Hudson Place Residences New Launch Condo Review (Media Circle Parcel A) – Worth Investing ?

Article to be constantly updated to reflect latest information released by developer

• 27 Jan 2026 – Fundamental research completed based on final land bid price
• 28 Jan 2026 – Target launch date schedule on Apr 2026

Is Hudson Place Residences worth considering as an investment ?

For context, this is a documentation of our research process investigating the investment viability of Hudson Place Residences. The call to research was triggered by several enquiries coming in from our clients.

From a high level overview, these are important question that you must answer as an investor before committing to a purchase

• 1. What is the locational strength and weakness for this project ?
• 2. Where is future resale buyer demand coming from ?
• 3. What are the competing developments, competing for the same buyer’s demand ?
• 4. What competitive edge does Hudson Place Residences possess ?
• 5. What are the key risks involved when investing in Hudson Place Residences ?
• 5. Are there better projects in 2026 that can offer better risk vs reward ?
• These questions set the high level objective for this article, we will address each of these questions in detail. 

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1. Tax Optimisation – Finding the most tax optimised strategy for investment minded property owners to procure a second property
2. Research – Analyst by trait, Operator of our own dual property portfolio by experience. We pride ourselves for conducting profit focused, practical research to help our clients and readers shortlist investment property and validate purchase decisions.

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Basic Project Information

Hudson Place Residences is the second out of four developments to be launched in the Media Circle area. The first development launched was Bloomsbury Residences, which saw a moderate take-up rate of about 25.1%, with 90 out of 358 units sold on launch day.

Developer’s Track Record

The developer for Hudson Place Residences is the same developer behind Bloomsbury Residences. It also possesses a reliable track record, having developed mega development Jadescape as well as several notable EC projects like Altura EC and Tenet EC.

Location Analysis

We have now entered an important section that you must pay close attention to if you are seriously considering purchasing a unit at Hudson Place Residences. 

The location of this development sets the context for key discussions around where future resale buyers will come from, the competing supply it will face, the risks that follow, and the level of competitive advantage we should demand before making a purchase.​

Locational attributes within the immediate Media Circle vicinity

We will start our analysis by looking within the immediate Media Circle vicinity. From a competing development standpoint, as mentioned earlier, at its final state there will be four developments launched in this area. 

The first is Bloomsbury Residences, the second is Hudson Place Residences, and the remaining two plots of land have not been successfully bidded out at the point of writing.​

It is important to note that all four developments, including Hudson Place Residences, are not located within walking distance of the nearest One-North MRT station. Hudson Place Residences is located about 1.04 km away from One-North MRT, roughly a 15-minute walk. 

While it is easy to discount Hudson Place as an investment opportunity purely because of its distance from the MRT, we do not agree with that conclusion. From our experience and research, we have seen multiple developments deliver very healthy returns despite not being within immediate walking distance of an MRT station, and we will establish this point in a later section.

Hudson Place Residences – Media Circle Parcel A

Media Circle is not a typical residential neighbourhood

The second important takeaway is that Media Circle is not your typical residential neighbourhood like River Valley, Queenstown or Clementi. 

This means there is no intrinsic HDB or private condo upgrader base within the immediate vicinity that you can naturally tap on as future resale buyers. 

To resell your new launch unit in the Media Circle area, you will have to rely on demand coming from other residential districts in Singapore, rather than from within the estate itself.​

We will elaborate more on this in the buyer demand analysis section, where we break down who your most likely future buyers are and whether that demand pool is deep and sustainable enough to support a profitable exit.​​

Competitive cluster extends beyond Media Circle into Kent Ridge and Buona Vista

The third important point to note is that, in your course of researching Hudson Place Residences, much of the discussion and sales pitch you come across will likely be heavily centred on the Media Circle area itself. 

However, from the lens of a future resale buyer, if they are willing to consider Media Circle as a location, they will almost certainly also be looking at the wider Kent Ridge and Buona Vista area.

This exposes Hudson Place Residences to a very different and arguably stronger set of competitors. Lyndenwoods, located right next to Kent Ridge MRT with a sheltered or short-walk connection, is an important competing development to pay attention to. 

Extending further out towards Buona Vista MRT, developments such as One North Eden, Blossoms by the Park and The Hill @ One-North, all relatively new projects with TOP dates around 2025–2029 and within walking distance of Buona Vista and/or One-North MRT. These developments are also competing developments that we must factor into our analysis.

Case in point: to validate whether Hudson Place Residences is a good investment property. We will need to validate if Hudson Place has an edge over these 2 clusters of competitors. 

