Blossoms by the Park occupies one of the most strategically compelling addresses in Singapore's private residential market: 9 Slim Barracks Rise, sitting at the precise boundary where the one-north innovation precinct meets the green lung of one-north Park. Developed by EL Development and launched in 2022, this 275-unit, 27-storey mixed-use tower secured a 99-year leasehold from the State on land zoned for residential-with-commercial-at-first-storey use — a tenure structure and density that immediately set it apart from the older walk-up and mid-rise stock that has long characterised the Buona Vista corridor. With 274 of 275 units sold as of mid-2025 and transacted prices holding firmly above S$2,380 per square foot, Blossoms by the Park has graduated from new-launch excitement to proven secondary-market performer, a distinction that carries real weight in District 5.
The project matters because it is the first large-scale private condominium to be developed within the immediate footprint of one-north since the precinct was masterplanned by JTC in the early 2000s. Unlike earlier Buona Vista-area condos that happen to be near the tech belt, Blossoms by the Park is inside one-north: the commercial podium activates a public plaza integrated with the streetscape, the northern façade directly adjoins park greenery, and residents can walk to Biopolis, Fusionopolis, and Mediapolis in under ten minutes without crossing a major arterial road. For buyers and tenants whose professional lives orbit the knowledge economy — biomedical researchers, software engineers, media producers, AI founders — the friction between home and workplace is reduced to near zero. That rental thesis, underpinned by one of Singapore's highest concentrations of knowledge workers per square kilometre, is the central investment story of this development.
Snapshot as of 2026-05 — figures above reflect publicly available URA/HDB data at the time of this editorial review (as of 2026-05).
To understand Blossoms by the Park's value proposition, it is necessary to understand what one-north has become in 2025 and what it is still becoming. The 200-hectare precinct — anchored by Biopolis (biomedical sciences), Fusionopolis (ICT and deep tech), Mediapolis (media and creative industries), and LaunchPad@one-north (startups and incubators) — already hosts more than 400 leading companies, 15 public research institutions, five institutes of higher learning, and over 50,000 knowledge workers. By JTC's own projections, the greater one-north cluster is on a trajectory to support 120,000 jobs, a figure that represents roughly five per cent of Singapore's total employment. This is not a niche industrial park; it is a nationally strategic economic district anchored by government capital expenditure that spans multiple budget cycles.
The 2025 and 2026 Singapore Budgets intensified that commitment. Prime Minister Lawrence Wong allocated fresh funding to refresh biosciences and med-tech research infrastructure across greater one-north, and separately announced Kampong AI — a dedicated AI park within one-north offering shared workspaces and housing facilities specifically designed to cluster AI founders, practitioners, and researchers. The arrival of AI as a formal one-north precinct theme materially expands the tenant catchment for Blossoms by the Park beyond the already-strong biotech and media segments. AI engineers, machine-learning researchers at A*STAR and the National University of Singapore, and the wave of global tech firms establishing Singapore AI centres of excellence all represent a new and growing demand pool for rental accommodation within walking distance of their offices.
The immediate neighbourhood context reinforces this. one-north MRT (Circle Line CC23) is a four-minute walk from Blossoms by the Park, and Buona Vista MRT (Circle Line CC22 / East-West Line EW21) — a full interchange — is accessible in under seven minutes. The Circle Line connects directly to Harbourfront, Dhoby Ghaut, and Serangoon without transfer; the East-West Line provides rapid access to the CBD, Changi Airport, and the Jurong Lake District. For renters who split their time between one-north and Singapore's other major employment hubs, this dual-line interchange access is an outsized convenience. Ancillary amenities within a ten-minute walk include Biopolis canteen clusters, Star Vista mall, Rochester Mall, INSEAD Singapore campus, and the expansive one-north Park trail system that the development directly adjoins.
