Hudson Place Residences opens at $2,200 PSF: where that lands against the one-north comparable set

What launched, and at what price

Hudson Place Residences began its preview on 1 May 2026 at the Media Circle showflat in one-north. The Qingjian Realty, Forsea Holdings, and Hoovasun Holding joint venture comprises 327 units on a 99-year leasehold tenure with a small first-storey commercial component, sitting in District 5 (Buona Vista, Pasir Panjang). Booking day is 16 May 2026.

Indicative pricing starts above S$2,200 PSF. Two-bedroom units are quoted from above S$1.4 million, three-bedroom units from above S$2 million, and four-bedroom units from about S$2.7 million. The unit mix skips the one-bedroom layout (Stacked Homes), which is the configuration that typically anchors yield-led demand at one-north.

The preview drew over 3,500 visitors over the May Day long weekend (1 to 3 May), reported by the developer and carried by Yahoo News. That foot traffic is broadly in line with what the Lentor and one-north pipeline has produced over the past 18 months and is not by itself a signal of conversion.

The same-street comparable

The cleanest read on Hudson Place's entry pricing is Bloomsbury Residences, which sits on the same Media Circle stretch and shares the 99-year leasehold tenure (commencing 2024). Across our URA caveat data, Bloomsbury's most recent quarterly median is S$2,571 PSF in Q2 2026 (17 caveats), against S$2,561 PSF in Q1 2026 (42 caveats) and S$2,535 PSF in Q4 2025 (45 caveats). The trailing 12-month median across 206 caveats lands at S$2,544 PSF.

On a like-for-like Media Circle reading, the gap between Hudson Place's S$2,200 PSF entry and Bloomsbury's recent prints is around 13 to 14%. That is wider than the typical fresh-launch-versus-recent-launch differential in the same micro-market. It is consistent either with developer pricing discipline as more 99-year stock comes through one-north, or with a launch strategy that prioritises rapid sell-through over margin per unit.

The wider one-north stack

Five projects sit within walking distance of the one-north MRT station on the Circle Line. Across our 3-year URA caveat window, the medians line up as follows:

• Bloomsbury Residences (Media Circle, 99 yrs from 2024) at S$2,514 PSF across 296 caveats
• The Hill @ One-North (Slim Barracks Rise, 99 yrs from 2022) at S$2,500 PSF across 133 caveats
• Blossoms by the Park (Slim Barracks Rise, 99 yrs from 2022) at S$2,468 PSF across 76 caveats
• One-North Eden (Slim Barracks Rise, 99 yrs from 2019) at S$2,354 PSF across 33 caveats
• One-North Residences (One-North Gateway, 99 yrs from 2005) at S$1,660 PSF across 56 caveats; this is the legacy resale stock with a 21-year-old lease and is not directly comparable

The cluster of fresh 99-year stock at one-north (Bloomsbury, The Hill, Blossoms) prints at S$2,468 to S$2,514 PSF on recent transaction medians. Hudson Place opens roughly 10 to 12% below that cluster. That is a meaningful entry spread for a project on the same street as Bloomsbury and a 5-minute walk to the same MRT station.

District 5 trend the launch arrives into

District 5 (Buona Vista, Pasir Panjang) median PSF rose from S$1,693 in Q3 2023 to a peak of S$2,389 PSF in Q3 2025, then softened to S$2,055 PSF in Q1 2026 before recovering to S$2,229 PSF in Q2 2026 to date (100 caveats). The 3-year median across 4,228 caveats sits at S$2,033 PSF, with the 75th percentile at S$2,418 PSF.

ELTA and Lyndenwoods have anchored most of the recent activity at S$2,552 PSF and S$2,464 PSF respectively. Both are larger absolute-quantum projects further from one-north MRT. The fresh one-north micro-market sits in the upper quartile of the wider District 5 distribution, and Hudson Place's S$2,200 PSF entry therefore lands closer to the District 5 median than to its own same-street comparable.

The Q1 2026 softening to S$2,055 PSF is partly a mix shift, not a clean price drop. Q1 caveat counts in District 5 fell to 313 from 520 in Q4 2025 as launch-stage activity at the larger projects tapered, which pulls the median back toward older 99-year resale and the wider Pasir Panjang stock. The Q2 partial print at S$2,229 PSF reads as more representative of the ongoing one-north new-sale pricing environment.

What the rental layer shows

Hudson Place is being marketed in part as a yield play, given the biomedical and R&D tenant base around one-north. URA rental medians at the immediate comparables in Q1 2026 are S$6.68 PSF/month at One-North Eden and S$5.70 PSF/month at One-North Residences (the older 2005 lease). On Hudson Place's S$2,200 PSF entry, an indicative gross yield using the One-North Eden anchor lands at about 3.6%, before maintenance fees and tax.

That yield calculation is a developer-friendly read: it uses the entry PSF and the higher of the two rental anchors. A buyer modelling the scenario should also stress-test the lower anchor (S$5.70 PSF), which produces a gross yield closer to 3.1%, and overlay the unit-mix reality. The absence of a one-bedroom configuration means the typical investor tenant pool starts at the two-bedroom layout with a quantum above S$1.4 million.

The take, written from the data

The pricing is the headline. On a same-street, same-tenure comparison against Bloomsbury Residences, Hudson Place enters at a discount of roughly 13 to 14%. On the wider one-north fresh-stock cluster, the gap is 10 to 12%. Both are wider than what we have seen in adjacent launches in OCR and RCR clusters over the past 18 months. That is the data-grounded reason to take the project seriously even before factoring in the location.

The unit-mix decision matters. Skipping the one-bedroom configuration shifts the typical investor entry from a S$1.0 to S$1.2 million quantum to above S$1.4 million. That changes the buyer profile from a single-income investor to a couple or a family-as-investor structure, and it raises the bar for ABSD decisions on a second residential property. For owner-occupiers, the two-bedroom and three-bedroom mix is well-matched to the biomedical and tech professional base around one-north.

Watch three signals into June. First, the booking-day take-up rate on 16 May 2026 against Bloomsbury's launch-week conversion in Q2 2025 (143 caveats in the launch quarter). Second, whether Bloomsbury and The Hill @ One-North medians soften in Q2 2026 in response to the new comparable, or hold their bid. Third, the spread between Hudson Place's actual transacted PSF and the S$2,200 entry once preview pricing converts to caveats; developer guidance and lodged caveats can diverge by 3 to 6% in either direction.

Related reading

• District 5 hub for the full Buona Vista and Pasir Panjang breakdown
• Bloomsbury Residences project page the same-street, same-tenure comparable
• The Hill @ One-North project page the second walk-distance comparable
• New launches pipeline for the rest of the 2026 launch calendar
• Stamp duty and loan calculator to stress-test a Hudson Place quantum at current SORA