Bloomsbury Residences
Bloomsbury Residences is a 358-unit new-launch development at Media Circle in District 5 (one-north/Media Circle), completed in 2025 by Media Circle Development — a CapitaLand-led entity — on a fresh 99-year leasehold tenure commencing 2024. Positioned at the heart of JTC’s one-north masterplan and a short walk from one-north MRT on the Circle Line, the project targets the media-tech and biomedical professional catchment anchored by Mediacorp, Biopolis and Fusionopolis. RCR pricing here demands disciplined budgeting — readers can stress-test entry assumptions with our Affordability Calculator before committing to a stack.
Snapshot as of 2026-05 — figures above reflect publicly available URA/HDB data at the time of this editorial review (as of 2026-05).
Bloomsbury Residences sits within RCR sub-zone Queenstown, in the JTC-master-planned one-north precinct — a corporate-residential cluster purpose-built for the media, biomedical and infocomm sectors. The site is roughly 350m to one-north MRT (CCL), with Buona Vista MRT (CCL + EWL interchange) a further stop away. The catchment is unusually deep for an RCR pocket: Mediacorp campus, Mapletree Business City, Biopolis, Fusionopolis and the National University of Singapore (NUS) all sit within a 2km radius per the URA Master Plan. With TOP in 2025, the development now has approximately 98 years of lease remaining — among the freshest leases available in the resale market today, comfortably above the CPF 60-year remaining-lease threshold. Our price heatmap shows the one-north/Queenstown corridor commanding a sustained premium over the broader RCR median, driven by corporate tenant absorption and limited new supply within the masterplan.
Overview & Key Facts
Bloomsbury Residences is a 358-unit mixed-use development at 61 Media Circle, jointly developed by Qingjian Realty and Forsea Holdings. Spread across three blocks of 15 to 24 storeys, the project is the first high-rise residential development within the Mediapolis precinct of Singapore’s one-north innovation district. Expected to TOP in 2029, it was launched for sale in March 2025 after the developers secured the Government Land Sales site in January 2024 with a winning bid of $395 million ($1,191 psf ppr).
Designed by ADDP Architects, Bloomsbury Residences includes an integrated retail component — the Bloomsbury Shoppes — at ground level, combining residential living with curated F&B, retail, and co-working spaces. The architectural vision embraces the park-centric ethos of one-north, with over 60 condominium facilities spread across landscaped grounds that include a 50 m lap pool, tennis court, and fitness centre.
At a current average of $2,511 psf, Bloomsbury enters the market at a premium that reflects both its new-launch positioning and the scarcity of residential stock within the Mediapolis zone. This is a development designed for a specific buyer: the knowledge-economy professional who wants to live where Singapore’s biotech, media, and semiconductor industries converge — and who is willing to accept a longer walk to the nearest MRT station as the trade-off for a precinct-integrated lifestyle.
Location & Connectivity
Bloomsbury Residences occupies a unique position within one-north: the Mediapolis sub-zone, historically home to media and tech companies but now pivoting toward broader knowledge-industry tenants. The development sits at the intersection of Media Circle and Portsdown Road, surrounded by the creative and research campuses that define one-north’s character. The nearest MRT stations are Commonwealth (East-West Line, 960 m) and one-north (Circle Line, 1.04 km) — both roughly a 12–14 minute walk, placing Bloomsbury in the functional gap between convenient and inconvenient MRT access.
What Bloomsbury lacks in direct MRT proximity, it partially compensates with precinct amenities. The integrated Bloomsbury Shoppes will provide ground-floor retail and dining, while The Star Vista mall and Rochester Mall are both within a 10–15 minute walk via the one-north park connectors. For drivers, Portsdown Road connects quickly to the AYE (Ayer Rajah Expressway), providing efficient access to the CBD, Jurong, and Changi.
