Hudson Place Residences

Bottom Line

Project Snapshot

The Media Circle site is part of the broader one-north business park ecosystem, designed for tech, media, and biomedical clusters. The simple thesis: buyers are paying for one-north proximity at a discount to more convenient D05 peers, not buying MRT convenience.

The land cost of S$1,037 PSF PPR positions this as a mid-tier entry point within District 05, below projects closer to Buona Vista MRT interchange but above outer-fringe West RCR developments.

Location & Connectivity

1. MRT Access: Multiple Stations, None Within 800m

Commonwealth MRT (EW20) sits approximately 1.08km away (about 14 minutes on foot). One-north MRT (CC23) is approximately 1.12km, Kent Ridge MRT (CC24) approximately 1.19km, Queenstown MRT (EW19) approximately 1.2km, and Buona Vista MRT Interchange (EW21/CC22) approximately 1.66km. For daily rail commuters, this is a bus-to-train or shuttle-to-train arrangement, not walk-to-platform lifestyle.

2. Verified Commute Times to Key Nodes

Using Dijkstra-computed journey times from the nearest MRT station including walk time: approximately 25 minutes to Raffles Place (CBD), 27 minutes to City Hall, 29 minutes to Bugis, 30 minutes to Marina Bay (all via Queenstown MRT), and 23 minutes to Jurong East via Commonwealth MRT. These are minimum-path estimates and may vary by ±5 minutes during peak hours. Actual door-to-desk time includes the initial shuttle or bus leg.

3. Primary School Proximity: One Within 1km, Two Within 2km

New Town Primary School is approximately 890m away, qualifying for MOE primary school distance priority within the 1km band. Fairfield Methodist School (Primary) is approximately 1.38km and Queenstown Primary School approximately 1.44km, both within the 2km distance band for MOE Phase 2B/2C priority. Tanglin Trust School (international) is approximately 542m and Global Indian International School (Queenstown Campus) approximately 686m, but these do not confer MOE Phase 2B/2C priority for local primary registration.

4. Retail and Lifestyle

Geneo is approximately 1.07km, Queensway Shopping Centre approximately 1.09km, Anchorpoint Shopping Centre approximately 1.24km, Alexandra Central approximately 1.29km, and Rochester Mall approximately 1.55km. This is not a high-density amenity cluster. Residents rely on neighbourhood cafes, business park F&B, and a short drive or cycle to larger malls.

5. Commercial Component: Onsite Retail at Hudson Plaza

The project includes approximately 400 sqm of commercial and retail space at Level 1, branded as Hudson Plaza. Expect a small convenience cluster: minimart, cafe, laundromat, and perhaps one or two service providers. It provides daily essentials and morning coffee at lobby level but won’t replace proper supermarkets or wet markets.

6. Access to Nature and Open Space

The site is adjacent to the Media Circle business park zone, which is lower-density and greener than typical high-rise HDB estates. The broader one-north precinct incorporates green corridors and cycling paths—a quieter, campus-like environment, not a high-traffic heartland estate.

Sales Performance

Hudson Place Residences has moved 204 out of 327 units since launch on 16 May 2026, achieving 62% take-up in approximately 2.3 weeks. The URA caveated median PSF stands at S$2,463, based on 201 transactions, with a range of S$2,253 to S$2,672. Average velocity is approximately 88 units per week during launch, healthy for a 327-unit mid-sized project.

The transacted median of S$2,463 compares to the District 05 all-condo median of S$2,205 (2,075 transactions), positioning Hudson Place approximately 12% above the district baseline due to new-launch status, modern fittings, and one-north proximity. However, it remains below District 05 freehold comparable Terra Hill (S$2,690 median), and below higher-priced 99-year leasehold peers like Penrith (S$2,794 median), ELTA (S$2,613 median), and Bloomsbury Residences (S$2,562 median).

The remaining 123 units are distributed across all bedroom types: 51 two-bedroom units (28% of 2BR stock unsold), 27 three-bedroom units (38% unsold), and 41 four-bedroom units (60% unsold). Penthouses and six-bedroom units remain largely untouched. Buyers today have meaningful choice, particularly in the 4BR Suite + Flexi category.