To avoid beating around the bush, for Hudson Place Residences to compensate for its lack of MRT proximity, it will have to position itself as the most affordable option vis-à-vis Lyndenwoods, One North Eden, Blossoms by the Park, The Hill @ One-North, and similar developments in the surrounding clusters.

Location Analysis – Hudson Place Residences – Comparable Development Surrounding One North MRT Buona Vista MRT

Is not being located near an MRT a deal breaker for Hudson Place Residences?

No, definitely not. From our previous analysis, we have tracked multiple developments that have delivered above-average returns despite not being located within walking distance of an MRT station.

Twin Vew, which is located roughly 1.5 km away from Clementi MRT, is one such example, generating an average profit of about 320,266 across all unit types. Similarly, Principal Garden, located about 0.7 km away from Redhill MRT, generated an average return of around 322,844 across all unit types. The common thread across these developments is that they offered investors an attractive entry price, allowing owners to position their units as more affordable alternatives within their respective neighbourhoods.

From a resale buyer’s perspective, especially for those who drive, using the same budget to purchase a larger, more spacious and liveable unit slightly further from the MRT, instead of a smaller unit right next to the station, can be a very compelling trade-off.

New launch developments that performed well despite being located far away from MRT station

Demand Analysis

We will use this section to understand the demand-side equation for Hudson Place Residences, with the goal of identifying where the future stream of resale buyer demand is likely to come from. 

As mentioned earlier, because Media Circle is a working district dominated by offices rather than a conventional residential housing estate, there is no intrinsic HDB or condo upgrader pool within the immediate vicinity that you can naturally tap on as future buyers.​​

Instead, buyer demand is likely to come from three key sources. Coincidentally, when we researched another new launch, Narra Residences, we observed a similar demand-side pattern where buyers were effectively “imported” from neighbouring or better-known residential districts.​

#1 – Spillover demand from buyers who cannot afford key developments in Clementi

Consider the case of a married couple with no kids who have just sold their HDB flat in Clementi for a healthy profit but are unable or unwilling to pay the current prices for condos in Clementi, across developments like Elta, Clavon and Parc Clematis.

One potential path is to widen their search radius and start considering developments in the Buona Vista, Media Circle and Kent Ridge area instead.

For such buyers, especially those who drive and want to optimise for unit size while keeping the overall quantum manageable, Hudson Place Residences can emerge as an option to consider. A way to stay relatively close to Clementi and one-north while stretching for a larger, more liveable unit.​​

#2 – Spillover demand from buyers who cannot afford key developments in Queenstown

A similar dynamic applies in Queenstown. If you are not constrained by factors such as your child’s school and you drive to work, but you are unwilling to pay a premium for projects like Penrith or Stirling Residences, you may start to look slightly further out. 

In this scenario, a more affordable RCR option in Media Circle, such as Hudson Place Residences, can surface as a logical alternative that balances city-fringe access with a lower entry price.​

#3 – First-time PR buyers who previously rented in the Media Circle / Buona Vista area

A common psychological bias in property buying is that people tend to revert to places they are already familiar with when choosing where to purchase their next home. 

This is particularly relevant for first-time PR buyers who have spent years renting in the Media Circle or Buona Vista area and have grown accustomed to the commute, amenities and lifestyle.

When these tenants eventually obtain PR status and are ready to buy their first property in Singapore, it is natural for them to shortlist options such as Lyndenwoods and Hudson Place Residences.

Location Analysis – Hudson Place Residences – Comparable Development Surrounding One North MRT Buona Vista MRT

Validating resale buyer demand for the Media Circle / Buona Vista area

Given that Media Circle is an emerging district, there are not many comparable residential developments that can be used as a clean proxy for resale buyer demand. The two closest developments we can reference are One-North Eden, which TOP-ed in 2024, and Normanton Park, which TOP-ed in 2023. Each of these points to an interesting insight about buyer demand in the area.

Insight #1 – Normanton Park provides buyer acceptance for developments that are not near MRT

Normanton Park is located about 1.2 km away, roughly a 16-minute walk, from Kent Ridge MRT. Yet it has generated an above-average annualised capital gain of 4.4%, exceeding the commonly referenced 3% benchmark. On an absolute basis, it has produced an average profit of 336,508 per unit and an average profit of 91,083 per year.​

This offers data-backed validation that there is indeed buyer demand for relatively affordable developments that are not located within immediate walking distance of an MRT station, as long as the value proposition and entry price are compelling.

