Blossoms By The Park
Blossoms by the Park arrived in 2023 as EL Development's flagship statement on the one-north frontier — a 275-unit boutique pitched directly at the Biopolis/Fusionopolis research-economy tenant pool rather than at the mass-market OCR audience. The 99-year tenure dates from 2022, giving the project a roughly 96-year lease runway as of 2026 that meaningfully outpaces the older 99LH stock in Buona Vista and Holland Village.
The site sits along Slim Barracks Rise, fronting one-north Park, with Buona Vista MRT (EWL + CCL interchange) and one-north MRT (CCL) both within practical walking distance. For buyers running the numbers, the practical question is whether the dual-MRT plus biotech-cluster catchment is enough to justify pricing that has tracked above the broader District 5 RCR benchmark since launch.
This review walks through tenure economics, the comparable-project triangle (Lyndenwoods, Faber Residence, and the broader one-north/Buona Vista cohort), the research-economy rental thesis, and the boutique-scale absorption math, before landing on a six-dimension scorecard.
Snapshot as of 2026-05 — figures above reflect publicly available URA/HDB data at the time of this editorial review (as of 2026-05).
Blossoms by the Park launched in 2023 with median pricing positioning it firmly in the RCR upper band — above the broader OCR Clementi cohort but below CCR Holland Village marks. Sub-sale and early resale activity from late 2024 has clustered comfortably in the upper-S$2,400–S$2,600 psf band based on URA Realis, putting the project in the upper quartile of District 5 condo pricing and the upper-middle band of RCR new-launch resale.
The pricing premium relative to older Buona Vista 99LH stock is partly the lease-runway story (96 years vs 70-something years on neighbouring projects) and partly the dual-MRT-plus-biotech-cluster catchment. Buyers running affordability scenarios should pressure-test these PSF assumptions using the affordability calculator and the mortgage calculator with current MAS TDSR rules, and revisit the post-cooling-measures math via the ABSD calculator for any second-property scenario.
The RCR pricing context matters here: per URA quarterly price index data, RCR non-landed prices have compounded at a healthier pace than OCR through 2023–2025, and Blossoms by the Park's resale trajectory has tracked that index with a modest brand-and-location premium.
Overview & Key Facts
Blossoms by the Park is a 275-unit mixed-use condominium developed by EL Development, rising 27 storeys from a compact site at 9 Slim Barracks Rise in the heart of Singapore’s one-north innovation district. Completed in 2023 on a 99-year lease from 2022, the development occupies one of the most strategically positioned residential plots in District 5 — sitting directly between the Buona Vista MRT interchange and the sprawling one-north business park that houses Biopolis, Fusionopolis, and Mediapolis. Ground-floor commercial units add a self-contained retail layer, while upper floors enjoy panoramic views across the one-north parklands and beyond.
One-north is often described as Singapore’s answer to Silicon Valley — a 200-hectare knowledge hub that employs over 50,000 researchers, entrepreneurs, and tech workers daily. For residents of Blossoms by the Park, this translates into a captive rental pool that few competing developments can match. The development’s plot ratio of 3.0 — the highest in this residential cluster — means that high-floor units in the single 27-storey tower command unblocked views in multiple directions, a significant advantage over lower-rise neighbours.
At a current average of $2,390 psf, Blossoms trades at a premium to nearby Normanton Park ($1,864 psf) and Parc Clematis ($1,880 psf), but the MRT interchange proximity and one-north address command that differential. The key question for buyers is whether the premium for a brand-new unit steps from an interchange station justifies the gap over larger, more established competitors in the Queenstown corridor.
Location & Connectivity
Location is the defining asset of Blossoms by the Park. Buona Vista MRT interchange — where the East-West Line meets the Circle Line — sits just 330 m from the front gate, delivering residents to Raffles Place in roughly 20 minutes and to Dhoby Ghaut in 15. One-north MRT on the Circle Line is 590 m away, giving the development a secondary station within comfortable walking distance. Few RCR condominiums anywhere in Singapore can claim two MRT stations within 600 m, one of which is a dual-line interchange.