HDB Upgrader Catchment

The Clementi and Queenstown HDB catchment shows median resale prices of S$430k for 3-room flats, S$965k for 4-room flats, S$1.17M for 5-room flats, and S$1.14M for executive flats over the past 24 months. Year-on-year growth ranges from 3.6% for 3-room units to 15.7% for 5-room units. Typical equity estimates: S$200k to S$350k for 3-room sellers, S$350k to S$500k for 4-room sellers, and S$500k to S$700k for 5-room sellers.

The quantum entry point for Hudson Place starts from S$1.67M for a 2BR unit (source-conflicted; confirm latest developer pricing), placing it within reach of 5-room upgraders with S$500k to S$700k equity and strong loan eligibility. However, the gap requires significant additional borrowing and higher household income to satisfy TDSR limits. This is feasible for dual-income, high-CPF-balance couples, not median HDB households.

Unit Mix & Pricing

Comparables

Hudson Place’s median of S$2,463 positions it below Bloomsbury Residences (S$2,562), the most direct comparable in Media Circle, offering approximately 4% PSF discount. Against LyndenWoods (S$2,465), Hudson Place is at parity.

The discount to ELTA (S$2,613), Penrith (S$2,794), and Terra Hill (S$2,690) reflects MRT distance and reliance on shuttle or bus connectivity.

Key Strengths

1. Sub-S$2.5M Quantum for 2BR and Small 3BR Units

Pricing delivers sub-S$2.5 million entry for 2BR and some 3BR configurations—the affordability threshold for many HDB upgraders and first-time private buyers. At S$1.67M to S$1.86M for 2BR (source-conflicted; verify), this is among the most accessible new-launch pricing in District 05, undercutting Bloomsbury and offering parity with outer-fringe RCR projects.

2. Live-Near-Work Value Proposition for One-North Workforce

For professionals in Fusionopolis, Biopolis, Mediapolis, or one-north business park, the project offers reverse commute advantage. Residents can cycle, e-scooter, or take a short bus ride to office in under 10 minutes. The developer’s shuttle service (first year post-completion) mitigates MRT distance for own-stay buyers prioritising office proximity over train convenience.

3. Onsite Commercial Component Adds Daily Convenience

The approximately 400 sqm Hudson Plaza retail space provides minimart, cafe, and service retail at lobby level—material convenience for daily essentials, reducing friction of living in a business-park precinct with less dense amenity infrastructure.

4. Joint Venture Developer Consortium With Track Record

The project is by Media Circle Alpha Development Pte. Ltd., a joint venture involving Qingjian Realty (South Pacific) Group, Forsea Holdings, CYZ Land, and Jianan Capital. Qingjian has an established Singapore residential and construction track record, while the broader consortium provides capital depth and project-execution support. For buyers, the practical point is to review the developer track record, construction timeline, and finishing specifications before committing.

5. Modern Fittings and Two-Tower, Mid-Sized Layout

Two towers of 15 and 23 storeys, designed by P&T Consultants. At 327 units, this is mid-sized, avoiding density challenges of 600+ unit mega-projects while delivering critical mass for facilities and maintenance. Unit layouts prioritise efficient, modern design, maximising usable space.

Questions You Should Be Asking

1. Can You Accept the MRT Distance Trade-Off?

The nearest MRT is approximately 1.1km away—a 14-minute walk or bus/shuttle ride. This is not doorstep-MRT. Buyers relying on daily rail commutes need to factor in the initial bus leg or private transport. The developer’s shuttle is marketed for first year post-completion only, so you need a sustainable long-term plan: public bus services, cycling, or private vehicle.

2. How Will the Media Circle Precinct Evolve Over the Next Decade?

The one-north master plan delivered Fusionopolis and Biopolis, but Media Circle residential cluster remains nascent. Amenity density is lower than mature estates, relying on business-park F&B rather than traditional wet markets and hawker centres. The bet is on continued corporate tenant build-up, improved transport links, and gradual lifestyle infrastructure. If the precinct stalls or corporate tenants relocate, rental demand and resale liquidity could soften.

