Evaluating Hudson Place Residences through the investment lens

Hudson Place Residences is the newest condo to break ground in Media Circle amid the Greater one-north transformation. As many would agree, Media Circle is not a typical residential neighbourhood. This comes with several implications, including the absence of the upgrader base in the immediate vicinity that you can tap into as future resale buyers.

But does that automatically make the project less viable from an investment perspective? How does the first-mover advantage influence the long-term value of Hudson Place Residences?

If you’re still on the fence, these are likely the kinds of questions holding you back. Let’s take a closer look and unpack the answers.

A glance at the Greater one-north master plan

As one of Singapore’s key business parks, one-north has long been home to a strong mix of tech startups, biomedical firms, and research-driven companies. But the next phase of its growth looks set to be even more transformative, especially with plans for Singapore’s first AI hub to be located here.

With the country pushing towards an AI-led economy, this signals a new layer of demand and activity that could further elevate the area’s relevance. Alongside this, the latest Master Plan outlines a clear shift towards a more balanced live-work-play environment.

More housing is expected to be introduced, particularly in Dover-Medway and Mediapolis areas, supported by an increase in retail and dining options around. One example already in place is Geneo, a mixed-use development that opened in June 2023 near Kent Ridge MRT Station, bringing together office spaces with lifestyle offerings.

This push to inject more residential options in and around one-north has already taken shape. In 2025, three 99-year leasehold projects — Penrith, LyndenWoods, and Bloomsbury Residences — were launched in the area. Buyer response has been encouraging, with all three seeing healthy take-up rates.

In particular, Penrith, which benefits more from the established Queenstown, achieved an impressive 97% take-up rate at its launch in October 2025. Against this backdrop, Hudson Place Residences is likely to ride on similar market momentum, with expectations of steady interest from homebuyers and investors alike.

Hudson Place Residences’ positioning in Media Circle

Hudson Place Residences sits within Mediapolis, one of the eight districts that make up one-north. Once dominated by business parks and office buildings, Mediapolis is gradually evolving into a more complete mixed-use precinct with a growing residential presence. With its car-lite planning approach, the area is also expected to offer a more laid-back and tranquil environment compared to the busier parts of one-north.

The 327-unit development is backed by a consortium comprising Qingjian Realty, Forsea Holdings, CYZ Land, and Jianan Capital. It marks the second of four planned residential plots in Mediapolis, all zoned for residential use with commercial space at the first storey.

For Hudson Place Residences, the commercial component will eventually fall under the management of the MCST, which could help offset part of the estate’s maintenance costs over time, while adding more daily convinince for residents.

The first project to launch in Media Circle was the 358-unit Bloomsbury Residences in March 2025, also developed by a Qingjian-led consortium. At the time of writing, the development is about 85% sold, with average prices hovering around S$2,500 psf.

Two more GLS sites remain in the pipeline, expected to yield about 1,000 units in total. Of these two, Media Circle Parcel B, located just opposite Hudson Place Residences, drew attention when its tender closed in March 2025 without a single bid. This might suggest that developers are still calibrating demand and pricing expectations within this emerging residential pocket.

With its nature as a live-work-play district, the Media Circle cluster does create strong convenience for those working in one-north. The atmosphere for residents in general, however, could feel quieter and less lived-in outside office hours. This is something that may influence overall buyer demand today and, in turn, developer sentiment.

Even so, Qingjian and its partners’ move to secure the sites for both Bloomsbury and Hudson Place Residences points to an ambitious vision of shaping the future of Media Circle. It is quite similar to how GuocoLand has taken on a defining role in transforming Lentor Hills into a cohesive private residential enclave.

Not within walking distance to one-north MRT station

It is also worth noting that all four planned developments in Media Circle are not within walking distance of the one-north MRT station. Hudson Place Residences itself sits approximately 1.04 km away.

To further improve accessibility, the developers will provide a complimentary shuttle service to the MRT station for the first year after TOP. Any continuation of the shuttle service thereafter will be subject to the future MCST’s decision.