The one-north precinct itself provides a walkable ecosystem of dining and amenities. The Star Vista mall is directly across Buona Vista station, offering a Cold Storage supermarket, food court, and retail shops. Rochester Mall and Timbre+ food hall are both under a ten-minute walk. For more comprehensive retail, Holland Village is one Circle Line stop away. Ghim Moh Market & Hawker Centre, a beloved local food destination, is an easy 15-minute stroll through the Nepal Hill park connector.
Schools in the vicinity lean toward international and tertiary institutions — Dover Court International School sits 800 m away and UWCSEA Dover 920 m. For local primary schools, Fairfield Methodist Primary is 1.16 km away, placing it just outside the coveted 1 km ballot priority. NUS and Singapore Polytechnic are both a short MRT ride away, adding student and faculty tenants to the rental demand pool. The walkability score of 73/100 reflects a genuinely pedestrian-friendly neighbourhood anchored by the one-north park network and commercial cluster.
Schools & Education
| School | Type | Distance |
|---|---|---|
| Dover Court International School | international | Within 1 km |
| United World College of South East Asia (Dover) | international | Within 1 km |
| Commonwealth Secondary School | secondary | Within 1 km |
| 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 |
Facilities
For a single-tower, 275-unit development, Blossoms by the Park delivers a sensible but not extravagant roster of facilities. The centrepiece is a 50 m lap pool that runs along the north-south axis of the site, flanked by a wellness pool, children’s play pool, and poolside cabanas. A fully equipped gymnasium, steam room, and yoga lawn serve the fitness crowd, while the function room, entertainment room, and BBQ pits handle social gatherings. A sky terrace on the upper levels offers an elevated vantage point across the one-north parklands and towards Bukit Timah.
The ground-floor commercial units — a handful of retail and F&B shops opening directly onto the public plaza — add a self-contained convenience layer that most pure-residential competitors lack. Residents can grab a coffee or pick up essentials without leaving the development, a small but meaningful daily convenience that complements the nearby Star Vista and Rochester Mall offerings.
“The facilities are well-proportioned for the number of units. The 50-metre pool is the standout — it never feels crowded. I do wish the gym were a bit larger, but the steam room is a nice touch you don’t always see in a development this size. The ground-floor shops are genuinely useful — having a cafe and minimart right downstairs saves a trip to Star Vista on lazy evenings.”
— Owner-occupier, two-bedroom, since TOP 2023
What the development lacks is the scale of its larger neighbours. There is no tennis court, no full-sized function hall, and no dedicated co-working space — amenities that the 2,000-unit Normanton Park and 1,468-unit Parc Clematis provide. For a boutique development, however, the facilities-to-unit ratio is competitive, and the intimate estate feel means shorter lift waits and less crowding at peak hours.
Unit Sizes & Layout
Blossoms by the Park offers a mix of one- to four-bedroom configurations spread across its single 27-storey tower. Unit sizes are typical of recent RCR new launches — compact but efficiently planned, with predominantly regular, squarish layouts that minimise wasted corridor space. Kitchens come fitted with branded appliances and engineered stone countertops, while bathrooms feature wall-hung vanities and rain showers. Ceiling heights are a standard 2.8 m for most floors, with penthouse and select levels receiving additional height.
Higher-floor units are the crown jewels. Because Blossoms sits on the highest-plot-ratio site in the residential cluster (3.0), units above the 20th floor enjoy unblocked views toward both the north (Bukit Timah ridge) and south (Kent Ridge and the Southern Ridges). Lower floors face into the one-north park connector greenery, which provides pleasant tree-canopy views but limited distance vistas. The single-tower design means only four to six units per floor on typical levels, reducing the corridor-sharing that plagues large developments.
A notable trade-off is the compact balcony sizing — EL Development has maximised indoor floor area at the expense of outdoor space, which suits the air-conditioned Singapore lifestyle but disappoints buyers who value al fresco dining areas. Storage is also limited in the smaller configurations, a common shortcoming in new-launch RCR developments.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 73 | $2,478 | $1,573,288 |
| 2 BR | 100 | $2,457 | $2,014,390 |
| 3 BR | 76 | $2,428 | $2,770,013 |
| 4 BR | 25 | $2,376 | $3,582,840 |
Pricing & Market Position
Based on 274 recorded transactions, sale prices range from $1,298,000 to $3,751,000, averaging $2,249,566 (~$2,385 psf).
Price Appreciation
From 2023 to 2026, the average PSF has declined by 1.8% (from $2,443 to $2,400 psf).
