Bloomsbury Residences arrives at a rare intersection — the creative density of MediaCorp's Mediapolis campus, the intellectual capital of one-north's Biopolis and Fusionopolis clusters, and a Circle Line station that places the CBD just five stops away. Developed by Qingjian Realty and Forsea Holdings on a 114,462 sq ft Government Land Sales site at 61 Media Circle, this 358-unit mixed-use condominium stands as the first high-rise private residential project with ground-floor retail to land inside the one-north precinct. When it launched on 13 April 2025, buyers absorbed 90 units — 25.1% of the project — on launch weekend at an average of S$2,474 psf, a measured but telling validation of the address. By late 2025 individual transactions were already touching S$2,716 psf, and by early 2026 the project-wide average had edged up to approximately S$2,509 psf. For buyers hunting a home that doubles as a long-term employment-district anchor, Bloomsbury Residences occupies arguably the most defensible spec-office catchment in Singapore's RCR today.
Snapshot as of 2026-05 — figures above reflect publicly available URA/HDB data at the time of this editorial review (as of 2026-05).
One-north is a 200-hectare knowledge-economy precinct master-planned by JTC Corporation and broadly segmented into Biopolis (biomedical R&D, housing institutes under A*STAR and multinational pharmaceutical labs), Fusionopolis (infocomm, physical sciences and engineering), Mediapolis (media and digital content, anchored by the 800,000 sq ft MediaCorp Campus), and LaunchPad (deep-tech startups). The precinct hosts tens of thousands of knowledge workers and researchers daily, with the resident talent pool skewing heavily toward graduate professionals who command salaries that translate directly into rental affordability. In March 2026 JTC unveiled Kampong AI — Singapore's first integrated AI startup community — within LaunchPad at one-north, scheduled for completion in 2028. This initiative, together with the Budget 2026 "Champions of AI" programme, positions one-north at the centre of Singapore's next economic growth engine and directly underpins sustained residential demand for property within walking or cycling distance.
The one-north MRT station on the Circle Line (CC23) sits within comfortable reach of Bloomsbury Residences, and Buona Vista interchange (EWL/CCL) is accessible via an internal pedestrian network or a short ride. The Circle Line connects directly to Botanic Gardens, Holland Village, Harbourfront, and ultimately Marina Bay in under 20 minutes, giving residents a seamless city-wide arc. Importantly, the National University of Singapore main campus straddles Kent Ridge — one stop further on the Circle Line or a short bus ride — creating a secondary tenant demographic of postgraduate students, research fellows and faculty who consistently absorb quality two-bedroom stock near one-north. This dual tenant pool (industry professionals plus academia) is structurally unusual and provides a meaningful cushion against cyclical employment dips in any single sector.
District 5's broader property market has registered steady capital appreciation over the decade to 2026, partly because new supply is tightly gated by JTC's land-use planning inside the one-north encinct, and partly because the employer base — weighted toward government-linked research institutes, major media corporations and international tech companies — is not subject to the same volatility as pure financial-sector employment. The GLS tender for the Bloomsbury site attracted only three bidders, reflecting the site's niche positioning rather than weak demand: the quantum of residential supply that JTC will permit in this precinct is, by design, limited.
We track 307 sales and 0 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the BLOOMSBURY RESIDENCES dashboard.
- Average sale price: $2,073,236 across 307 transactions
- District 5 PSF ranking: Premium tier (top 3%)
- 99 yrs lease commencing from 2024 · RCR · D5 · 358 units
About BLOOMSBURY RESIDENCES
BLOOMSBURY RESIDENCES is a 99 yrs lease commencing from 2024 condominium, located at MEDIA CIRCLE in District 5 (Pasir Panjang, Hong Leong Garden, Clementi New Town) (Rest of Central Region), developed by Media Circle Development Pte Ltd, comprising 358 residential units, completed in 2025.
With approximately 97 years remaining on its 99-year lease, the property qualifies for full bank financing and CPF usage.
Unit Mix Distribution
Transaction data breakdown by bedroom type at BLOOMSBURY RESIDENCES:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 181 | $2,517 psf | $1,646,137 |
| 2 BR | 35 | $2,473 psf | $2,236,314 |
| 3 BR | 80 | $2,537 psf | $2,718,250 |
| 4 BR | 10 | $2,607 psf | $3,704,800 |
| 5+ BR | 1 | $2,700 psf | $5,753,700 |
Sales Market Overview
BLOOMSBURY RESIDENCES has recorded 307 sale transactions with an average transaction price of $2,073,236, ranging from $1,339,570 to $5,753,700.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2025 | 246 | $2,506 psf | $1,954,466 | — |
| 2026 | 61 | $2,578 psf | $2,552,213 | ↑ 2.9% |
BLOOMSBURY RESIDENCES ranks in the top 3% of condos in District 5 by average PSF.
