Hudson Place Residences: Cheap Land, Strong One-North Demand — But Did Buyers Get the Discount?
Hudson Place entered Media Circle with a much lower land cost than neighbouring Bloomsbury Residences and sold more than 60% of its homes on launch weekend. The key investment question is whether enough of that cheaper land was actually passed to buyers — or kept by the developer.
Hudson Place Residences · 18–20 Media Circle
Inside the Greater one-north innovation district, near Mediapolis and one-north MRT.
PUBLIC VIEW
BUY
SELECTIVELY
The project sold well — but not every unit is equally attractive.
Hudson Place launched at an average of about S$2,458 psf and sold 201 of 327 units over its first weekend. The project benefits from one-north employment demand and a land cost about 13% below Bloomsbury next door. But its average launch price was only slightly below Bloomsbury's launch average, so buyers did not receive the full land-cost discount.
1. Project Snapshot
| Project | Hudson Place Residences |
|---|---|
| Developer | Media Circle Alpha Development Pte. Ltd.; consortium led by Qingjian Realty and Forsea Holdings |
| Address | 18–20 Media Circle, District 5 |
| Tenure | 99 years from 10 June 2025 |
| Total homes | 327 |
| Built form | Two residential towers, about 15 and 23 storeys |
| Commercial component | Residential with commercial space at first storey |
| Site area | 7,629.7 sqm |
| Maximum GFA | 28,230 sqm |
| Launch | 16–17 May 2026 launch weekend |
| Launch performance | 201 homes sold, 61.5% take-up, average S$2,458 psf |
2. Why This Project Deserves Attention
What We Like
One-north employment base. URA describes Greater one-north as a major knowledge hub for technology, media, biomedical companies and higher-learning institutions.
Strong launch demand. More than 60% sold in the first weekend, with almost all buyers being Singaporeans and PRs buying mainly for own stay.
Cheap land relative to Bloomsbury. Hudson's site cost about S$1,037 psf ppr versus roughly S$1,191 psf ppr for Bloomsbury.
Useful unit sizes. Two-bedroom to four-bedroom family formats create a broad owner-occupier and tenant pool.
What We Need to Watch
Not a doorstep-MRT project. The one-north employment story is strong, but the project is not directly beside an MRT station.
Cheap land did not fully reach buyers. The launch average was only slightly below Bloomsbury's earlier launch average.
Media Circle supply is growing. URA is intentionally adding more homes, serviced apartments and amenities around Greater one-north.
Rental competition will rise. More housing and long-stay serviced apartments can deepen the area while also increasing tenant choices.
3. Understanding the Land Cost
URA awarded Media Circle Parcel A to the Qingjian/Forsea-led consortium for S$315 million. Based on the permitted GFA, the land rate works out to about S$1,037 psf ppr.
Neighbouring Bloomsbury Residences was built on land bought at roughly S$1,191 psf ppr. Hudson's land was therefore about 13% cheaper.
4. What Similar Homes Actually Sold For
| Project | Recent evidence | Why it matters |
|---|---|---|
| Bloomsbury Residences | ~S$2,564 psf average over the latest 12 months | Best direct Media Circle comparable; same developer group and immediate neighbour. |
| Hudson Place Residences | Launch average S$2,458 psf; current project page average around S$2,486 psf | The subject project's own buyer acceptance. |
| The Hill @ One-North | ~S$2,337 psf average over the latest 12 months | Completed/newer one-north comparison with better MRT convenience. |
| Blossoms By The Park | ~S$2,361 psf average over the latest 12 months | Another nearby one-north residential benchmark. |
Hudson sits between the cheaper Slim Barracks Rise projects and the more expensive Bloomsbury benchmark. That is reasonable. What matters now is unit-by-unit pricing rather than the headline project average.
5. Location and Transport: What Exists Today vs What Is Still Coming
Exists today: one-north's technology, media and biomedical employment base, Mediapolis, Buona Vista and one-north MRT stations, NUS and major research/education institutions nearby.
Still developing: URA's Greater one-north plan is bringing more homes, better transport connections and more recreational spaces. Studies are also ongoing on a Jurong Region Line extension to connect with the Circle Line at Kent Ridge.
6. Schools and Everyday Amenities
Hudson Place is near Tanglin Trust School, NUS, INSEAD and Anglo-Chinese School (Independent), while The Star Vista and Rochester Mall serve the wider Buona Vista/one-north area.
For an investor, the stronger story is not primary-school proximity. It is the combination of employment, education and professional tenant demand around one-north.
7. How Many Homes Will Compete With Us?
Competition already includes Bloomsbury Residences, The Hill @ One-North and Blossoms By The Park. URA also continues to plan additional housing and long-stay serviced apartments around Media Circle and Greater one-north.
This is positive for neighbourhood activity, but future buyers and tenants will have more choices. Hudson therefore needs to remain competitively priced against newer stock.
8. Who Is Likely to Buy Here Later?
The most realistic future buyers are one-north professionals, owner-occupiers working in the western business/research corridor, HDB upgraders and investors who value rental demand from the employment clusters.
The launch-weekend buyer profile is encouraging: about 99% were Singaporeans and permanent residents, and the developers said a large proportion bought for own stay.
9. What Could Go Wrong?
1. Buyers assume cheap land automatically means cheap units. The launch average shows that most of the land discount was not passed through.
2. More Media Circle homes and serviced apartments increase competition.
3. The MRT walk becomes a disadvantage versus Slim Barracks Rise projects.
4. Investor demand weakens if rental yield compresses.
5. Buyers overpay for high-floor or penthouse units because of views rather than future resale affordability.
10. Who Hudson Place Suits Best
Best suited to: buyers working around one-north, long-term investors focused on tenant depth, western-corridor owner-occupiers and buyers who can secure a unit at a meaningful discount to Bloomsbury.
Less suitable for: buyers who insist on doorstep MRT, very high rental yield, or premium units priced near/above Bloomsbury without a clear unit-specific advantage.
11. Our Public Conclusion
Hudson Place is a better investment proposition than its land cost alone suggests. The employment base is real, launch demand was healthy and nearby Bloomsbury provides a useful higher benchmark.
But the developer did not pass the full 13% land-cost saving to buyers. We would therefore avoid treating every remaining unit as automatically good value.
What AskAnnaLee keeps private
Our admin-only model contains the exact valuation, internal price ceiling, unit-size purchase ceilings, four-year scenarios, affordability test and decision rules. Those figures are deliberately not published.
Sources:
URA — Media Circle Parcel A tender award
URA — Greater one-north
EdgeProp Singapore — Hudson Place project data
EdgeProp Singapore — launch-weekend sales
The Business Times — Hudson Place launch performance
EdgeProp Singapore — Bloomsbury transactions
EdgeProp Singapore — The Hill @ One-North transactions
EdgeProp Singapore — Blossoms By The Park transactions
Source policy: government and established independent news/property data sources are used. Competing property blogs, agent sites and affiliate/new-launch portals are not used as investment authority.
Disclosure: This is an investment analysis based on evidence available at the research cutoff. Prices and availability can change. This is general information, not a formal valuation, financial, legal or tax recommendation.