One-north Eden

Overview & Key Facts

One-North Eden is a boutique 165-unit mixed-use development at 8 & 10 Slim Barracks Rise in District 5, completed in 2024 by One North Development Pte Ltd — a joint venture between TID (Hong Leong Group) and Mitsui Fudosan, Japan’s largest real estate company. The 99-year leasehold site (from 2019, approximately 92 years remaining) occupies 62,202 sqft and comprises two residential towers of 13 and 15 storeys with six ground-floor commercial units designed for F&B and retail.

What makes One-North Eden distinctive is not its size but its address. It sits within the one-north innovation district — Singapore’s 200-hectare master-planned science, technology and research hub conceived by Zaha Hadid Architects. The precinct houses Biopolis (biomedical sciences), Fusionopolis (infocomm and engineering), Mediapolis (media), and LaunchPad @ one-north (startups and incubators), collectively employing over 50,000 professionals. One-North Eden is one of only a handful of private residential developments within the precinct boundary, giving it a captive rental audience that most condominiums simply cannot replicate.

The developer pedigree is reassuring. Hong Leong’s track record includes The Avenir, Midtown Modern, and Leedon Green, while Mitsui Fudosan brings Japanese precision and has co-developed multiple Singapore projects with the group. Build quality at One-North Eden reflects this partnership: 2.9-metre ceilings throughout, branded Hansgrohe and Laufen bathroom fittings, V-ZUG kitchen appliances (Swiss-made), and a smart home system with face recognition at lift lobbies, digital locks, and smart air-conditioning controls. For a 165-unit boutique development, the finishing specification punches well above its price class.

Location & Connectivity

One-North Eden’s location is its headline feature. Buona Vista MRT — a major interchange station serving both the East-West Line and Circle Line — is approximately 450 metres away, or about a 5–7 minute walk. One-north MRT (Circle Line) is similarly close at roughly 480 metres. Having a dual-line interchange within walking distance is a genuine rarity in the RCR, and it means residents can reach Raffles Place in 20 minutes (EWL) or loop to Marina Bay via the Circle Line in under 25 minutes. For drivers, the Ayer Rajah Expressway (AYE) is accessible within minutes, placing the CBD roughly 15 minutes away in off-peak conditions.

The immediate neighbourhood is anchored by The Star Vista (a 100,000 sqft mall with Cold Storage, food court, and 5,000-seat theatre) and Rochester Mall, both within 500–700 metres. Holland Village, with its eclectic dining and nightlife scene, is one MRT stop or a 10-minute walk away. For healthcare, the National University Hospital (NUH) is under 2 km away. The daily-needs infrastructure — supermarkets, clinics, restaurants, banks — is comfortably within reach without a car, which is reflected in the development’s walkability score of 73/100.

The one-north precinct itself provides a surprisingly self-contained lifestyle. The ground-floor commercial units at One-North Eden add F&B convenience directly below residents’ homes. Timbre+, a popular hawker-style food hall, is a short walk away, as are several cafés and restaurants catering to the tech and research crowd. Nepal Hill and One North Park provide immediate greenery, and the broader Buona Vista area has benefited from steady government investment in public spaces and connectivity.

Schools & Education

Facilities

For a boutique development of just 165 units, One-North Eden delivers a facilities package that belies its compact footprint. The centrepiece is a full 50-metre lap pool — a feature that many 500+ unit developments fail to provide. At a ratio of roughly one lane per 20 units, this is genuinely usable for serious swimmers rather than the decorative plunge pools common in boutique projects. The aquatic cluster also includes a wading pool for children, a swim-up spa, floating pods, and a hydrotherapy pavilion.

The second-storey facilities deck (elevated above the commercial ground floor for privacy) houses a cantilevered gym with park views, a clubhouse with kitchen, a function room, BBQ pavilions, an outdoor fitness court, and a children’s nature playground. The landscaping integrates Ginger Bud Gazebos and a hammock lawn set against the greenery of Nepal Hill and One North Park, creating a resort-like atmosphere. A visual sky garden and relaxation alcove round out the communal spaces.

The smart home package is a cut above most new launches. Face recognition at lift lobbies, smart digital locks with fingerprint and mobile access, smart air-conditioning controls, surveillance cameras, smoke detectors, and smart parcel lockers come standard. Four-bedroom units additionally receive smart mirrors. These are not afterthought additions — the system is integrated and functional, reflecting the tech-savvy demographic One-North Eden targets.