Compared to the RCR average of $2,049 psf, BLOOMSBURY RESIDENCES trades 23% above the segment benchmark.
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Competing Condos in District 5
Side-by-side comparison against the most actively traded condos in District 5 (Pasir Panjang, Hong Leong Garden, Clementi New Town):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| LANDED HOUSING DEVELOPMENT | Freehold | 156 | $1,845 psf | 6022 |
| NORMANTON PARK | 99 yrs lease commencing from 2019 | 1840 | $1,866 psf | 1415 |
| PARC CLEMATIS | 99 yrs lease commencing from 2019 | 1450 | $1,889 psf | 1398 |
| ELTA | 99 yrs lease commencing from 2024 | 501 | $2,555 psf | 403 |
| FABER RESIDENCE | 99 yrs lease commencing from 2025 | 399 | $2,158 psf | 380 |
Location Map
Map shows BLOOMSBURY RESIDENCES (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- BLOOMSBURY RESIDENCES
- Commonwealth MRT
- one-north MRT
- Kent Ridge MRT
- Queenstown MRT
- River Valley High School
- Queensway Secondary School
- River Valley High School (JC)
Nearby MRT Stations
BLOOMSBURY RESIDENCES is 960m from Commonwealth MRT (East-West Line), with 4 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Commonwealth | EW20 | East-West Line | 960m |
| one-north | CC23 | Circle Line | 1.0 km |
| Kent Ridge | CC24 | Circle Line | 1.2 km |
| Queenstown | EW19 | East-West Line | 1.2 km |
Nearby Schools
There are 12 schools within 2 km of BLOOMSBURY RESIDENCES, including 9 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| River Valley High School | Secondary | 450m |
| Queensway Secondary School | Secondary | 450m |
| River Valley High School (JC) | Jc | 450m |
| Global Indian International School (GIIS Queenstown) | International | 450m |
| Queenstown Primary School | Primary | 460m |
| Dulwich College (Singapore) | International | 700m |
| Tanglin Trust School | International | 930m |
| Alexandra Primary School | Primary | 950m |
| Commonwealth Secondary School | Secondary | 950m |
| Crescent Girls' School | Secondary | 1.3 km |
| Dover Court International School | International | 1.8 km |
| United World College of South East Asia (Dover) | International | 2.0 km |
The most durable competitive advantage of Bloomsbury Residences is its genuine land-use scarcity. JTC's master plan for one-north is structured around knowledge-industry tenants, not residential density; the Bloomsbury site is one of the very few plots that JTC has released for private residential use within the precinct's boundaries. That structural scarcity means future competing supply will not materialise in the way it would in a generic RCR corridor, giving existing owners a supply-side buffer that is rarely available in comparable new launches. The mixed-use podium with retail on the ground level adds a walkability layer that most standalone residential projects in the vicinity lack — residents can address daily errands, F&B and convenience needs without leaving the development.
The three towers — rising 15, 21 and 23 storeys — contain a well-calibrated unit mix. Two-bedroom configurations from 586 sq ft account for the bulk of stock and align with the occupier profile: single professionals and DINK couples affiliated with one-north employers. The unit layout philosophy emphasises squarish, efficient floor plates with generous storage, and study or flexi rooms appear across multiple tiers, accommodating the hybrid-work preferences that have become standard among the tech-and-media tenant base. Penthouse formats from four-bedroom to six-bedroom-plus-study (up to 2,125 sq ft) give the project a luxury anchor that supports the overall price curve.
At S$2,474–2,509 psf (launch to early-2026 average), Bloomsbury Residences prices in broadly fairly relative to new launches in the wider RCR band while commanding the one-north employment-proximity premium. Rental yields for two-bedroom units in the corridor are projected at 3.8–4.1%, representing a 50–60 basis point premium over the RCR average of 3.0–3.2%, a spread that reflects the scarcity and employment intensity of the micro-location. Developer pedigree is a further comfort: Qingjian Realty has a strong Singapore track record in mass-to-mid market delivery, and Forsea Holdings brings complementary JV experience; together they acquired the site through a competitive GLS tender at S$395.29 million, implying a careful underwrite of feasibility rather than a speculative land punt.
The same micro-location specificity that creates supply scarcity also constrains the mass-market buyer pool. Buyers who do not work in or around one-north — or who do not prioritise a tech-cluster address — will rationally look elsewhere in the RCR, where price quantum is comparable or lower and transit connectivity to Orchard and the CBD is more direct. This self-selecting demand profile means price discovery in a downturn could be slower than for mainstream projects near Queenstown or Clementi MRT. The project's 25.1% launch-weekend take-up, while positive, was more measured than the 60–80% first-weekend absorption seen at certain comparable new launches in the same period, and several market commentators noted that buyer sentiment in early April 2025 was tentative amid global interest-rate uncertainty.