The school catchment is surprisingly strong for an innovation-district address. River Valley High School sits just 450 m away and Queenstown Primary School 460 m — both well within comfortable walking distance. Fairfield Methodist Primary and New Town Primary are in the 1–1.5 km band. For families, this combination of nearby schools and one-north’s park-connected environment offers genuine lifestyle appeal, provided they can work around the MRT gap.
Schools & Education
2 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| River Valley High School | secondary | Within 1 km |
| Queensway Secondary School | secondary | Within 1 km |
| River Valley High School (JC) | jc | Within 1 km |
| Global Indian International School (GIIS Queenstown) | international | Within 1 km |
| Queenstown Primary School | primary | Within 1 km |
| Dulwich College (Singapore) | international | Within 1 km |
| Tanglin Trust School | international | Within 1 km |
| Alexandra Primary School | primary | Within 1 km |
Facilities
With over 60 facilities across the three-block estate, Bloomsbury Residences delivers one of the most comprehensive amenity rosters of any sub-400-unit development currently launching in Singapore. The 50 m lap pool is the centrepiece, complemented by a tennis court, a dedicated fitness centre, clubhouse with function rooms, and a co-working space with private work pods — a nod to the remote-work and hybrid-office culture that dominates the one-north professional demographic.
The integrated Bloomsbury Shoppes at ground level add a retail and F&B layer that most pure-residential competitors lack. The Shoppes Plaza is designed for community events, pop-up markets, and weekend bazaars, creating a village-centre feel within the development. Landscaped pavilions, a community garden, and garden BBQ areas distribute social spaces across the site to prevent congestion at any single amenity.
“What attracted us was the co-working space with private pods. My wife and I both work in hybrid arrangements — three days in office, two at home — and having a professional workspace downstairs without the distractions of our apartment is a game-changer. The Shoppes mean we can grab lunch without leaving the estate.”
— Early buyer, two-bedroom-plus-study, purchased at launch 2025
For a development of 358 units, the facilities list is generous. The tennis court is a notable inclusion that many competing mid-sized developments omit. The trade-off is that the co-working and communal spaces will need to be well-managed to avoid the underutilisation or degradation that plagues similar amenities in other developments. As Bloomsbury is still under construction (TOP 2029), the actual quality of these facilities remains to be verified at completion.
Unit Sizes & Layout
Bloomsbury Residences offers two- to four-bedroom configurations as its standard range, with select premium and flexi variants that include study rooms and utility spaces. The penthouse collection extends to five- and six-bedroom layouts for buyers seeking expansive living at the top of the 24-storey tower. All units are designed by ADDP Architects with an emphasis on efficient space planning and natural ventilation — large windows and cross-ventilation corridors are standard features across the range.
Pricing starts from $1.868 million, which positions the entry-level two-bedroom units at approximately $2,200–$2,600 psf depending on floor and facing. Higher-floor units in the 24-storey block command premium pricing for their unblocked views across the one-north parklands and toward the Southern Ridges. North-facing stacks benefit from Bukit Timah views, while south-facing units look toward Kent Ridge Park and the NUS campus.
As a new launch, unit fittings and finishes are specified but not yet delivered. Buyers should note that Qingjian Realty’s track record on fit-out quality has been mixed across their portfolio — some developments have drawn praise for value engineering, while others have attracted criticism for finishing standards. Inspecting the show flat carefully and comparing specifications against competitors is advisable before committing.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 179 | $2,516 | $1,645,027 |
| 2 BR | 35 | $2,476 | $2,238,714 |
| 3 BR | 76 | $2,532 | $2,713,026 |
| 4 BR | 9 | $2,614 | $3,713,667 |
| 5 BR | 1 | $2,700 | $5,753,700 |
Pricing & Market Position
Based on 300 recorded transactions, sale prices range from $1,339,570 to $5,753,700, averaging $2,060,605 (~$2,554 psf).
Price Appreciation
From 2025 to 2026, the average PSF has appreciated by 2.8% (from $2,506 to $2,577 psf).
