Hudson Place Residences arrived in District 5 at a moment when the west fringe of Singapore’s central region is quietly repositioning itself. Sitting along Hudson Road in Pasir Panjang, this 99-year leasehold development launched its first tranche in May 2026, notching 195 caveated transactions in a single month at an average price of S$1.98 million and an average PSF of S$2,459 — a meaningful premium over the district’s wider market average of roughly S$2,171 PSF (as of 2026-05). That spread tells a story: buyers are paying up for something specific here, not simply for postcode exposure.
What they are paying for is proximity to two macro tailwinds. First, the Greater Southern Waterfront (GSW) master plan stretches from Pasir Panjang to Marina East and represents one of the largest urban regeneration programmes in Singapore’s post-independence history. Second, Pasir Panjang itself is undergoing a slow-burn institutional thickening — the one-north science and business cluster sits barely two MRT stops northeast, while the National University of Singapore (NUS) campus anchors the neighbourhood’s academic identity. For a leasehold condo at this price point, the question is not whether demand exists but whether the holding-period arithmetic favours the buyer.
This profile draws on public URA transaction data (as of 2026-05), the URA Master Plan documentation, and comparable launches in the RCR sub-segment to deliver an honest assessment of Hudson Place Residences — its strengths, its structural risks, and which buyer archetypes genuinely benefit from ownership here.
Three infrastructure narratives are converging in Pasir Panjang that give Hudson Place Residences an unusually long runway of catalysts (as of 2026-05). The first is the Greater Southern Waterfront development, confirmed in successive URA Master Plans. Phase 1 will see the relocation of Pasir Panjang Terminal — one of the largest container facilities currently occupying prime waterfront land in Singapore — unlocking an estimated 2,000 hectares of developable coastline between Tanjong Pagar and Pasir Panjang over the next two decades. The government has signalled mixed-use rezoning with substantial residential, commercial, and recreational components, anchored by a continuous waterfront promenade. Hudson Road sits within a 1.5 km radius of the projected GSW fringe zones, meaning early buyers could see meaningful planning uplift as rezoning decisions crystallise over the next five to ten years (as of 2026-05).
The second catalyst is one-north’s continued expansion. The 200-hectare R&D cluster housing Biopolis, Fusionopolis, and Mediapolis has been growing its tenancy base steadily. The neighbouring Circle Line stations (Buona Vista, one-north) place thousands of biomedical and technology professionals within a one- to two-stop commute of Hudson Place Residences. This creates a structural rental demand pool that is relatively recession-resilient compared with purely retail or finance-driven tenant bases.
Third, the Jurong Lake District (JLD) development to the west is slated to become Singapore’s second Central Business District, per the URA Master Plan 2025 review. The East-West Line and the forthcoming Cross Island Line interchange at Jurong East will position the entire West Region differently relative to the CBD. District 5 sits between these two poles — the GSW to the east and JLD to the west — a geographic accident that could prove structurally bullish for RCR pricing in this sub-corridor over the medium term (as of 2026-05).
At launch, Hudson Place Residences recorded 195 caveated transactions in May 2026, with 65% of units taken up as 1-bedroom configurations, suggesting strong owner-investor participation. The URA REALIS transaction data shows an average transacted PSF of S$2,459, with 4-bedroom units commanding S$2,538 PSF — a mild premium that reflects the relative scarcity of larger formats in the development (as of 2026-05).
We track 195 sales and 0 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the HUDSON PLACE RESIDENCES dashboard.
- Average sale price: $1,981,770 across 195 transactions
- District 5 PSF ranking: Premium tier (top 7%)
- 99 years leasehold · RCR · D5
About HUDSON PLACE RESIDENCES
HUDSON PLACE RESIDENCES is a 99 years leasehold condominium, located at MEDIA CIRCLE in District 5 (Pasir Panjang, Hong Leong Garden, Clementi New Town) (Rest of Central Region).
Unit Mix Distribution
Transaction data breakdown by bedroom type at HUDSON PLACE RESIDENCES:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 127 | $2,468 psf | $1,640,285 |
| 2 BR | 14 | $2,396 psf | $2,141,000 |
| 3 BR | 50 | $2,448 psf | $2,655,920 |
| 4 BR | 4 | $2,538 psf | $3,839,750 |
Sales Market Overview
HUDSON PLACE RESIDENCES has recorded 195 sale transactions with an average transaction price of $1,981,770, ranging from $1,455,000 to $4,612,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2026 | 195 | $2,459 psf | $1,981,770 | — |
HUDSON PLACE RESIDENCES ranks in the top 7% of condos in District 5 by average PSF.
Compared to the RCR average of $2,049 psf, HUDSON PLACE RESIDENCES trades 20% above the segment benchmark.
Loading chart data...
