One-north Residences
Overview & Key Facts
ONE-NORTH RESIDENCES is a 405-unit condominium sitting at the heart of Singapore’s one-north technology and biomedical hub in District 5. Developed by a joint venture between UOL Group, Kheng Leong Company, and Low Keng Huat, the development was completed in 2009 on a 99-year lease commencing from 2005. Designed to serve the knowledge-economy workforce clustering around Biopolis, Fusionopolis, and Mediapolis, it occupies a location that is genuinely unusual in the Singapore condo landscape — one where your neighbours are as likely to be research scientists and tech professionals as they are bankers or teachers.
The development’s 405 units are spread across four 24-storey towers along One-North Gateway. With an average transacted price of S$1,781,134 and a median of S$1,630,000 across 103 recorded sales, it sits in the mid-range for District 5’s Rest of Central Region (RCR) segment. At a trailing 12-month PSF of approximately S$1,590, it prices meaningfully below newer entrants like Normanton Park (S$1,865 psf) and Parc Clematis (S$1,884 psf) — though the lease differential is a growing factor in that gap.
What makes ONE-NORTH RESIDENCES distinctive is not the development itself but the ecosystem around it. The one-north masterplan by JTC Corporation has transformed this precinct into Singapore’s densest cluster of R&D facilities, tech companies, and media organisations. This generates a deep, self-renewing pool of tenants — reflected in the development’s 828 recorded rental transactions and an average monthly rent of S$4,373, yielding approximately 2.94% gross.
Location & Connectivity
ONE-NORTH RESIDENCES benefits from a transport network that punches well above the typical suburban condo. one-north MRT station (Circle Line) is just 420 metres away — a genuine 5-minute walk. More importantly, Buona Vista MRT interchange is 570 metres away, providing access to both the Circle Line and the East-West Line. This dual-station proximity is a significant advantage: residents can reach the CBD via the Circle Line (Bayfront in ~20 minutes) or Raffles Place via East-West Line, while the Holland Village lifestyle strip is one stop away.
Commonwealth MRT (0.93 km) and Kent Ridge MRT (1.13 km) are also within reasonable reach, giving the development four MRT stations within roughly a kilometre — an unusual density of rail access for an RCR location.
The surrounding one-north precinct provides a self-contained work-live-play environment. Biopolis houses over 50 biomedical research organisations. Fusionopolis clusters info-communications, media, and engineering firms. Mediapolis hosts Infinite Studios, media companies, and increasingly, tech start-ups. The StarHub headquarters and numerous MNCs are based here. For residents who work within the precinct, the commute can be measured in minutes on foot rather than in MRT stops.
Daily amenities are adequate without being spectacular. The Star Vista mall at Buona Vista provides a Cold Storage supermarket, food court, and retail options. Holland Village is one MRT stop or a short drive away for dining and nightlife. Rochester Mall and Park are within walking distance for casual dining. For more comprehensive shopping, Clementi Mall is two stops away on the East-West Line.
Schools & Education
| School | Type | Distance |
|---|---|---|
| Commonwealth Secondary School | secondary | Within 1 km |
| River Valley High School | secondary | Within 1 km |
| River Valley High School (JC) | jc | Within 1 km |
| Dover Court International School | international | Within 1 km |
| United World College of South East Asia (Dover) | international | ~1.0 km |
| Dulwich College (Singapore) | international | ~1.1 km |
| Queensway Secondary School | secondary | ~1.2 km |
| Global Indian International School (GIIS Queenstown) | international | ~1.2 km |
Facilities
For a 405-unit development completed in 2009, ONE-NORTH RESIDENCES offers a competent but not exceptional range of facilities. The amenity deck includes a 50-metre lap pool, a wading pool, a gym, tennis court, BBQ pits, and a function room. There is a sky terrace on the upper floors of certain blocks offering views of the surrounding one-north precinct and, on clear days, towards the Southern Ridges.
The landscaping is functional and well-maintained, with covered walkways connecting the blocks to the main facilities. A children’s playground caters to families, though the range is modest compared to mega-developments. The development is gated with 24-hour security and CCTV coverage.