District 5 as a whole has historically traded at a discount to Core Central Region pricing, but the sub-district around one-north has diverged sharply from that district average. Blossoms by the Park's average transacted PSF of approximately S$2,400 stands 38% above the District 5 average of roughly S$1,762, a premium that directly reflects the location rent being paid for one-north adjacency. Comparable data from URA's property transaction database confirms that few sub-markets in the Rest of Central Region command this level of sustained price premium over their host district.
We track 275 sales and 0 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the BLOSSOMS BY THE PARK dashboard.
- Average sale price: $2,255,203 across 275 transactions
- District 5 PSF ranking: Premium tier (top 7%)
- 99 yrs lease commencing from 2022 · RCR · D5 · 275 units
About BLOSSOMS BY THE PARK
BLOSSOMS BY THE PARK is a 99 yrs lease commencing from 2022 condominium, located at SLIM BARRACKS RISE in District 5 (Pasir Panjang, Hong Leong Garden, Clementi New Town) (Rest of Central Region), developed by EL Development (Buona Vista) Pte Ltd/EL Development (One-North) Pte Ltd, comprising 275 residential units, completed in 2023.
With approximately 95 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 BLOSSOMS BY THE PARK:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 73 | $2,478 psf | $1,573,288 |
| 2 BR | 100 | $2,457 psf | $2,014,390 |
| 3 BR | 76 | $2,428 psf | $2,770,013 |
| 4 BR | 26 | $2,362 psf | $3,591,192 |
Sales Market Overview
BLOSSOMS BY THE PARK has recorded 275 sale transactions with an average transaction price of $2,255,203, ranging from $1,298,000 to $3,800,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2023 | 225 | $2,443 psf | $2,061,289 | — |
| 2024 | 29 | $2,520 psf | $2,779,276 | ↑ 3.1% |
| 2025 | 17 | $2,387 psf | $3,596,706 | ↓ 5.3% |
| 2026 | 4 | $2,304 psf | $3,662,000 | ↓ 3.5% |
BLOSSOMS BY THE PARK ranks in the top 7% of condos in District 5 by average PSF.
Compared to the RCR average of $2,049 psf, BLOSSOMS BY THE PARK trades 19.3% 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 BLOSSOMS BY THE PARK (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- BLOSSOMS BY THE PARK
- Buona Vista MRT
- Buona Vista MRT
- one-north MRT
- Commonwealth MRT
- Holland Village MRT
- Dover Court International School
- United World College of South East Asia (Dover)
- Commonwealth Secondary School
Nearby MRT Stations
BLOSSOMS BY THE PARK is 330m from Buona Vista MRT (East-West Line), with 7 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Buona Vista | EW21 | East-West Line | 330m |
| Buona Vista | CC22 | Circle Line | 330m |
| one-north | CC23 | Circle Line | 590m |
| Commonwealth | EW20 | East-West Line | 1.0 km |
| Holland Village | CC21 | Circle Line | 1.1 km |
| Kent Ridge | CC24 | Circle Line | 1.3 km |
| Dover | EW22 | East-West Line | 1.4 km |
Nearby Schools
There are 15 schools within 2 km of BLOSSOMS BY THE PARK, including 3 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Dover Court International School | International | 800m |
| United World College of South East Asia (Dover) | International | 920m |
| Commonwealth Secondary School | Secondary | 970m |
| River Valley High School | Secondary | 1.1 km |
| River Valley High School (JC) | Jc | 1.1 km |
| Dulwich College (Singapore) | International | 1.4 km |
| Queensway Secondary School | Secondary | 1.4 km |
| Global Indian International School (GIIS Queenstown) | International | 1.4 km |
| Singapore Polytechnic | Tertiary | 1.4 km |
| Anglo-Chinese School (Independent) | Secondary | 1.5 km |
| Tanglin Trust School | International | 1.6 km |
| Queenstown Primary School | Primary | 1.6 km |
Blossoms by the Park's competitive advantages cluster into four reinforcing pillars: location monopoly, connectivity, design, and tenant demand depth.
