Hudson Place Residences
When 3,500 people queue over a long-weekend preview for a single 327-unit condominium, it tells you something meaningful about the address. Hudson Place Residences at Media Circle achieved exactly that in May 2026 — the strongest preview turnout recorded for any new launch in the one-north precinct — before going on to sell 201 units at an average of $2,458 psf on its opening weekend (as of 2026-05). That number is more than a marketing headline; it is a real-time signal that Singapore’s tech-corridor property thesis remains intact even as broader RCR market conditions grow more selective.
Hudson Place Residences sits on Media Circle (Parcel A), a 99-year leasehold plot released under the URA Government Land Sales programme and awarded to Qingjian Realty and Forsea Holdings at $1,037 psf ppr in early 2025. The development rises in two towers — Block 18 (15 storeys) and Block 20 (23 storeys) — above a commercial podium, straddling the boundary between District 5 (Pasir Panjang, Clementi, Hong Leong Garden) and the one-north innovation cluster. For buyers weighing the west-of-CBD corridor, this review draws on 195 URA REALIS transaction records and the wider neighbourhood context to give you an unvarnished verdict.
The framing question is straightforward: does Hudson Place Residences command its $2,458 psf average, or is the pricing a reflection of launch-day enthusiasm that secondary-market buyers will pay for? The honest answer is nuanced — the locational moats are real, the lease math requires discipline, and the buyer profile who wins here is specific. Read on.
Overview & Key Facts
HUDSON PLACE RESIDENCES is a 99 years leasehold condominium at MEDIA CIRCLE in District 5 (RCR), developed by .
Location & Connectivity
HUDSON PLACE RESIDENCES is located in District 5. Check the dashboard for full transport connectivity data.
Unit Mix & Pricing
| 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 |
Market Position
HUDSON PLACE RESIDENCES has recorded 195 sales at an average price of $1,981,770.
Ranks in the top 7% of condos in District 5 by average PSF.
Neighbourhood Comparison
| Condo | Tenure | Avg PSF | Sales |
|---|---|---|---|
| LANDED HOUSING DEVELOPMENT | Freehold | $1,845 psf | 6022 |
| NORMANTON PARK | 99 yrs lease commencing from 2019 | $1,866 psf | 1415 |
| PARC CLEMATIS | 99 yrs lease commencing from 2019 | $1,889 psf | 1398 |
| ELTA | 99 yrs lease commencing from 2024 | $2,555 psf | 403 |
| FABER RESIDENCE | 99 yrs lease commencing from 2025 | $2,158 psf | 380 |
One-north walkability is genuinely rare. The development sits within approximately 500–600 metres of one-north MRT (Circle Line) and roughly 800 metres from the Buona Vista interchange (EWL + CCL), giving residents access to the CBD in under 20 minutes without a car. A complimentary one-year shuttle bus connecting the development to one-north MRT (4 minutes) and Buona Vista MRT (5 minutes) softens the gap at TOP. Few RCR condos can claim a dual-line interchange at walking distance without the full CCR price premium — this is arguably the single most defensible locational advantage Hudson Place Residences holds (as of 2026-05).
The surrounding employment base is thick and growing. One-north hosts Biopolis, Fusionopolis, Mediapolis, and Launchpad, plus the INSEAD Asia campus and National University of Singapore within 2–3 km. Bloomsbury Residences, the direct comparable on the same Media Circle corridor, achieved $2,518 psf at a 78.2% take-up rate after its April 2025 launch — demonstrating that tenant-occupier demand from one-north-area professionals is real and not a single-launch anomaly (as of 2025-04). That tenant depth translates to lower void risk for investors and a tight rental market that buffers yield even through interest-rate cycles.
The Greater Southern Waterfront upswing is a multi-decade tailwind. The URA Master Plan designates the GSW — stretching from Pasir Panjang to Marina East — as one of Singapore’s largest long-horizon transformation zones. The Pasir Panjang Power District is slated to become a waterfront lifestyle precinct retaining its 1950s power station heritage buildings, and the Pasir Panjang Terminal will progressively relocate to Tuas by 2040, freeing several hundred hectares for mixed-use redevelopment (as of 2025-12). Buyers who hold a 15–20 year position in D5 are effectively buying an option on that land release. Use the Master Plan map to visualise the rezoning corridor around the development.