Where ONE-NORTH RESIDENCES falls short is in the breadth of lifestyle amenities that newer developments now offer as standard. There is no co-working space, no dedicated yoga or pilates studio, no rooftop lounge, and no smart-home integration. For a development marketed to the tech-savvy one-north workforce, the facilities feel like they belong to a pre-smartphone era — competent but lacking the polish of 2020s competitors.
That said, the relatively small unit count (405 vs 1,800+ at Normanton Park) means facilities are less contested. Residents report that the pool is rarely overcrowded and the gym is accessible during peak hours without the queuing frustrations common in larger developments.
Unit Sizes & Layout
ONE-NORTH RESIDENCES offers a unit mix spanning 1-bedroom to 4-bedroom configurations, with a handful of penthouses. The layout efficiency is typical of mid-2000s design — generally more generous than post-2015 new launches, with less emphasis on maximising the number of units from the land plot.
Two-bedroom units provide workable living spaces with regular proportions. The 3-bedroom units are the sweet spot for families, offering separate living and dining areas that can comfortably accommodate a standard dining table — something that sounds basic but has become a luxury in newer developments where 3-bedrooms barely exceed 900 sqft.
Higher-floor units facing the one-north precinct benefit from views over the low-rise research campuses, with Fusionopolis and Biopolis’s distinctive architecture forming an unusual urban landscape. Units facing the opposite direction look toward the Dover/Portsdown area, which remains relatively low-rise. Both orientations are reasonably protected from future high-rise obstruction given the one-north masterplan’s emphasis on campus-style development with height controls.
Interior fittings are consistent with the mid-to-upper-market positioning of the original launch. After 17 years, most units will have undergone at least one round of renovation. Buyers should expect to budget for updates to bathrooms and kitchen fittings if purchasing an un-renovated unit.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 24 | $1,583 | $932,688 |
| 2 BR | 1 | $1,250 | $1,022,500 |
| 3 BR | 58 | $1,560 | $1,767,085 |
| 4 BR | 16 | $1,564 | $2,358,550 |
| 5 BR | 7 | $1,300 | $3,627,429 |
Pricing & Market Position
Based on 106 recorded transactions, sale prices range from $852,000 to $3,950,000, averaging $1,783,271 (~$1,585 psf).
Rents range from $2,300 to $10,800 per month across 838 rental transactions. Current rental yield sits at approximately 2.9%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 2.5% (from $1,465 to $1,502 psf).
Neighbourhood Comparison
The competitive landscape in District 5 has intensified significantly with new launches. Normanton Park (S$1,865 psf, 1,862 units, 99yr from 2019) offers a fresh lease, extensive facilities, and proximity to Kent Ridge MRT but is a larger, denser development. Parc Clematis (S$1,884 psf, 1,468 units, 99yr from 2018) has a Clementi location with strong school access but is further from the one-north precinct. Elta (S$2,557 psf) represents the new-launch premium at its most aggressive — a 61% premium over ONE-NORTH RESIDENCES on a psf basis.
One-North Eden is perhaps the most direct competitor — a 2022-TOP boutique development of 165 units within the same precinct, offering a fresh 99-year lease from 2019 and modern finishings. It commands a substantial premium but directly competes for the same tenant pool.
Faber Residence (S$2,155 psf) offers a freehold alternative in the broader Clementi-Buona Vista corridor. For buyers who can stretch to the premium, the freehold tenure eliminates the lease anxiety entirely — though the location is less convenient for one-north commuters.
The core question for buyers considering ONE-NORTH RESIDENCES versus these alternatives is whether the 15–60% psf discount justifies the 21 years of lease already consumed. For own-stay buyers with a defined holding period and a one-north workplace, it often does. For investors comparing purely on capital growth potential, the newer-lease alternatives likely win over a 10–15 year horizon.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| ONE-NORTH RESIDENCES | 99 yrs lease commencing from 2005 | 2009 | 405 | $1,585 |
| 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 2005, meaning approximately 21 years have already been consumed. Roughly 78 years remain — still comfortably within the range where most banks will offer full financing without restrictions.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~78 years | Full bank financing available |
| 2035 | ~69 years | CPF usage still unrestricted for most buyers |
| 2044 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2064 | ~39 years | Significant financing restrictions for next buyer |
| 2104 | 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 ~68 years remaining, which is still very bankable. The risk profile changes for longer holds.