Neighbourhood Comparison
In the District 5 RCR corridor, Blossoms by the Park ($2,390 psf, 99-year from 2022) competes with three established neighbours: Normanton Park ($1,864 psf, 99-year) is a 1,862-unit mega-development with resort-scale facilities and its own MRT proximity via Kent Ridge station, offering a 22% lower entry price but significantly higher density. Parc Clematis ($1,880 psf, 99-year) delivers 1,468 units near Clementi MRT with the advantage of the Clementi town centre ecosystem. The upcoming Elta ($2,557 psf) at Clementi Avenue 1 trades at a further premium but is closer to Clementi MRT.
Blossoms’ competitive moat is the combination of Buona Vista interchange access and the one-north address — a pairing that no competitor replicates. Normanton Park and Parc Clematis offer better value per square foot and larger facilities rosters, but neither sits within 400 m of an interchange station nor benefits from the same captive professional-tenant ecosystem. For buyers who prioritise location precision over space and scale, Blossoms occupies a niche that the larger developments cannot match.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| BLOSSOMS BY THE PARK | 99 yrs lease commencing from 2022 | 2023 | 275 | $2,385 |
| 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 2022, meaning approximately 4 years have already been consumed. Roughly 95 years remain — still comfortably within the range where most banks will offer full financing without restrictions.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~95 years | Full bank financing available |
| 2052 | ~69 years | CPF usage still unrestricted for most buyers |
| 2061 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2081 | ~39 years | Significant financing restrictions for next buyer |
| 2121 | 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 ~85 years remaining, which is still very bankable. The risk profile changes for longer holds.
ShiokNest Scores
Our proprietary scoring system evaluates BLOSSOMS BY THE PARK across multiple dimensions.
What Residents Say
“I work at Fusionopolis and my commute is literally a seven-minute walk through the park connector. That alone justified the purchase. On weekends, Star Vista and Holland Village are both within easy reach. The building is quiet — most residents are professionals, and the 275-unit size means you actually recognise your neighbours.”
— Owner-occupier, one-bedroom-plus-study, since 2023
“We moved from a larger condo in Clementi and the trade-off was space for convenience. The unit is smaller than what we had, but having Buona Vista MRT three minutes away and the kids’ international school within walking distance makes the morning routine so much easier. The ground-floor cafe has become our weekend ritual.”
— Family of four, three-bedroom, since 2024
“I bought a two-bedder here as a rental investment. Tenant demand has been excellent — the one-north address practically markets itself to expat professionals on relocation packages. My concern is whether the $2,400 PSF holds up against Normanton Park at $1,864 just down the road. For now, the rental income is solid, but the capital appreciation story is less certain.”
— Investor-owner, two-bedroom, tenanted since 2024
Three risks dominate the downside scenarios for Blossoms by the Park owners.
1. Boutique-scale facility load. At 275 units, the project is small enough that pool, gym, function-room, and BBQ-pit utilisation can feel crowded during peak weekends and school holidays. Maintenance fees on a 275-unit base also amortise across fewer households than at mid- or mega-developments, meaning the per-unit monthly contribution tends to sit at the higher end of the District 5 range. Buyers should benchmark the maintenance number against comparable boutique projects before committing.
2. one-north supply pipeline. The 2024–2027 GLS and en-bloc pipeline for the one-north/Buona Vista corridor includes Lyndenwoods and additional Slim Barracks Rise sites. New launches at fresh 99-year leases will benchmark against Blossoms by the Park and could pressure resale spreads in any given quarter — look up District 5 transaction density on the price heatmap to size the absorption load before committing.
3. ABSD and cooling-measure exposure. RCR pricing puts most stacks comfortably above the S$1.5M quantum threshold where second-property ABSD bites hardest, and the foreigner-buyer share of one-north tends to run above the national average given the research-economy tenant pool. Run any second-property scenario through the ABSD calculator and the cash flow calculator before underwriting an investment thesis.
Lease-decay risk is muted given the 2022 fresh tenure — the project will not approach the SSD-relevant 60-year mark until well into the 2060s, but buyers planning a 15- to 20-year hold should still factor it into exit pricing using the lease decay calculator.