Unit mix skews toward practical middle-market sizes. The 2BR and 3BR layouts (646–1,453 sqft) form the core of the 327-unit count, with four-bedroom layouts running to roughly 1,890 sqft and five penthouses at up to 2,196 sqft. This is deliberate developer calculus — Qingjian and Forsea are pricing for the one-north professional renter as well as the owner-occupier, and the absence of shoebox 1BRs removes the cheapest-unit-anchors that depress a project’s average psf and rental yield over time. Check the cash flow calculator to model rental income against loan repayment at current SORA-linked rates before committing.
Land cost discipline leaves room for secondary-market appreciation. The winning bid of $1,037 psf ppr was approximately 13% below the $1,191 psf ppr paid by the same JV for their preceding Media Circle site. That margin typically flows partially to the buyer in the form of a more competitive launch price, and partially to the developer as profit buffer — either way, it reduces the risk of an “underwater launch” scenario where secondary-market prices immediately undercut the new-launch psf. The ROI calculator lets you stress-test IRR under different exit psf assumptions.
Leasehold decay is front-of-mind at this price point. At $2,458 psf on a 99-year lease, buyers are paying CCR-adjacent money for an RCR leasehold asset. The CPF Ordinary Account withdrawal rules tighten as leases drop below 60 years, and bank valuations typically begin to haircut properties once the remaining lease falls below 70 years — meaning the window for frictionless resale is shorter than it might feel at launch. Run the lease decay calculator to see how the CPF and bank-lending cliff affects your realistic exit window, particularly if you plan to hold beyond 25–30 years. The $2,458 psf average also means your absolute break-even (after Buyer’s Stamp Duty, legal fees, and agent costs) sits meaningfully above $2,600 psf on a nominal basis — a hurdle that requires either time or a renewed supply shortage to clear (as of 2026-05).
The one-north pipeline is not empty. Bloomsbury Residences (Media Circle Parcel B, 358 units) and any further GLS releases on the corridor will compete directly for the same tenant pool and eventual resale buyers. When two or three projects with comparable positioning exit their initial lease-and-sellout phase within a three-to-five year window, secondary-market pricing tends to lag the new-launch curve. This is not a structural flaw but a supply-cycle risk that buyers should factor into their holding-period assumptions. The District 5 analytics page tracks active supply and PSF movement for the area in real time (as of 2026-05).
Car-lite living is not yet fully baked. Despite the one-year complimentary shuttle service, the nearest MRT at one-north station is a real walk under tropical conditions — particularly challenging for families with strollers or elderly residents. The development sits in a precinct that is purposefully corporate in character: amenities (wet markets, hawker centres, primary schools) typical of a mature residential estate are sparser here than in Clementi or Holland Village. Families with young children or elderly parents should weight this carefully before anchoring to the on-paper MRT proximity figure.
Foreign buyer ABSD remains a significant entry cost. Singapore Citizens purchasing a second property face 20% ABSD; Permanent Residents purchasing a first property pay 5%; foreigners pay 60%. At a typical 3BR quantum of roughly $2.0–$2.4 million, ABSD alone adds $120,000–$1,440,000 depending on buyer profile. Use the IRAS ABSD rate table to confirm your applicable rate before modelling returns (as of 2026-05).
[
{
"persona": "Young professional couple (both working in one-north / CBD)",
"fit_color": "green",
"reason": "Ideal address match: dual MRT access, proximity to Biopolis/Fusionopolis employers, and 2BR unit sizes aligned to a dual-income household at this life stage. Lower entry quantum than CCR equivalents."
},
{
"persona": "HDB upgrader (first private purchase)",
"fit_color": "green",
"reason": "1% BSD on first purchase, no ABSD, and the 99-year lease is a standard product for HDB upgraders who are comfortable with leasehold. The one-north employment proximity reduces commute-risk if either partner works in the tech/biomedical cluster."