Neighbourhood Comparison
In the one-north and Queenstown corridor, Bloomsbury Residences ($2,511 psf, 99-year from 2024) competes with several established and upcoming developments. Blossoms by the Park ($2,390 psf, 99-year) is the most direct comparison — a completed 275-unit development 330 m from Buona Vista interchange. Blossoms wins decisively on MRT access but offers fewer facilities and a smaller total unit count. Normanton Park ($1,864 psf, 99-year) provides resort-scale facilities across 1,862 units at a 25% discount, with Kent Ridge MRT access. Parc Clematis ($1,880 psf, 99-year) near Clementi MRT rounds out the value alternatives.
Bloomsbury’s differentiator is the integrated Shoppes concept, the 60+ facilities roster (including tennis court and co-working pods), and its position as the only residential tower within Mediapolis itself. For buyers who work in the precinct and prioritise on-site amenities over MRT proximity, Bloomsbury offers a self-contained lifestyle that none of its competitors replicate. For everyone else, the MRT gap is a persistent competitive disadvantage that the pricing has not yet discounted.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| BLOOMSBURY RESIDENCES | 99 yrs lease commencing from 2024 | 2025 | 358 | $2,554 |
| LANDED HOUSING DEVELOPMENT | Freehold | 2021 | 156 | $1,842 |
| NORMANTON PARK | 99 yrs lease commencing from 2019 | 2021 | 1,840 | $1,866 |
| PARC CLEMATIS | 99 yrs lease commencing from 2019 | 2021 | 1,450 | $1,888 |
| ELTA | 99 yrs lease commencing from 2024 | 2025 | 501 | $2,556 |
| FABER RESIDENCE | 99 yrs lease commencing from 2025 | 2025 | 399 | $2,158 |
Lease Decay Analysis
The 99-year lease runs from 2024, meaning approximately 2 years have already been consumed. Roughly 97 years remain — still comfortably within the range where most banks will offer full financing without restrictions.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~97 years | Full bank financing available |
| 2054 | ~69 years | CPF usage still unrestricted for most buyers |
| 2063 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2083 | ~39 years | Significant financing restrictions for next buyer |
| 2123 | Expiry | Lease reverts to state |
For a buyer purchasing today with a 10-year horizon (exit around 2036), the lease situation is essentially a non-issue — you’d be selling a property with ~87 years remaining, which is still very bankable. The risk profile changes for longer holds.
ShiokNest Scores
Our proprietary scoring system evaluates BLOOMSBURY RESIDENCES across multiple dimensions.
What Residents Say
“We bought at launch because we both work in Mediapolis — my husband at Infinite Studios and I at a biotech firm in Biopolis. The idea of walking to work through park connectors instead of fighting the morning MRT crowd was the clincher. Yes, the MRT is about a kilometre away, but we barely use it. For us, this is a lifestyle purchase.”
— Early buyer, three-bedroom, purchased 2025
“I compared Bloomsbury against Blossoms by the Park and ultimately chose Bloomsbury for the facilities — the tennis court, the co-working pods, and the bigger pool area. But I won’t pretend the MRT distance doesn’t bother me. On rainy days, the walk to Commonwealth station is going to be unpleasant. If they deliver on the shuttle service promise, that changes the equation entirely.”
— Early buyer, two-bedroom-plus-study, purchased 2025
“As an investor, I’m cautious. The $2,500 PSF entry price is steep for a development that’s a kilometre from the nearest MRT. One-north has strong rental demand, sure, but tenants will compare this against closer-to-MRT options. I’m banking on the Mediapolis precinct maturing and the Shoppes adding enough amenity value to justify the premium when it TOPs in 2029.”
— Investor-buyer, two-bedroom, purchased 2025
- Freshest 99-year lease in the resale market. With the 99-year tenure commencing 2024 and TOP in 2025, Bloomsbury Residences offers approximately 98 years remaining — effectively a brand-new leasehold profile that maximises CPF usability and bank financing headroom for the next two decades.
