing now for a unit you collect in 4.5 years. That’s normal for a launch, but in a market where nobody knows what 2027 looks like (recession, tariffs, election fallout, take your pick), it’s worth pricing in the wait.
The good news: one-north’s structural story is one of the most defensible in Singapore. Even if prices wobble, the demand drivers (research talent, MNC offices, government anchor tenants) aren’t moving.
The bad news: at $2,200 psf, you’re already paying for that story.
Preview’s open this weekend. Bookings start later in May. If you’re in the District 5 market, this one’s worth a look. Just don’t go in expecting a 1-bedroom unicorn.