Location monopoly within one-north. There is, at present, no other private condominium with a comparable address inside the one-north precinct boundary. The development sits directly adjacent to one-north Park — a designed park and green corridor that threads through the innovation district — and the fenceless integration between the landscaped podium and the public parkland gives residents what is effectively a private park extension. EL Development made the deliberate choice not to enclose the ground-level commercial plaza, meaning the building actively contributes to the public realm rather than walling itself off from it. This is unusual in Singapore new-launch design and creates genuine neighbourhood character. For tenants who value a live-work-play environment rather than a dormitory suburb, this open relationship with the precinct is a meaningful differentiator.
MRT accessibility across two lines. The four-minute walk to one-north MRT (CCL) and the seven-minute walk to Buona Vista MRT (CCL/EWL interchange) gives residents effective access to a major interchange without the full price premium of living on top of one. The Circle Line alone connects to ten other interchanges around the island, making transfers straightforward regardless of destination. For international corporate tenants commuting to CBD offices or Changi-bound business travel, the East-West Line connection from Buona Vista is a material quality-of-life asset.
Elevated mixed-use design and facilities execution. The 27-storey tower is raised on a podium that houses one commercial unit — designed for F&B or retail use — and two public plazas at street level. The residential facilities are positioned on the podium deck, providing meaningful separation from street noise. A 50-metre lap pool, wellness pool, family pavilion, gymnasium, function room, BBQ pavilions, and a community garden complete the offering. The lap pool length is notable: 50 metres is a competitive standard that is uncommon in developments of this scale (275 units), and it signals a deliberate investment in lifestyle quality over unit count optimisation. The elevated deck design also creates natural wind corridors that reduce reliance on air-conditioning for units facing the park.
Deep and diversifying tenant pool. The one-north tenant catchment is exceptionally stable because it is institutionally anchored: A*STAR research institutes do not relocate; Biopolis pharmaceutical tenants operate on multi-decade lab infrastructure investments; MediaCorp and its production ecosystem have purpose-built studio facilities at Mediapolis that are not fungible. This institutional stickiness means that even in a global tech downturn, the demand floor for rental accommodation near one-north is supported by a base of researchers and scientists on long-term employment contracts. The addition of AI-sector tenants through Kampong AI broadens rather than replaces this base. Gross rental yields for Blossoms by the Park units have been estimated in the 3.6–4.3% range depending on unit size and rent achieved — competitive for a near-new CCR-adjacent leasehold asset, and supported by rental PSF of approximately S$7.27, which is 38% above the District 5 average.
Buyers considering longer-term capital appreciation can also point to the one-north masterplan's ongoing densification: successive JTC development rounds have consistently added net lettable area in the precinct, each increment driving additional demand for residential supply that has historically been constrained. The White Site zoning of several adjacent parcels means that supply risk is managed by the State rather than by speculative private developers, maintaining a degree of scarcity discipline in the immediate catchment. Taken together, these structural factors underpin both the price premium Blossoms by the Park commands and the confidence that this premium is likely to be durable rather than cyclical. Use our ROI calculator to model holding-period returns or our affordability calculator to stress-test entry at current ask prices.
No investment case is complete without an honest accounting of downside scenarios, and Blossoms by the Park carries several that merit direct consideration.
99-year leasehold decay from a relatively recent start. The lease commenced in 2022, which means buyers today are acquiring roughly 95 remaining years — a comfortable buffer that causes no financing issues under current MAS LTV rules. However, the same 99-year clock that makes the asset financeable today means that buyers in the 2040s will be looking at a sub-70-year lease, the threshold at which some bank financing restrictions begin to apply and at which some buyers begin to discount bids. For investors targeting a hold period beyond 15–20 years, the leasehold erosion trajectory is a factor to model explicitly using a lease-decay calculator. En-bloc potential exists but is limited by the development's youth and 275-unit size — a collective sale is realistically a post-2040 consideration at the earliest.