},
{
"persona": "Investor (rental yield focus)",
"fit_color": "amber",
"reason": "Tenant demand from one-north professionals is genuine, but the $2,458 psf entry price compresses gross yield toward 3.0%–3.5% against current market rents. Pencils better over a 10-year horizon if GSW land-release drives capital appreciation; yield-only short-hold thesis is thin."
},
{
"persona": "Family with school-age children",
"fit_color": "amber",
"reason": "The precinct is employment-dense rather than family-estate dense — primary schools and wet markets require a short drive or ride. Families who also work in the one-north corridor may find the trade-off acceptable; those prioritising mature-estate amenities will find D5 alternatives (Clementi, West Coast) more comfortable."
},
{
"persona": "Foreign professional (EP/S Pass holder)",
"fit_color": "amber",
"reason": "Location and international connectivity are excellent for expat tech-sector workers. However, the 60% ABSD for foreigners makes purchase uneconomical in most cases; renting within the development is the preferred route for this persona."
},
{
"persona": "Downsizer or retiree",
"fit_color": "red",
"reason": "The corporate-precinct character, limited nearby daily amenities, and car-lite positioning make this a poor fit for retirees seeking a community feel. The leasehold clock also reduces the appeal of a permanent forever-home position at this age bracket."
}
]
Hudson Place Residences earns its strong launch reception — but the case for buying is conditional on buyer type and holding horizon. For a dual-income professional household anchored in the one-north employment ecosystem, the address is hard to replicate at this price point: dual-line MRT proximity, a tenant-deep precinct, and a credible 20-year infrastructure story courtesy of the Greater Southern Waterfront transformation all argue for a premium. The 61.5% opening-weekend take-up rate (as of 2026-05) validates that market consensus agrees, which itself limits the prospect of a “distressed buy” opportunity in the secondary market for at least several years.
The cautious framing is reserved for investors who model short-hold yield or buyers who are extending to the upper limit of TDSR. At $2,458 psf on 99-year tenure, the margin for error is narrower than at comparable 2020–2022 launches. A holding period of 10–15 years minimum is the threshold at which the GSW land-release optionality begins to manifest meaningfully in capital values; buyers planning a 5-year flip face a tighter resale market. Use the total acquisition cost calculator and the mortgage calculator to verify your committed monthly outflow at the stressed SORA + 1% scenario before signing the OTP (as of 2026-05). MAS residential property loan guidelines cap TDSR at 55% — build your buffer above that, not up to it.
On balance: a considered buy for the right profile, a patient hold for those already in, and a deliberate pass for yield-first investors expecting near-term returns. The one-north story is not new — but the pace of GSW delivery from 2026 onward is meaningfully accelerating, and District 5 is structurally cheaper than the CCR corridor it borders. That spread will not persist indefinitely.
FAQ
What is the average PSF for HUDSON PLACE RESIDENCES?
Is HUDSON PLACE RESIDENCES freehold?
What is the rental yield for HUDSON PLACE RESIDENCES?
What are the primary schools in the vicinity?
New Town Primary School and Henry Park Primary School are among the schools within a 2–3 km radius, though proximity to primary schools is less of a defining characteristic for this precinct than it is for mature estates like Clementi or Buona Vista. Families prioritising Phase 2A registration distance should verify exact walking-distance calculations via the OneMap school-planning tool before shortlisting.
How does the 99-year leasehold affect long-term resale prospects?
At $2,458 psf on a fresh 99-year lease, the lease clock is not an immediate concern — the lease-decay CPF and bank-lending cliff typically bites when the remaining lease falls below 60–70 years, which is roughly 30–40 years from now. For a 10–15 year holding horizon, leasehold decay has minimal impact on resale liquidity. Buyers planning to hold beyond 30 years should model the CPF withdrawal restrictions that apply once the lease drops below 60 years. The lease decay calculator quantifies the bank-valuation haircut at different remaining-lease thresholds.
Sources & Next Steps
- HUDSON PLACE RESIDENCES Dashboard — Live charts and analytics
- URA REALIS — Official transaction data
- District 5 (Pasir Panjang, Hong Leong Garden, Clementi New Town) — District 5 neighbourhood guide
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
- Rental data: 0 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.