- CCL connectivity at one-north MRT. Roughly 350m to one-north station gives direct access to Buona Vista (EWL interchange), Holland Village, Botanic Gardens (DTL interchange) and the wider Circle Line loop — a network position better than most RCR projects at this price band.
- Media-tech and biomedical corporate catchment. Mediacorp, Biopolis, Fusionopolis, Mapletree Business City and the NUS campus form a dense employment cluster within walking and short-shuttle distance — this anchors rental demand from MNC professionals and academics. Investors can model the yield impact via our ROI Calculator.
- CapitaLand developer pedigree. Media Circle Development is led by CapitaLand, one of the tier-1 listed Singapore developers; resale buyers typically pay a modest brand premium for this lineage, which supports exit liquidity.
- RCR positioning with CCR-adjacent amenities. The one-north pocket benefits from Holland Village F&B, Star Vista mall and Rochester Commons within a five-minute drive — lifestyle infrastructure typically associated with CCR fringe locations per the SingStat retail catchment data.
- JTC masterplan supply discipline. The one-north precinct is JTC-planned with limited residential plot release, which structurally caps new supply versus generic RCR pockets — supportive of long-term resale pricing.
- New-launch absorption risk. At 358 units with TOP in 2025, the project is still in its initial occupation and resale cycle — subsale and early-resale listings may compete with the developer’s remaining inventory and nearby launches. Use our Compare tool against Lyndenwoods and Blossoms by the Park to benchmark stack pricing.
- one-north supply pipeline. Other Media Circle plots and adjacent Queenstown sites are in the URA pipeline; concentrated new launches in the precinct could cap resale upside during the 2026-2028 absorption window.
- ABSD impact for second-property buyers. RCR new-launch pricing at fresh-lease premiums means absolute quantum sits at a level where ABSD becomes material for upgraders and investors. Pressure-test the cash outlay via our ABSD Calculator before committing.
- Premium PSF on fresh-lease basis. The 98-year lease premium is real, but it also means entry PSF sits well above older RCR comparables — capital appreciation must outpace lease decay on those benchmarks for the premium to be justified over a 10-year horizon.
- Refinancing and TDSR sensitivity. Initial fixed-rate packages will reset within 2-3 years; buyers should stress-test using our TDSR Calculator and Refinancing Calculator against a +2% rate shock per current MAS guidance.
- Tenant concentration risk. The corporate catchment skews heavily toward media, biomedical and tech tenants — sector-specific downturns (e.g. tech layoffs, biomedical funding cycles) could compress rental absorption more sharply than broadly diversified RCR pockets.
Bloomsbury Residences fits buyers prioritising lease freshness, CCL connectivity and the one-north corporate catchment over heartland-style space. Owner-occupier professionals working at Mediacorp, Biopolis, Fusionopolis or NUS will find the walk-to-work proposition genuinely valuable — model the mortgage step against current rental outgoings via our Mortgage Calculator and Stamp Duty Calculator. Yield-focused investors should weigh the corporate tenant demand against the new-launch absorption window and ABSD friction; the 98-year lease underwrites long-hold strategies but compresses immediate yield optics. Couples considering decoupling to optimise stamp duty should pressure-test the math via our Decoupling Calculator, and upgraders should benchmark against staying in HDB by layering in our HDB Grant Calculator. The buyer best served here is a 10-year-plus holder who values lease freshness and CCL access over OCR-style pricing.
Bloomsbury Residences is a defensible RCR new-launch: 98-year fresh lease, CCL doorstep, one-north corporate catchment and CapitaLand pedigree. The trade-off is the new-launch absorption window, one-north pipeline supply and ABSD friction at this quantum. For 10-year-plus holders who prioritise lease freshness and walk-to-work corporate access, the premium is justifiable. For yield-led investors or short-horizon flippers, the math is tighter — run the numbers via our Cash Flow Calculator and Total Cost Calculator, and benchmark stacks against Lyndenwoods and Blossoms by the Park on the Compare tool before committing.