Hudson Place Residences vs Bloomsbury Residences: The Definitive One-North Condo Comparison 2026

1. Head-to-Head Snapshot: Hudson Place vs Bloomsbury Residences

Before diving deep, here is the essential data side-by-side so you can orient yourself immediately. Both projects share the same prestigious One-North address — Media Circle — but differ in scale, developer, pricing, and sales status.

The above table encapsulates the strategic fork: Hudson Place is positioned as the smarter-priced alternative with more potential upside if it launches below Bloomsbury’s benchmarks; Bloomsbury’s near-sellout at $2,200–$2,500 psf proves buyers are already willing to pay One-North pricing at scale.

2. Developer Track Records: Who is Building These Condos?

3. Price Analysis: The Hudson Land Cost Advantage Explained

The most consequential number in a new launch condo comparison is often the land bid — the price paid per square foot per plot ratio (psf ppr) by the developer at the Government Land Sale (GLS) tender. Lower land cost creates room for lower launch prices, higher developer margin, or both.

Hudson Place’s Land Cost: $1,037 psf ppr

Qingjian Realty and Forsea Residence secured the Media Circle site at a bid of approximately $1,037 psf ppr. This is a relatively competitive land rate for an integrated mixed-use residential site in a mature, well-connected precinct like One-North. To put this in perspective:

At $1,037 psf ppr, Hudson Place’s land cost is positioned in the middle of the RCR spectrum. Given that One-North commands a structural premium over typical RCR locations due to its proximity to major employment nodes and the MRT, this land rate represents meaningful value. Developers typically need a multiplier of 1.8x–2.2x on land cost to break even including construction, financing, and selling costs. Working backwards:

• Break-even range (1.9x–2.2x): approximately $1,970 – $2,280 psf
• Target selling range for profit: approximately $2,200 – $2,600 psf
• If Hudson launches at $2,000–$2,100 psf for smaller units, early buyers could benefit from below-market entry pricing

Bloomsbury’s Pricing: Market Already Validated

Bloomsbury Residences achieved $2,200–$2,500 psf across the majority of its 389 units sold. That ~78% take-up rate at those price points tells us three things:

1. The market accepts $2,200+ psf for One-North residential — this is now the floor, not the ceiling
2. Buyers are willing to pay a premium for a recognised developer pairing and quality product
3. The remaining ~22% unsold inventory may include premium-stacked or higher-floor units priced at $2,500 psf or above

For Hudson Place, this creates a strategic opportunity. If Qingjian launches select units at $2,000–$2,100 psf — leveraging their lower land cost — the perception of value versus Bloomsbury’s benchmark could drive immediate strong balloting.

4. Location Comparison: Media Circle, One-North MRT & Everything Around

Both projects share the same postcode precinct — Media Circle in One-North — which means they are, in essence, neighbours competing for the same tenant and buyer pool. This makes a granular location sub-analysis important.

One-North: Singapore’s Innovation District

One-North is a 200-hectare business park managed by JTC Corporation, purpose-built to cluster Singapore’s knowledge economy industries: biomedical sciences, infocomm technology, media, and engineering. The resident working population includes:

• Biopolis: Singapore’s biotechnology and pharmaceutical hub, home to A*STAR institutes, Pfizer, GSK, and dozens of life sciences companies
• Fusionopolis: Tech and media companies including Mediacorp, DSO National Laboratories, and Thales
• Mediapolis: Where both Hudson and Bloomsbury are located — Singapore’s media technology cluster
• Rochester Park / Buona Vista: Established F&B and lifestyle amenities, with Holland Village just 10 minutes away

MRT Connectivity

One-North MRT (CC23/EW23) sits at the intersection of two major lines:

Portsdown Road: Hudson’s Retail Advantage

One distinguishing feature of Hudson Place Residences is its position adjacent to the Portsdown Road commercial corridor. This established strip of F&B outlets, lifestyle businesses, and casual dining venues provides residents with immediate street-level amenity that feels organic and neighbourhood-like — distinct from the more campus-style commercial areas within Mediapolis itself. For families and couples who value walkability to dining and cafes, this is a tangible quality-of-life differentiator.

Schools & Education

The One-North location is served by reputable educational institutions at multiple levels:

• National University of Singapore (NUS) — Kent Ridge campus, 10 minutes by MRT
• Anglo-Chinese School (Independent) — Buona Vista, within the One-North catchment area
• Fairfield Methodist Primary & Secondary — Buona Vista
• INSEAD Asia Campus — One-North, for graduate-level education
• Singapore Polytechnic — Dover, 10 minutes

For expatriate professionals working in One-North’s multinational companies, proximity to international schools in the Buona Vista–Holland Village belt (Dover Court, UWC Dover, Tanglin Trust) is also a strong pull factor for the rental market.

5. Unit Mix & Layout Comparison

Both Hudson Place and Bloomsbury Residences are mixed-use developments, which means the residential component sits above or alongside commercial/retail podiums. This is consistent with JTC’s Mediapolis master plan, which requires developments to include media or technology-related commercial uses at the lower floors.

Hudson Place Residences: 327 Units

With 327 residential units across the development, Hudson Place is a boutique-to-mid-sized condo by Singapore standards. The smaller unit count typically means:

• Lower monthly maintenance fees per unit (shared facilities spread across fewer units)
• A tighter-knit community — important for families who value a quieter, less transient environment
• Potentially lower vacancy pressure when it comes to rental competition within the same development

Based on typical Qingjian project layouts from comparable developments, the unit mix for Hudson Place is expected to include studio and 1-bedroom units targeting young professionals and investors, 2-bedroom units (the workhorse rental type in One-North), 3-bedroom units for families and dual-income couples, and limited premium stacks (penthouse or sky units) at the higher floors.