The trade-off of 165 units is lower cost-sharing for maintenance. Monthly maintenance fees are somewhat higher per unit than mega-developments, which spread fixed costs across 500–1,000+ households. However, the boutique scale also means less crowding at facilities and a more intimate community atmosphere — a fair exchange for residents who value quiet enjoyment over resort-scale amenities.

Unit Sizes & Layout

One-North Eden offers 28 distinct floor plan types across 165 units, ranging from 517 sqft 1-bedroom + study apartments to 1,410 sqft 4-bedroom premium units. The unit mix is deliberately skewed toward smaller configurations to match the investor and young-professional demand profile: 24 units of 1-bedroom + study (517 sqft), 22 units of 2-bedroom (689 sqft), 48 units of 2-bedroom + study (764–797 sqft), 13 units of 3-bedroom compact (947 sqft), 26 units of 3-bedroom premium (1,119 sqft), 8 units of 4-bedroom compact (1,259 sqft), and 24 units of 4-bedroom premium (1,399–1,410 sqft).

The 2-bedroom + study configurations (48 units, nearly 30% of total) are the development’s workhorse. At 764–797 sqft, they are spaciously proportioned by current new-launch standards and offer genuine layout flexibility — the study can serve as a home office, nursery, or storage room. For the rental market, these units hit a sweet spot: large enough to command premium rents from expatriate professionals, compact enough to maintain healthy yield percentages.

Ceiling heights of 2.9 metres throughout — generous by current standards where 2.6–2.7m is the norm — give every unit an airy, expansive feel. Thirteen units across various types feature high voids in the living and dining areas, adding further spatial drama. Interior finishes include V-ZUG kitchen appliances (Swiss-made, a tier above the typical Bosch/Electrolux standard), Hansgrohe and Laufen bathroom fixtures, and engineered timber flooring in bedrooms.

Pricing & Market Position

Across 201 recorded transactions (all-time), sale prices range from $965,150 to $3,310,800, averaging $1,854,658.

Over the last 12 months, transactions averaged $2,379 psf.

Rents range from $3,500 to $10,400 per month across 128 rental transactions. Current rental yield sits at approximately 3.7%.

Rental Yield by Bedroom Type

Blended yield hides the spread between unit sizes — smaller units at ONE-NORTH EDEN typically rent harder per dollar of purchase price. The final column shows monthly rent per $100,000 invested, so unit sizes compare on equal capital:

Price Appreciation

From 2021 to 2026, the average PSF has appreciated by 20.2% (from $1,988 to $2,390 psf).

Neighbourhood Comparison

One-North Eden’s competitive set in District 5 includes several large-scale developments that offer different value propositions. Normanton Park (~S$1,865 psf) is the most frequently compared: a massive 1,862-unit development with extensive facilities, closer to Kent Ridge MRT and NUS. At roughly S$523 psf less than One-North Eden, Normanton Park offers better absolute value — but it is a fundamentally different product. Its mega-development scale means more rental competition within the compound, and its location lacks One-North Eden’s direct adjacency to the one-north tech precinct.

Parc Clematis (~S$1,884 psf) provides Clementi Town Centre convenience and a wider unit mix across 1,468 units. Again, the PSF discount to One-North Eden is significant (~S$504), but the rental demand driver is suburban family living rather than tech-professional proximity. For pure investment, One-North Eden’s higher PSF is offset by its stronger rental yield (3.72% vs. Parc Clematis’s ~3.1%) and faster tenant acquisition.

The new-launch benchmark is Elta (~S$2,557 psf), which represents the fresh-lease premium in the sub-market. At ~S$169 psf more than One-North Eden, Elta offers a newer lease start and contemporary design, but without One-North Eden’s unique positioning within the innovation district or its established rental track record.

The older One-North Residences (405 units, completed 2009) is the most direct locational comparator — literally adjacent at approximately 42.7 metres away. As a 16-year-old development, it trades at a discount to One-North Eden but with an older lease, dated finishes, and less competitive amenities. The rental yields between the two are comparable, making One-North Eden the preferred choice for buyers willing to pay the newer-build premium.

The broader investment context matters: with only ~4,000 private residential units in the wider one-north area serving 50,000+ workers, the supply-demand imbalance structurally favours landlords. Even with the two future government land parcels (Parcels A and B adding ~405 units), the residential density remains remarkably low relative to the employment base. This under-supply dynamic is One-North Eden’s strongest long-term competitive moat.