While this distance to the MRT may seem like a drawback in terms of investment, it does not determine future resale performance. Developments like Twin Vew in Clementi and Treasure at Tampines have still achieved healthy returns despite their lack of immediate access to MRT, and it is largely due to their attractive entry pricing.

Read more: Hudson Place Residences to benefit from the Greater one-north transformation

Price analysis: Is Hudson Place Residences attractively priced?

Hudson Place Residences’ price analysis is arguably the most important discussion here. With Qingjian and its partners setting the benchmark for new private homes in Media Circle, it is less likely that their own projects will end up competing directly against one another.

Hudson Place Residences, however, is expected to launch at a lower starting point than the current pricing benchmark set by Bloomsbury Residences, partly due to the lower land acquisition cost for the development.

Indicative prices at Hudson Place Residences are expected to start from above:

• S$1.4 million for a 2-bedroom unit
• S$2 million for a 3-bedroom unit
• S$2.7 million for a 4-bedroom unit

In PSF terms, this translates to around S$2,200 psf and above, which is still noticeably below the recent S$2,500–S$2,600 psf transactions seen at Bloomsbury Residences. Within the context of the emerging Media Circle enclave, this positions Hudson Place Residences as a relatively attractive entry point for buyers.

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There is also a timing advantage at play. Future launches in the area are likely to come in at higher price points, driven by rising land costs. Buyers entering Hudson Place Residences now are effectively getting in earlier, before these higher benchmarks filter through the market.

A clear example sits nearby in the Dover-Medway area. In March 2026, another Qingjian-led consortium secured the Dover Drive GLS site at about S$1,556 psf ppr. In comparison, the Hudson Place Residences site was acquired just a year earlier at S$1,037 psf ppr. That is a significant gap of around 50%, which highlights how quickly land values in this part of Singapore have moved.

Comparison with Kent Ridge and Buona Vista condos

Realistically, if you are considering Media Circle as a location, chances are you are also looking at the wider Kent Ridge and Buona Vista area. The same comparison will likely be made by your future resale buyer as well. As such, understanding how Hudson Place Residences compares against nearby developments is important in evaluating its investment appeal.

One key benchmark is LyndenWoods, which sits right beside Kent Ridge MRT with direct sheltered access to the station. Closer to Buona Vista, newer projects such as One-North Eden, Blossoms by the Park, and The Hill @ One-North all benefit from walking distance access to Buona Vista and/or one-north MRT stations.

Given its relatively weaker MRT connectivity, Hudson Place Residences will likely need to differentiate itself through pricing. In other words, it has to position itself as the more affordable option compared to these nearby developments. Below is the PSF range of these projects over the past 12 months:

Project	No of Units	TOP	PSF Range (S$)
Lyndenwoods	343	2029	2,192 – 2,700
One North Eden	165	2025	2,312 – 2,467
Blossoms by the Park	274	2029	2,248 – 2,489
The Hill @ One-North	142	2027	2,160 – 2,528

Good entry price for Hudson Place Residences

From an investment perspective, securing the right entry price will be crucial for Hudson Place Residences. In particular, buyers should pay close attention to LyndenWoods, as it is likely to be the project’s closest and strongest competitor in the future resale market given its newer profile and superior MRT connectivity.

Below are the average PSF prices achieved at LyndenWoods by unit type:

Unit Type	Avg PSF (S$)
2-bedroom	2,483
3-bedroom	2,437
4-bedroom	2,366

The goal here is not necessarily to match these projects feature-for-feature, but to ensure that Hudson Place Residences buyers today are entering at a price point comfortably below these earlier benchmarks at Lyndenwoods for a stronger margin of safety.

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Unit mix analysis: Which type is best for investment?

Unit Type	Size (sqft)	No of Units	% of Unit Mix
2-bedroom	646 – 689	183	55.96%
3-bedroom	893 – 1,055	71	21.71%
4-bedroom	1,152 – 1,432	68	20.84%
Penthouse	1,744 – 2,196	5	1.53%
Total		327	100%

At first glance, one notable detail about Hudson Place Residences is the absence of 1-bedroom units. In a district like one-north, where smaller units are traditionally viewed as the safer investment option, this suggests that the developers are intentionally positioning the project towards a different buyer profile.