Blossoms by the Park is a structurally premium RCR boutique development with a credible EL Development pedigree, a fresh ~96-year lease, and a dual-MRT catchment anchored by the one-north research economy. The pricing premium versus older Buona Vista 99LH stock is data-supported on lease-runway and catchment grounds; the premium versus comparable one-north launches like Lyndenwoods is tighter and more contestable.
For owner-occupiers prioritising MRT access (Buona Vista EWL+CCL interchange and one-north CCL), proximity to NUS, INSEAD, and the Biopolis/Fusionopolis employment cluster, and a fresh 99-year lease runway, Blossoms by the Park screens well. For investors, the boutique-scale facility load, the one-north supply pipeline, and ABSD exposure are the binding constraints — 3.0–3.6% gross is the realistic range, with depth concentrated in 1- and 2-bedroom stacks.
Our six-dimension scoring framework treats Blossoms by the Park as a stronger-than-average RCR boutique project, with the lease-runway, developer-pedigree, and dual-MRT-plus-biotech-catchment scores carrying the bull case and the boutique-scale facility load and one-north supply pipeline tempering enthusiasm. Compare your shortlist directly using the comparison tool before committing.
Editorial review based on public URA/HDB data as of 2026-05. Not financial advice. Verify with MAS-licensed advisor.
The most instructive comparison set for Blossoms by the Park is the cohort of recent and upcoming one-north/Buona Vista 99LH launches, with Lyndenwoods and Faber Residence as the primary triangulation points.
- vs Lyndenwoods (Slim Barracks Rise, one-north): Direct one-north neighbour and the closest apples-to-apples comparable on tenure, lease vintage, and biotech-cluster catchment. Lyndenwoods sits on a similar GLS-tender lineage and competes directly for the same research-tenant pool; absorption and PSF benchmarking between the two is the cleanest available read.
- vs Faber Residence (Faber Hills, District 5): Same district but further from one-north and the Buona Vista MRT interchange. Faber Residence offers a quieter residential setting at typically lower PSF, with the trade-off being weaker rental-yield depth from the research-economy tenant pool.
- vs older Buona Vista 99LH stock: The lease-runway gap is the dominant variable — Blossoms by the Park's 96-year remaining lease is a structural premium versus 70-something-year leases on older neighbouring projects, which matters meaningfully on a 15- to 20-year hold using the lease decay calculator.
Run a side-by-side using the comparison tool to stress-test PSF, yield, and lease-decay assumptions against your target hold period.
- District: 5 (one-north / Buona Vista / Pasir Panjang), RCR
- Tenure: 99 years from 2022 (~96 years remaining as of 2026)
- Units: 275 across a single boutique block
- TOP: 2023
- Developer: EL Development (Buona Vista) Pte Ltd and EL Development (one-North) Pte Ltd
- Tender context: 2022 GLS site at Slim Barracks Rise, one-north precinct
- Unit mix: 1-bedroom to 4-bedroom, weighted toward 1- and 2-bedroom stacks aligned with the research-tenant pool
- Nearest MRT: Buona Vista (EWL + CCL interchange) and one-north (CCL), both within walking range
- Key institutional anchors: Biopolis and Fusionopolis (one-north research cluster) within ~1km; National University of Singapore ~2km; INSEAD Asia Campus adjacent to one-north
- Source: URA Realis transaction archive for transacted pricing
The rental thesis for Blossoms by the Park rests on three legs: the Biopolis/Fusionopolis research-economy tenant pool (biotech, pharma, tech R&D, and government research agencies clustered in one-north), the NUS staff/postgraduate cohort, and the INSEAD Asia Campus and broader Buona Vista/Holland Village expatriate spillover.
Gross yields on 1- and 2-bedroom stacks have been trending in the 3.0–3.6% range based on observed rental contracts versus median resale PSF — consistent with RCR norms and supported by the depth of the research-tenant pool. The rental yield calculator can model your specific stack and floor, and the cash flow calculator handles the post-financing math after TDSR-compliant servicing.
One nuance: research-economy demand skews heavily toward smaller units (studio, 1-bedroom, 2-bedroom) on shorter 12- to 24-month leases tied to research grants and postdoctoral cycles. Yield depth in the 3- and 4-bedroom segment thins materially and should be modelled separately if your stack falls there. MOM expat pass data remains the structural backdrop, with the one-north EP/SP composition skewing higher-skilled than the islandwide mix.