Insight #2 – One-North Eden

One-North Eden is located within walking distance of Buona Vista / one-north MRT. The key point to note is that its resale units are currently transacting in the region of about 2,389 psf for 2-bedroom units and about 2,332 psf for 3-bedroom units, with respective average quantum of roughly 1.7 million for a 2-bedroom and 2.7 million for a 3-bedroom.

By market standards, this is not low-priced; in fact, it shows that there is a pool of buyers in the Buona Vista area who are prepared to pay a high price for units there. This, in turn, provides some validation that spillover demand will come from buyers who are unwilling to pay such premiums at One-North Eden and will instead consider a more affordable unit at Hudson Place Residences.​

Resale Performance for Development Comparable to Hudson Place Residences

Supply Analysis

We will use this section to highlight the key competition in the area and the comparable inventory that will be competing for resale buyer attention by the time Hudson Place Residences obtains TOP.​

Three competitive clusters to consider for Hudson Place Residences

As an overview of competitive supply, we see three main clusters that will compete with Hudson Place Residences for future resale buyers.

Cluster 1 – Immediate competing developments in the One-North / Media Circle area

This cluster comprises the immediate projects around One-North MRT and Media Circle: Bloomsbury Residences with 358 units, Hudson Place Residences with 327 units, and the two upcoming GLS parcels, which are estimated to yield around 1,000 units in total. 

Given that Hudson Place Residences is expected to launch at a similar or lower price point than Bloomsbury Residences, we do not see this immediate cluster as the main threat from a price-competition standpoint.​

Cluster 2 – Developments around the Kent Ridge MRT area

It comprises Lyndenwoods, which is located within walking distance of Kent Ridge MRT, and Normanton Park, which is already known for its relatively affordable overall quantum. Lyndenwoods has 343 units, while Normanton Park has 1,862 units. 

This is the key competitive threat for Hudson Place Residences.

Cluster 3 – Developments around the Buona Vista area

The third cluster comprises developments around Buona Vista MRT such as One-North Eden, Blossoms by the Park and The Hill @ One-North, which are generally positioned at a higher price point. 

Given that these projects are priced higher, it is crucial that Hudson Place Residences be priced meaningfully lower to create a clear, visible affordability appeal for resale buyers who are willing to compromise slightly on MRT proximity in exchange for a lower quantum and larger, more liveable units.​

Cluster 1 – Immediate competition (new developments around One‑North MRT)

Cluster 2 – Comparable (new developments around Kent Ridge MRT)

Cluster 3 – Comparable (new developments around Buona Vista MRT)

Validating supply dynamics in the One-North / Buona Vista area

Similarly, we will use One-North Eden and Normanton Park as proxies to evaluate the supply–demand situation in this broader belt. 

By mapping the average monthly resale transaction volume against the number of active sale listings on major property portals, we do not see any immediate signs of a supply glut for One-North Eden. 

However, we do observe potential signs of oversupply pressure for mega development Normanton Park.

Specifically for Normanton Park, the surplus appears most pronounced in the smaller unit types — 1-bedroom and 2-bedroom units show higher listing counts relative to their monthly transaction volumes.

One North Eden – Supply Analysis – Benchmark for Hudson Place Residences

Normanton Park – Supply Analysis – Benchmark for Hudson Place Residences

Unit Type Analysis

In this section, we will dissect the resale performance of comparable developments One-North Eden and Normanton Park to understand which unit types are likely to be optimal for the Media Circle area. 

The initial assumption is that the Media Circle, one-north and Buona Vista area primarily targets dual-income couples with no kids, which would imply that larger 3-bedroom units might struggle to find resale demand.​

However, the data tells a different story. For both One-North Eden and Normanton Park, resale demand has been very healthy across the board, from smaller 1-bedroom units all the way to larger 4-bedroom units.

This suggests we should not dismiss larger formats prematurely.

One North Eden – Average Annualised Capital Gain and Profits

Normanton Park – Average Annualised Capital Gain and Profits

What is the best unit type to get for Hudson Place Residences?

The best unit type to get for Hudson Place Residences would be a reasonably sized 2 bed 2 bath unit and a reasonably sized 3 bedroom compact unit. 

Given that launch price is favourable, these unit types appeal to our earlier mention of spillover buyer demand from small families and dual income couples with no kids who are looking to purchase affordable city fringe condo units for upgrade.

What is the exit strategy for Hudson Place Residences?

The optimal exit strategy must satisfy the following factors in order of importance.