Rather than catering mainly to pure investors, the focus appears to be on young couples, dual-income households, and small families. This also reflects changing market trends, where 2-bedroom units are increasingly becoming the preferred choice among homebuyers due to their stronger balance between livability and affordability.

The developers also shared that 1-bedroom units are no longer performing as strongly as they once did, contrary to the conventional belief that they are always the easiest units to move.

From an investment perspective, the 2-bedroom and compact 3-bedroom units likely stand out as the most attractive options at Hudson Place Residences. These configurations tend to appeal to a wider pool of future buyers, especially small families and upgrader households looking for relatively affordable city fringe homes near major employment hubs.

2-bedroom category

The 2-bedroom lineup consists of:

• A 646 sqft 2-bedroom Premium
• A 689 sqft 2-bedroom Premium + Study

Importantly, all 2-bedroom units come with two bathrooms, a layout feature that has become increasingly popular among buyers today due to its practicality for shared living arrangements.

The 2-bedroom Premium + Study unit, in particular, can be found in the showflat gallery. The study here is connected to the common bedroom through a Jack-and-Jill bathroom configuration, allowing the space to remain functional as both a study and a flexible guest area. Some internal walls can also be adjusted, giving owners a bit more flexibility with the layout over time.

Overall, the unit adopts a familiar dumbbell layout, which remains one of the more efficient formats for compact homes. The separation between bedrooms helps improve privacy, while the inclusion of an enclosed kitchen, balcony, study corner, and two ensuite-style bedrooms makes the unit practical for everyday living.

3-bedroom category

The 3-bedroom category comes in several configurations:

• 893 sqft 3-bedroom Deluxe
• 1,012 sqft and 1,023 sqft 3-bedroom Premium
• 1,055 sqft 3-bedroom Premium + Study

Collectively, 3-bedroom units make up about 22% of the project, giving buyers a decent range of layouts and sizes to choose from.

The showflat showcases the largest configuration. Unlike the dumbbell format seen in the 2-bedders, this 3-bedroom Premium + Study layout follows a more traditional T-shaped design, creating a clearer separation between communal and private spaces.

The unit includes three bedrooms, two bathrooms, a study, a balcony, and a split dry-and-wet kitchen setup. The wet kitchen also comes with a yard, WC, and home shelter, which adds practicality for family living.

The focus on this layout is more on functionality and the separation of spaces. The living and dining areas are clearly defined, while the bedroom corridor creates a greater sense of privacy, something many families still appreciate today.

From an investment standpoint, however, the compact 3-bedroom variants are likely the more appealing options. They balance affordability with genuine family appeal, which could become increasingly important in the future resale market.

Resale outlook for Hudson Place Residences

Without an existing upgrader base in Media Circle itself, resale demand will likely come from outside the immediate area. This could include buyers priced out of nearby estates like Clementi and Queenstown, families without school-going children who appreciate city living, as well as first-time PR buyers who are already familiar with the one-north or Buona Vista area through work or rental.

For now, there are limited direct comparables to gauge resale demand in the immediate area. That said, two nearby developments — Normanton Park (TOP 2023) and One-North Eden (TOP 2024) — offer some useful reference points.

Normanton Park sits about 1.2 km from Kent Ridge MRT. Despite this, the project has delivered an annualised capital gain of around 4.4% with average profits of around S$330,000. This suggests that buyers are willing to consider well-priced developments even if they are not within immediate walking distance to an MRT station.

On the other hand, One-North Eden benefits from its MRT connectivity. Recent resale transactions here see average prices of roughly S$1.7 million for 2-bedroom units and S$2.7 million for 3-bedroom units. These are not entry-level figures by any means, and are positioned well above Hudson Place Residences’ starting prices.

This pricing gap is where Hudson Place Residences could find its footing. Buyers who find key developments like One-North Eden too expensive may start to look towards more accessible options within the same broader district, creating a layer of spillover demand.

And given its early-mover position in Media Circle, Hudson Place Residences is likely to maintain a pricing advantage over future residential launches across the one-north and Dover-Medway precincts.

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