Leasehold duration is the second structural consideration. At 99 years from 2024, Bloomsbury Residences starts the depreciation clock under standard leasehold mechanics: buyers who purchase on the secondary market in the 2035–2045 window may encounter more pronounced lease-decay effects than they would with a newer or freehold asset. Investors with a sub-10-year horizon will need to factor this into their exit modelling, particularly given the site's niche catchment which may narrow the eventual buyer pool to those specifically valuing employment-district proximity. The absence of a Mass Rapid Transit station within the immediate site boundary — the one-north station requires a short walk via internal pathways — may also dissuade buyers who prioritise step-out MRT convenience, even if the functional connectivity to Buona Vista interchange is strong. Lastly, the retail component, while an amenity, introduces ground-floor commercial noise and footfall that upper-tier buyers of premium stack units should factor into habitation preferences.
- ✅ Tech or media professional employed at one-north, Mediapolis or NUS: Walk or cycle to work, draw on a rental market driven by a structural employer base, and benefit from long-term capital support tied to Singapore's AI and biomedical investment pipeline. The two-bedroom format is size-right and lease-right for a 5–8 year hold.
- ✅ Buy-to-let investor targeting graduate-professional tenants: Rental yield projections of 3.8–4.1% on two-bedroom units sit 50–60 bps above the RCR average, underpinned by a dual tenant pool of industry professionals and NUS/A*STAR-affiliated researchers. Supply scarcity within one-north limits future competition for leases.
- ⚠️ Upgrader family seeking a city-fringe home near international schools and NUS: Three- and four-bedroom penthouse formats are available and the location is serviceable for NUS High School and Anglo-Chinese (Independent) catchments, but the immediate neighbourhood is an employment campus rather than a family residential enclave. The absence of a large supermarket or wet market within walking distance may affect day-to-day liveability for families with young children.
- ❌ Short-term speculative flipper targeting sub-3-year resale: The niche catchment limits secondary market liquidity. The project's measured launch absorption and a 3% ABSD environment for second properties mean that transactional margins needed to clear ABSD and agent commissions require a meaningful price uplift over a short window — an outcome that is uncertain given current sentiment.
- ✅ Foreign professional on an Employment Pass assigned to one-north employers: For foreign buyers, the 60% ABSD remains a structural barrier unless purchasing under a qualifying structure or company name, but those who navigate it gain a directly employment-proximate address in a precinct that consistently attracts global-calibre multinationals and research institutions, supporting rental coverage if transitioning to a future investment holding.
Bloomsbury Residences is a focused, niche investment with a clear thesis: Singapore is doubling down on its knowledge economy at one-north — through Kampong AI, expanded Biopolis facilities, and the Budget 2026 Champions of AI programme — and this is the only private residential development currently available inside that precinct boundary. The supply moat is structural, the employer base is government-backed and resilient, and the dual tenant pool (industry professionals plus academia) provides an occupancy cushion that generic RCR projects cannot match. Against those positives, buyers must weigh the concentrated demand pool, 99-year leasehold tenure, and pricing at S$2,474–2,509 psf that leaves limited margin for error on a sub-5-year investment horizon. The verdict is constructive for owner-occupiers affiliated with one-north and for patient buy-to-let investors targeting the graduate-professional rental segment. For buyers without a direct connection to the employment cluster or a minimum 7–10-year horizon, more liquid RCR alternatives deserve equal consideration. Run your numbers through a rental ROI calculator and a affordability check against current mortgage rates before committing to a quantum that begins at S$1.638 million for a two-bedroom.
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Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA.
- Sales data: 307 transactions analysed
- Gross yield = (avg monthly rent × 12) / avg sale price
Median values used to minimise outlier impact. PSF = price per square foot.
View Live Data for BLOOMSBURY RESIDENCES
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.
New Sale vs Resale Mix
Of the 3,585 condo transactions recorded in District 5 over the last 12 months, 58% resale, 39% new sale, 3% sub sale. A resale-heavy mix points to an established market trading on fundamentals; a new-sale-heavy mix means developer launches are setting the price benchmarks.
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Price Index Check
The ShiokNest Price Index for District 5 reads 136.5 as of June 2026 — down 4.3% 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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Upcoming Supply Pipeline
1 active Government Land Sales site in District 5 could add roughly 405 new units to local supply. Incoming supply of this scale tends to cap short-term price growth in the immediate area but also signals planning confidence in the location.
| Site | Street | Est. units | List | Status |
|---|---|---|---|---|
| Media Circle | — | ~405 | Confirmed | Available |
HDB Alternatives Nearby
Weighing BLOOMSBURY RESIDENCES against staying public? These HDB towns sit within walking or short-drive distance:
- Queenstown — 4-room average $1,002,705 (390m away), an upgrader gap of about $1,050,000
- Bukit Merah — 4-room average $894,787 (1.3 km away), an upgrader gap of about $1,200,000
- Kallang/whampoa — 4-room average $882,887 (1.6 km away), an upgrader gap of about $1,200,000