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 |
Locational positioning at the RCR-CCR fringe. District 5 occupies a peculiar sweet spot: it carries an RCR price tag while its western boundary abuts CCR-adjacent Districts 4 (Harbourfront / Telok Blangah) and its eastern corridor nudges toward the transforming southern waterfront. Buyers priced out of Districts 1–4 but unwilling to go full OCR often land in District 5, which limits supply competition from above. Hudson Place Residences, with its May 2026 launch PSF of S$2,459, enters at a premium to the district average of S$2,171 PSF but below CCR benchmarks, preserving headroom on the upside if GSW rezoning drives capital appreciation over a 7–10 year hold (as of 2026-05). Buyers can model this journey using the ROI calculator for condo investments and lease-decay projections to stress-test holding-period returns against CPF accrued interest.
Unit mix skewed to 1-bedroom — intentional yield engine. Of the 195 transactions caveated in May 2026, 127 (65%) were 1-bedroom units averaging 665 sqft at S$1.64 million. That size-and-price combination sits squarely in the sweet spot for professional rentals near one-north, where single-occupancy biomedical and technology professionals typically seek apartments in the S$3,500–S$4,800/month bracket. Assuming a conservative gross yield of 3.5–4%, a S$1.64 million entry point maps to monthly rents of S$4,783–S$5,467 — achievable near one-north but requiring active tenancy management. Larger 3-bedroom units averaging 1,084 sqft at S$2.66 million cater to families attached to NUS or the Insead campus nearby (as of 2026-05).
The 99-year lease: sufficient runway with active planning support. A 99-year leasehold commencing around 2026 retains full CPF usage eligibility well beyond the useful life of any buyer entering today. Crucially, Singapore’s land authority has historically renewed or acquired leasehold land in transformation corridors rather than allowing them to run to expiry — the ongoing GSW corridor is a prime candidate for state-led rejuvenation well before any lease concerns materialise. Buyers should review the 99-year leasehold complete guide to model CPF accrued interest and exit timing. The CPF housing withdrawal rules impose a Valuation Limit ceiling on leasehold usage but this restriction only bites meaningfully when lease remaining drops below 60 years — a constraint that is decades away for Hudson Place Residences (as of 2026-05).
Institutional-quality anchor demand. The proximity to NUS, INSEAD, the Singapore-MIT Alliance for Research and Technology (SMART), and the one-north business park ecosystem produces a diverse and educated rental tenant base that is less sensitive to economic cycles than purely expatriate-corporate demand. This structural demand floor makes the development comparatively resilient in a rental market softening scenario. Vacancy risk is lower here than in OCR locations that depend primarily on blue-collar industrial workers or entry-level office staff (as of 2026-05).
Connectivity via the Circle Line and planned improvements. Pasir Panjang MRT (Circle Line, CC26) provides a direct connection to one-north (two stops) and Harbour Front (two stops in the other direction, linking to Sentosa and VivoCity). The Cross Island Line Phase 2, when completed, is projected to improve connectivity further in the western corridor. For the current pool of one-north professionals, a 10–12 minute door-to-door commute on the Circle Line is highly competitive versus driving. Use the commute time map to verify journey times from Hudson Road to key employment nodes (as of 2026-05).
PSF premium over district average demands a growth thesis, not just yield. Hudson Place Residences transacted at an average of S$2,459 PSF against a District 5 market average of S$2,171 PSF — a 13% premium at launch (as of 2026-05). Paying above the district average on a 99-year leasehold means the capital appreciation thesis must materialise for the investment to outperform. If the GSW timeline slips further (the original master plan has been in progress since 2019 and terminal relocation remains multi-decade), or if macroeconomic headwinds compress RCR pricing, buyers who entered at this premium PSF may face a protracted wait before meaningful capital gains emerge. Model both a bull and a bear scenario using the ROI calculator before committing.
One-bedroom-heavy supply creates concentration risk. With 65% of units in the 1-bedroom format, Hudson Place Residences will compete intensely with other one-north adjacent new launches when investors attempt to sell or re-let. A cluster of similarly-sized one-bedroom units hitting the resale or rental market simultaneously — as commonly happens when early investors exit around year three to five — can compress both PSF and rental yields. Buyers should benchmark resale and rental dynamics for comparable 1BR-heavy launches in Districts 5 and 4 using the rental yield map to gauge what similar units currently return (as of 2026-05).
Leasehold depreciation timeline and CPF constraints. While a 2026-originating 99-year lease presents no immediate CPF restriction, buyers must model the holding period carefully. Selling a leasehold property that is 30–40 years old is meaningfully harder than selling one that is 15–20 years old. The 99-year leasehold guide covers how the CPF Valuation Limit begins tightening as the lease shortens, which can force later buyers to come in with higher cash components — shrinking the pool of eligible purchasers. This is a risk that is distant but structural and should inform exit-horizon planning (as of 2026-05).
Stamp duty exposure at this price bracket. A first-time Singapore Citizen purchasing at S$1.98 million faces BSD of approximately S$56,600. A second-property purchase for a Singapore Citizen incurs ABSD of 20%, adding approximately S$396,000 to the acquisition cost. PRs and foreigners face higher ABSD rates under the revised IRAS ABSD schedule. Investors who are not Singapore Citizens should factor the stamp duty load into their total acquisition cost before assessing yield viability — ABSD alone can erode two to three years of gross rental income (as of 2026-05).