Concentration risk in a single corporate precinct. The rental thesis depends on continued government and private-sector investment in one-north as a knowledge-economy anchor. Singapore has an excellent track record of sustained industrial policy, but residential investors are implicitly making a bet on that continuity. A meaningful shift in Singapore's economic strategy away from biotech, media, or deep tech — or a prolonged contraction in global pharmaceutical R&D spending — could reduce the depth of the tenant pool. The arrival of AI diversifies this risk, but it also creates a new form of sector concentration.
Pricing relative to District 5 and RCR peers. At roughly S$2,400 PSF, Blossoms by the Park is priced 38% above the District 5 average and competes on price with some Core Central Region freehold stock. Buyers entering at this level have less valuation buffer than a more modestly priced RCR asset would provide. A broad market correction driven by interest rate normalisation or a significant increase in ABSD rates would disproportionately affect premium-priced leasehold assets. Use the stamp duty calculator and cash flow calculator to model net returns under multiple rate-environment scenarios before committing.
Limited parking and small commercial mix. With 110 basement car park lots for 275 residential units plus commercial spaces, the parking ratio falls below 1:1 — a meaningful constraint for residents who own vehicles, particularly families with children attending schools outside the immediate area. The single commercial unit also means residents cannot rely on a curated retail mix; whatever business takes the space will reflect the economics of the commercial tenant rather than a deliberate amenity plan by the developer.
Road noise for lower-floor northward-facing units. The residential block sits closest to Slim Barracks Rise, and lower-floor units on the road-facing aspect are likely to experience ambient traffic noise during peak hours. Buyers should request specific floor plan orientation data and consider upper-floor allocations if road noise is a concern.
- ✅ Knowledge-economy professional employed at one-north: The walk-to-work proposition for Biopolis, Fusionopolis, Mediapolis, or LaunchPad employees is essentially unmatched in Singapore's private residential market. Eliminating commute time and cost while living in a park-adjacent, well-facilitated building is a quality-of-life proposition that justifies the PSF premium for this buyer segment.
- ✅ Investor targeting RCR rental yield from institutional tenant pool: The one-north tenant base — researchers, engineers, media professionals, and increasingly AI practitioners — is stable, well-paid, and institutionally anchored. Gross yields of 3.6–4.3% from near-new stock with strong tenant demand depth represent a defensible income return for a leasehold RCR asset. Model scenarios with our ROI calculator.
- ✅ NUS faculty or graduate student seeking walkable campus proximity: NUS Kent Ridge campus is a short bus or cycling ride from one-north MRT, and several NUS-affiliated research institutes are headquartered within the Biopolis and Fusionopolis clusters. The combination of academic proximity, park access, and a relatively compact, community-oriented development suits academics who prioritise intellectual environment over pure unit size.
- ⚠️ Family upgrader seeking a primary residence: The development is well-executed and the park adjacency is genuinely child-friendly, but the 110-lot parking ratio and the absence of a curated multi-tenant retail podium may frustrate families with multiple cars or school-run logistics. Buyers should also model the higher entry PSF against larger-unit alternatives in nearby Clementi or West Coast. Run the total cost calculator to compare true acquisition costs.
- ⚠️ Decoupling buyer using one partner's ABSD-exempt allocation: At S$2M–S$4M+ for 2–4 bedroom units, the absolute quantum is substantial enough that ABSD on a second property is material. The decoupling strategy can work here but requires careful structuring; use the decoupling calculator to model the stamp duty savings against the legal and refinancing costs of the restructure.
- ❌ Capital-appreciation speculator seeking near-term flip: With 274 of 275 units sold and the development effectively fully taken up, near-term secondary market liquidity is limited by the small pool of sellers. The SSD cooling period applies to any units purchased within three years of original launch, and the premium PSF leaves limited valuation headroom for short-hold gains. This is a medium-to-long-term hold asset, not a trading vehicle.