Lease Decay Analysis

The 99-year lease runs from 2019, meaning approximately 7 years have already been consumed. Roughly 92 years remain — still comfortably within the range where most banks will offer full financing without restrictions.

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 ~82 years remaining, which is still very bankable. The risk profile changes for longer holds.

ShiokNest Scores

Our proprietary scoring system evaluates ONE-NORTH EDEN across multiple dimensions.

What Residents Say

“Living here is incredibly convenient — I walk to work at Fusionopolis in 10 minutes. The ground-floor restaurants mean I don’t even need to leave the compound for dinner most nights. Star Vista and Holland Village are both walkable for weekends.”

— Tenant review via PropertyGuru

“The finishing quality is noticeably better than other new launches I viewed — the V-ZUG appliances and 2.9m ceilings make a real difference. The 50m pool is a genuine lap pool, not a decorative feature. For 165 units, the facilities are excellent.”

— Owner review via PropertyGuru

“Rented out my 2-bed+study within two weeks of TOP at $5,200. The tenant is a Google engineer — the demand from tech professionals is very real. Management maintains the common areas well.”

— Investor review via 99.co

Resident sentiment at One-North Eden coalesces around three themes: locational convenience (particularly for one-north precinct workers), above-average finishing quality for the price bracket, and strong rental uptake. The development’s tenant base skews heavily toward tech and biomedical professionals — expatriates working at companies like Google, Grab, Dyson, and A*STAR form the core rental demographic. This tenant profile is desirable: high-income, stable employment, and motivated to renew leases due to workplace proximity.

The recurring negatives are modest. Some residents note that north-facing units have closer-than-ideal sightlines to One-North Residences. A few have mentioned that the boutique scale means quieter communal areas — which is a positive for some but may feel under-animated for those accustomed to larger developments. The ground-floor commercial tenanting has been generally well-received, with F&B operators adding convenience rather than noise. Overall, the feedback pattern is consistent with a well-executed boutique development serving a targeted, high-quality resident base.

Strengths & Weaknesses

Verdict

One-North Eden occupies a narrowly defined but highly defensible niche: a boutique, well-finished condo in the heart of Singapore’s most important knowledge-economy precinct, within walking distance of a major MRT interchange. For buyers and investors targeting the tech, biomedical, and research professional rental pool, the location thesis is as close to self-evident as Singapore property gets. The 50,000+ workforce at one-north, the expanding Biopolis and LaunchPad ecosystems, and the 2026 Kampong AI initiative all point to sustained and growing rental demand.

The numbers bear this out. At an average PSF of ~S$2,388 with a gross rental yield of 3.72%, One-North Eden delivers stronger yield than most RCR new completions. Average monthly rent of S$5,256 reflects the premium that tech and biomedical professionals are willing to pay for the convenience of living within walking distance of their workplace. The 85% sell-through at launch (140 of 165 units in April 2021, at S$1,800–S$2,250 psf) demonstrated strong market conviction, and subsequent resale transactions at S$2,223–S$2,477 psf confirm healthy appreciation from launch pricing.

The PSF trend — $1,988 → $2,012 → $2,333 → $2,383 → $2,377 — shows a strong initial run-up followed by stabilisation around the $2,380 level. This plateau is not weakness; it reflects that the development has priced in its locational premium and is now generating returns primarily through rental income rather than speculative capital gains. For a 165-unit boutique project, this is a healthy and sustainable equilibrium.

The principal risks are well-defined. Two future government land parcels north of the site (Parcels A and B, ~405 units) will add rental supply to the immediate micro-market when developed, though the broader one-north workforce expansion should absorb additional units. The 99-year lease (92 years remaining from 2019) is adequate for full financing and decades of comfortable ownership, but buyers should be aware this is not a freehold play. And while the 165-unit boutique scale brings intimacy and quality, it also means a thinner resale market — when you sell, the buyer pool is narrower than at a 500-unit development.

Verdict: One-North Eden is a conviction buy for anyone who believes in the one-north precinct’s long-term trajectory — and Singapore’s multi-billion-dollar investment in the district makes that belief well-founded. It is not the cheapest entry point in D5, but it is arguably the most defensible. Own-stay buyers working in the precinct get an unmatched live-work proposition; investors get a rental asset with a deep, high-income tenant pool. The developer quality, smart-home integration, and 50m pool for 165 units are tangible daily-life bonuses that compound over years of ownership.