[
{
"persona": "HDB upgrader (first private purchase)",
"fit_color": "green",
"reason": "One-bedroom and two-bedroom entry at S$1.64M–S$2.14M is accessible for HDB sellers from Clementi, Buona Vista or West Coast estates who have accrued equity. District 5 is familiar and the Circle Line commute to one-north or CBD is direct. ABSD-free on first private purchase keeps total acquisition cost manageable."
},
{
"persona": "one-north / NUS professional investor",
"fit_color": "green",
"reason": "The rental demand pool of biomedical, research, and technology professionals working at one-north is structural and non-cyclical. A 1BR at S$1.64M targeting S$4,500–S$4,800/month gross rent maps to a 3.3–%3.5 gross yield — thin but with capital appreciation optionality from GSW rezoning as a kicker."
},
{
"persona": "Foreign professional (PR or expatriate)",
"fit_color": "amber",
"reason": "The RCR location and one-north proximity are strong lifestyle fits. However, PRs face 5% ABSD and foreigners 60% ABSD under current rules, dramatically increasing all-in costs. The yield arithmetic becomes unfavourable for foreigners unless the holding period exceeds 10 years and appreciates sufficiently to recoup the stamp duty load."
},
{
"persona": "Young couple (first-time buyers, dual-income)",
"fit_color": "amber",
"reason": "A 2BR at S$2.14M is achievable for dual-income households earning a combined S$14,000+ per month under TDSR rules at prevailing SORA-linked rates. However, the layout sizes (893 sqft average for 2BR) are compact for couples planning to start a family, and school options in D5 are reasonable but fewer than in Districts 10–11 or 15–16."
},
{
"persona": "Portfolio investor (second or third property)",
"fit_color": "amber",
"reason": "ABSD of 20% (SC) or higher adds S$396,000+ to acquisition cost on a S$1.98M ticket, pushing breakeven well beyond five years even with optimistic appreciation assumptions. The GSW thesis is compelling over a 10–15 year horizon, but investors must be comfortable holding through interim softness. Decoupling strategies may help reduce stamp duty exposure."
},
{
"persona": "Retiree or downsizer from larger private property",
"fit_color": "red",
"reason": "Hudson Place Residences skews young-professional and compact. The 1BR and 2BR dominant mix does not suit downsizers who typically want 3BR or larger with generous living space and quiet, low-density settings. The development’s proximity to container port activity (until terminal relocation) and traffic on West Coast Highway is a lifestyle negative for this segment."
}
]
Hudson Place Residences is a thesis-driven purchase, not a straightforward yield play. The fundamentals — a 99-year leasehold in RCR priced at S$2,459 PSF at launch, with strong institutional rental demand from one-north and credible planning uplift from the Greater Southern Waterfront programme — are genuine. But buyers must be comfortable with two things: a premium-to-district PSF entry that requires capital appreciation to validate, and a 1-bedroom-heavy supply mix that creates meaningful resale and rental competition risk at the five-to-seven year mark (as of 2026-05). The development rewards informed patience. Those who hold through the GSW construction cycle and benefit from terminal relocation and waterfront promenade activation may see significant capital uplift. Those who need to exit early, or who bought primarily for yield without modelling the ABSD load, are likely to be disappointed.
For genuine comparisons across D5 and neighbouring districts, the condo comparison tool allows side-by-side analysis of transaction history, PSF, and yield against peers like Hundred Trees, Twin Vew, and The Clement Canopy in the same postcode. The District 5 property guide provides the full sub-market context including average PSF trends and rental data across the corridor. Buyers should also model their total acquisition cost, TDSR capacity, and five, ten, and fifteen-year exit scenarios with the total acquisition cost calculator and the mortgage calculator before committing (as of 2026-05).
Suggested holding period: 8–12 years minimum. The GSW catalysts are real but multi-decade. Buyers entering at launch PSF will see the best returns by staying invested through the first wave of terminal relocation and rezoning announcements, which independent commentators estimate will begin to generate visible land-use changes in the late 2020s and through the 2030s. A shorter hold of three to five years carries meaningful risk of selling below-entry after factoring in transaction costs, ABSD (where applicable), and SSD within the first three years. For investors who are genuinely GSW-bullish, reading the capital appreciation vs rental yield guide and the CCR/RCR/OCR portfolio strategy guide will help sharpen the thesis before purchase (as of 2026-05).
FAQ
What is the average price for HUDSON PLACE RESIDENCES?
What is the rental yield for HUDSON PLACE RESIDENCES?
Is HUDSON PLACE RESIDENCES freehold or leasehold?
What is the Greater Southern Waterfront and how does it affect this development?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 195 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 HUDSON PLACE RESIDENCES
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.