3. What Is the Holding Period Risk Under the Extended SSD Regime?

Effective 4 July 2025, the SSD holding period for private residential properties purchased on or after that date is extended to four years: 16% (within 1 year), 12% (within 2 years), 8% (within 3 years), 4% (within 4 years). The 4-year SSD period applies from purchase/acquisition date, so buyers should confirm their exact SSD expiry date before planning an exit. If market conditions weaken or rental yields compress, you cannot exit cleanly within the SSD window without absorbing punitive tax costs.

4. Is the Rental Yield Attractive for Investors?

District 05 typically delivers gross yields of 3.0% to 4.0%, but new launches command premium PSF reducing initial yield by approximately 0.4%, giving realistic gross yield range of 2.6% to 3.4%. At S$2,463 median PSF, assuming a 2BR rents for S$3,500 to S$4,000 per month, gross yield is approximately 2.8% to 3.2%. Defensible for own-stay buyers valuing capital appreciation, not compelling for pure-yield investors who can achieve 3.5% to 4.0% in outer OCR estates or older RCR stock.

5. How Much Choice Remains Across Unit Types?

As of 1 June 2026, 123 units remain. The 2BR category has 51 units left (28% of 2BR stock unsold), 3BR has 27 units left (38% unsold), 4BR has 41 units left (60% unsold). The 4BR Premium is nearly sold out (one unit left), while 4BR Suite + Flexi remains relatively available. Buyers have meaningful selection across stack, orientation, and floor level, but best-positioned units within each category are likely taken.

6. Will Upcoming Supply in District 05 Compress Pricing?

District 05 has seen significant upcoming supply from recent GLS awards and new launches. If multiple large projects launch within the next 18 months, buyer attention may fragment, slowing absorption for Hudson Place’s remaining inventory and potentially compressing resale pricing in the 2030-2032 period—a market-timing risk for buyers planning to exit within five to seven years post-TOP.

Who Is This For

Good fit:

• Professionals working in Fusionopolis, Biopolis, Mediapolis, or broader one-north business park cluster who prioritise office proximity over MRT convenience.
• HDB upgraders with S$500k to S$700k equity from 5-room or executive flat sales, strong dual-income household cash flow, and ability to meet TDSR limits for S$1.67M to S$2.43M quantum.
• Own-stay buyers who value quieter, campus-like environment with lower residential density, onsite commercial retail, and cycling infrastructure over high-density heartland amenities.
• Families targeting New Town Primary School (890m) for MOE distance priority, with realistic expectations around balloting odds.
• Investors with seven- to ten-year hold horizon who believe one-north precinct will mature, accept four-year SSD lock-in, and can tolerate modest initial rental yields of 2.6% to 3.4%.
• Buyers who prioritise sub-S$2.5 million quantum and modern fittings over freehold tenure or integrated MRT developments, willing to trade MRT walking distance for PSF savings versus Bloomsbury Residences or ELTA.

Not ideal for:

• Buyers requiring doorstep MRT access or who cannot rely on bus connectivity, private transport, or cycling for daily commutes to CBD or other island nodes.
• Investors seeking gross rental yields above 3.5% or immediate cash flow, as new-launch pricing in District 05 compresses yield below OCR or older RCR benchmarks.
• Families needing immediate, high-density amenity infrastructure like wet markets, large supermarkets, and hawker centres within 500m, as Media Circle is business-park precinct with lower retail density.
• Short-term holders or flippers who cannot absorb the four-year SSD holding period, as purchases after 4 July 2025 incur punitive stamp duty if sold within the SSD window.
• Buyers prioritising freehold tenure or resale liquidity premiums, as 99-year leasehold stock typically trades at 10% to 15% discount to freehold comparables in same district.
• High-net-worth buyers seeking large, trophy units above S$5 million, unless specifically targeting six-bedroom penthouses with private lift, which remain largely available and require bespoke valuation analysis.

Review Date: June 2026

Agent: Joe Chow | CEA Reg No.: R072635C
Agency: SRI Pte Ltd | Licence: L3010738A
Contact: +65 8098 0916

This review is based on publicly available data and official URA transaction records. It is not financial advice. Verify all details with the developer before making purchase decisions.