1. The unit must be procured at an advantageous entry price. It must not only be priced competitively against Bloomsbury, it must possess a price advantage against developments like Lyndenwoods.
2. Its unit size must be compact and efficient. To further ensure the most competitive purchase quantum, the unit must not be oversized and its overall purchase quantum must be lower than Lyndenwoods.
3. Larger liveable units targeting couples without kids. Go for optimally sized 2 bed 2 bath, 2 bed plus study and 3 bedroom compact units that offer liveability but maximise affordability. 

Case in point, the unit procurement must be well positioned to fulfil the proposition of affordable city fringe living.

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Land Bid Price Analysis

For the uninitiated, land bid prices form the base cost of a new launch condo. Land that is secured at a lower price by developers can often be passed on as a lower launch price in favour of buyers; the opposite is also applicable. 

The developer’s interest in future land bids around the area, and the final land bid price secured for these adjacent parcels, is equally important, because a higher land bid price means future developments around the area are likely to be sold at a higher value, which in turn helps to push up the price of your development. 

On the negative side, if a future land parcel is sold at a lower cost, the risk of a future development being launched at a lower price than your development and pushing down your eventual selling price should also be noted.

Hudson Place Residences’ land plot – Media Circle Parcel A is secured at a lower final bid price than Bloomsbury Residences

Media Circle Parcel A, the GLS land that Hudson Place Residences sits on, was secured at 1,037 psf ppr, which is lower compared to the land price for Bloomsbury Residences.

 Given this lower land cost, developer Qing Jian would, in theory, have the leeway to launch Hudson Place Residences at a lower launch price as compared to Bloomsbury Residences. 

However, this remains uncertain and, in our view, somewhat improbable, as Bloomsbury Residences was also developed by Qing Jian, and it is not in Qing Jian’s favour to undercut its own earlier development in terms of pricing.

Risk of lower land value for surrounding land plots

Having said that, a similar situation can happen to Hudson Place Residences. The future land plots around it can also be secured at a lower price by Qing Jian or by another developer, which may then undercut Hudson Place Residences in terms of launch price. 

This remains a notable risk, as tender results for the adjacent land plots in the Media Circle area have so far shown lukewarm interest from developers, increasing the possibility of lower winning bid prices. 

Refer to the table below for further commentary.

Land Bid Price Analysis – Hudson Place Residences vs Other Land Plots in Media Circle

Estimated Launch Price

Referencing the final land bid price, we derive the land breakeven price to be at $2,052 and marking up by a 10% to 20% profit margin, we derive an estimated launch price to be within the range of $2,257 psf to $2,462 psf.

Price Benchmarking

If there is one analysis within this article that we would call out as the most important, it would be this one — identifying the benchmark prices that future resale buyers will be comparing Hudson Place Residences to. 

From what we have established in our research so far, the key value proposition for Hudson Place Residences revolves mainly around pricing. 

Hence, it is crucial to ensure that you enter at the right price; a slip-up here would mean you lose your competitive advantage against developments like Lyndenwoods, One-North Eden and Normanton Park.

Using Lyndenwoods as upper bound – enter below Lyndenwoods’ price

Lyndenwoods Residences is located next to Kent Ridge MRT, and from a future resale buyer’s perspective, they will naturally benchmark units at Lyndenwoods against units at Hudson Place Residences. 

While it is not an absolute deal breaker, entering at a price and purchase quantum below that of Lyndenwoods helps you build a clear competitive proposition. 

During the resale process, when your unit TOPs, your sales agent will then be able to position your unit as the more affordable alternative to Lyndenwoods.

Lyndenwoods – Historical Average Price and Purchase Quantum as benchmark

What is a good entry price for Hudson Place Residences ?

Working towards an ideal advantageous entry price, an entry price that can position your unit as the more affordable alternative to Lyndenwoods and other equally new developments in Queenstown like Penrith and Elta in Clementi.

Referencing our earlier Lyndenwoods prices in the table above, we establish the entry price guide as follow

• 2 Bedroom – aim to enter below $2350 psf
• 3 and 4 Bedroom – aim to enter below $2400 psf

Should you invest in Hudson Place Residences or Should You Wait ?

Caught in a dilemma, wondering if you should go for Hudson Place Residences or wait out for Thomson Grand ?

Leverage on external perspectives to help cover blind spots by iterating the pros and cons of each development.

Looking to purchase a unit in Hudson Place Residences as a second property ?

Check out the following article for more insights on how to avoid ABSD

• Decoupling Property Singapore – The Complete Guide 
• How to buy a second property in Singapore without ABSD ?

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