Blossoms by the Park earns its premium. The convergence of one-north's expanding innovation mandate, genuine walk-to-work access for Singapore's highest-density knowledge-economy precinct, and EL Development's thoughtful mixed-use execution produces an asset that is genuinely differentiated — not merely marketed as such. The 274/275 units sold figure is, in isolation, unremarkable for a Singapore new launch; what is remarkable is that secondary-market prices have held firmly above S$2,380 PSF without the developer subsidy of deferred payment schemes or VVIP discounts, suggesting that the market has independently confirmed the intrinsic value of the location.
The investment case is strongest for buyers and investors with a 10-to-20-year horizon who are willing to accept a 99-year leasehold premium location over a freehold asset in a less institutionally anchored neighbourhood. The one-north rental thesis is not a speculative bet on a single corporate anchor but a structural position on Singapore's multi-decade commitment to the knowledge economy — a commitment underlined by successive government budgets and now amplified by the Kampong AI announcement. For that investor profile, Blossoms by the Park represents a rare instance in Singapore's private residential market where the location story is still early in its arc even as the development itself is fully built and substantially occupied.
Buyers who require suburban scale, abundant parking, or near-term trading liquidity should look elsewhere. But for knowledge-economy professionals, yield-oriented investors, and buyers who value urban completeness — where the gym, the park, the MRT, and the office are all within a ten-minute walk — this development sits at the intersection of lifestyle and investment case in a way that is difficult to replicate elsewhere in District 5 or the broader Rest of Central Region. Compare it against other District 5 peers or explore full District 5 analytics before drawing a final conclusion.
FAQ
What is the average price for BLOSSOMS BY THE PARK?
What is the rental yield for BLOSSOMS BY THE PARK?
Is BLOSSOMS BY THE PARK freehold or leasehold?
How many parking lots are available relative to the number of units?
The development provides 110 basement car park lots (including accessible and EV charging bays) plus seven commercial lots on the first storey, against 275 residential units — a ratio of approximately 0.4 lots per unit. This is below a 1:1 ratio and is a known constraint, though EL Development's view is that the MRT proximity and cycling infrastructure make car ownership less essential for one-north residents. Buyers who require a dedicated parking space should confirm availability with the seller before transacting.
What impact will Kampong AI and continued government investment have on one-north property demand?
PM Lawrence Wong's Budget 2026 announcement of Kampong AI — a dedicated AI park within one-north with shared workspaces and housing facilities designed to cluster AI founders, researchers, and practitioners — represents a material expansion of the one-north tenant catchment. Separately, Budget 2025 committed fresh capital to refreshing biosciences and med-tech research infrastructure across greater one-north. Together, these investments diversify the precinct's demand base beyond biotech and media into artificial intelligence and deep tech, broadening the pool of high-income knowledge workers who will seek residential accommodation within walking distance of their offices. For Blossoms by the Park, which is already the closest sizeable private condominium to these precincts, this represents a structural demand tailwind rather than a one-off demand spike.
What is the leasehold tenure and how does lease decay affect long-term value?
Blossoms by the Park holds a 99-year leasehold tenure commencing 2022, giving buyers today approximately 95 remaining years. Current MAS LTV rules apply without restriction at this tenure. Lease decay becomes a practical financing consideration when a leasehold drops below 70 years — in this case, around the year 2052 — which is relevant for buyers planning very long holds or for purchasers in the 2040s secondary market. For a quantified view of how lease decay affects resale value and financing quantum over your intended hold period, use our lease-decay calculator.
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA.
- Sales data: 275 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 BLOSSOMS BY THE PARK
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 BLOSSOMS BY THE PARK against staying public? These HDB towns sit within walking or short-drive distance:
- Queenstown — 4-room average $1,002,705 (370m away), an upgrader gap of about $1,250,000