ShiokNest Scores
Our proprietary scoring system evaluates ONE-NORTH RESIDENCES across multiple dimensions.
What Residents Say
“Fantastic location if you work in one-north or Buona Vista area. I walk to Fusionopolis every day in under 10 minutes. MRT access is excellent with both one-north and Buona Vista stations nearby. The pool is never crowded which is a huge plus.”
— Resident review, property forum
“We rented here for 3 years while working at Biopolis. The convenience is unbeatable for the one-north precinct. The downside is the development feels its age — facilities are basic compared to newer condos and the fittings in our unit needed updating.”
— Former tenant review
“Good for families with kids at the international schools nearby — Dover Court, UWCSEA Dover, and Dulwich College are all within easy reach. Star Vista has everything you need day-to-day. My concern is the lease — we bought knowing we’d hold for 5–7 years but I worry about the exit.”
— Owner review
The recurring themes across resident feedback are consistent: the location and transport connectivity draw strong praise, while the development’s age and relatively basic facilities are the primary criticisms. The international school proximity is frequently cited by expat tenants as a deciding factor. Lease concerns appear more prominently in owner comments than tenant reviews — understandably, since renters are insulated from the capital implications.
Strengths & Weaknesses
- Prime one-north tech hub location — walk to Biopolis, Fusionopolis, Mediapolis
- Dual MRT access: one-north (0.42 km) + Buona Vista interchange (0.57 km)
- Strong expat rental demand from precinct workforce — 2.94% gross yield
- International school cluster: Dover Court, UWCSEA Dover, Dulwich College all within 1.1 km
- Meaningful PSF discount (15–40%) vs neighbouring new launches
- Four MRT stations within ~1.1 km radius
- UOL/Kheng Leong developer pedigree — quality construction
- Low unit count (405) means less facility congestion than mega-developments
- Compact precinct with Star Vista, Rochester Mall, Holland Village nearby
- Circle Line connectivity to Marina Bay, Botanic Gardens, Holland Village
- 99-year lease from 2005 — only 78 years remaining, approaching 75-year CPF threshold
- CPF restriction imminent: crosses 75-year mark in approximately 3 years
- PSF dropped to $1,380 in most recent year — potential lease discount emerging
- Facilities are functional but dated — no co-working space or modern lifestyle amenities
- Interior fittings show age after 17 years — renovation budget required
- Profit score of 48 suggests limited capital appreciation potential
- En-bloc probability low (score 36) given lease position and unit count
- Competition from newer One-North Eden with fresh 99-year lease in same precinct
- Limited retail within immediate walking distance — reliant on Star Vista
Verdict
ONE-NORTH RESIDENCES is a location play, pure and simple. You buy here because you work in the one-north ecosystem, because you value the Buona Vista interchange, or because you want access to one of Singapore’s most reliable expat rental demand pools. The development itself is competent but unremarkable — it is the address that does the heavy lifting.
At S$1,590 psf, it offers a meaningful discount to neighbouring new launches: Normanton Park (S$1,865), Parc Clematis (S$1,884), and Elta (S$2,557). But that discount is not purely a bargain — it prices in a lease that is now 21 years consumed and approaching the 75-year CPF threshold. The 5-year PSF trend tells a nuanced story: S$1,505 → S$1,583 → S$1,580 → S$1,674 → S$1,380 in the most recent period. That year-5 dip to S$1,380 is notable and warrants investigation — it may reflect a small sample of lower-floor or smaller-unit transactions, but it could also signal the market beginning to price in the lease decay.
For owner-occupiers who work in the precinct and plan to hold for 5–10 years, the rental yield (~2.94%) and walk-to-work convenience remain genuine advantages. For investors focused on capital appreciation, the calculus is less comfortable. With 78 years remaining, every passing year makes the lease a more visible drag on pricing, and the crossing of the 75-year CPF threshold will likely thin the buyer pool further.
The ShiokNest Score of 56 — with a strong neighbourhood rating (8/10) and MRT access (8/10) but a weaker lease score (5/10) and investment outlook (59) — captures this tension accurately. This is a development you buy for the ecosystem, not for the asset trajectory.