Bloomsbury Residences: 389 Units

At 389 units, Bloomsbury is somewhat larger, with a more extensive unit mix. EL Development’s typical layout philosophy prioritises efficient floor plates — maximising usable area per square foot. Bloomsbury’s unit types span from 1-bedroom compact units (targeting investment buyers and young singles) to 3-bedroom family-sized apartments.

With 78% of its units sold, the remaining ~85 units as of early 2026 likely represent:

• Higher-floor or corner-stack premiums
• Larger 3-bedroom or 4-bedroom formats with higher absolute quantum
• Units priced at $2,450–$2,500+ psf at the top end of the range

6. Facilities & Lifestyle: What You Get at Each Development

In Singapore’s new launch condo market, facilities serve a dual purpose: quality of life for owner-occupiers and a marketing tool that influences initial sales velocity. In the One-North context, the target buyer demographic skews toward tech-savvy young professionals and dual-income couples — a group that values functional, work-from-home-supporting amenities over purely recreational ones.

Hudson Place Residences: Co-Working as a Core Amenity

One of the most notable planned amenities at Hudson Place is a dedicated co-working space within the development. This is not a nominal business centre with two desks and a printer — it is designed as a genuine co-working facility aligned with the One-North innovation precinct identity. For residents who work remotely, run startups, or consult on flexible schedules, an in-building co-working space eliminates the need to pay for an external WeWork or The Great Room membership (typically $400–$800/month in Singapore).

Combined with the Portsdown Road commercial plaza at the doorstep — with its established F&B tenants, casual dining, and community character — Hudson Place residents benefit from a live-work-play proposition that is both planned (within the development) and organic (on the street outside).

Other expected facilities at Hudson Place include:

• 50-metre lap pool or resort-style pool
• Fully equipped gymnasium
• Function rooms and sky terrace
• Children’s play area
• BBQ pavilions
• Landscape gardens and green corridors

Bloomsbury Residences: Established Mixed-Use Integration

Bloomsbury Residences is designed around the mixed-use Mediapolis concept — the commercial podium below the residential tower integrates media and technology tenants, creating a naturally vibrant ground-level activation during business hours. For residents, this means:

• Ground-floor F&B and retail within the development itself
• A professionally managed environment consistent with JTC’s Mediapolis branding
• Strong synergy with neighbouring Fusionopolis and Biopolis campuses

Bloomsbury’s residential facilities are designed for both functional use and lifestyle appeal, including pools, gym, sky gardens, and function spaces. EL Development’s track record at Stirling Residences and Pullman Residences Newton reflects premium-quality finishing and facility delivery.

7. Rental Yield Projections: What to Expect in 2028–2030

One-North is among Singapore’s strongest rental micromarkets. The concentration of multinational employers — from Pfizer to Grab to Mediacorp — creates year-round demand from both local professionals and expatriate employees on employer-subsidised housing. Here is how the rental yield maths works out for each project.

Current Rental Benchmarks: One-North & Buona Vista Vicinity

Gross Yield Calculation: 2-Bedroom at Hudson Place

Using the most likely investor target unit — a 2-bedroom apartment:

• Unit size: ~800 sq ft
• Purchase price at $2,100 psf: $1,680,000
• Monthly rental: $4,200/month (midpoint)
• Annual rental income: $50,400
• Gross yield: 3.0%

If Hudson launches at $2,000 psf (lower end of the range):

• Purchase price: $1,600,000
• Monthly rental: $4,200/month
• Annual rental: $50,400
• Gross yield: 3.15%

Gross Yield Calculation: 2-Bedroom at Bloomsbury Residences

• Unit size: ~800 sq ft
• Purchase price at $2,300 psf: $1,840,000
• Monthly rental: $4,200/month
• Annual rental: $50,400
• Gross yield: 2.74%

Rental Demand Drivers: Why One-North Stays Full

Several structural factors ensure high rental occupancy in the One-North precinct:

1. One-North’s JTC tenant ecosystem: JTC continuously brings in new biotech, fintech, and media tenants under incentive schemes. Each new company adds to the tenant pool for nearby residences.
2. NUS and INSEAD proximity: Graduate students and visiting faculty create year-round demand for furnished apartments, particularly 1BR and studios.
3. Expatriate executive housing: Senior employees at Biopolis and Fusionopolis companies frequently seek mid-to-high-end accommodation within a 10-minute commute of their offices.
4. No over-supply in the immediate area: Unlike mass-market RCR precincts, One-North/Mediapolis has limited residential supply. Both Hudson and Bloomsbury represent a rare pocket of new-build units in a precinct with essentially zero competing new supply after they are sold.

8. Why Did Bloomsbury Residences Sell 78% So Fast? The Data Behind the Demand

A 78% take-up rate is exceptional in a market where many new launches in 2024–2025 registered modest initial take-ups before gradually building momentum. Understanding why Bloomsbury sold so well is essential for assessing whether Hudson Place can replicate or exceed that performance — and what it tells you about pricing power in this precinct.

Factor 1: First-Mover Advantage at Mediapolis

Bloomsbury Residences was among the first residential-above-commercial launches in the Mediapolis sub-precinct to hit the open market in this cycle. Buyers who had been tracking One-North launches for years — many of them professionals working within walking distance — treated Bloomsbury as a once-in-a-decade opportunity to “live where you work.” This pent-up demand, rather than speculative buying, explains much of the fast absorption.

Factor 2: EL Development’s Brand Premium

EL Development’s reputation for quality finishing — established across Stirling Residences and Pullman Residences Newton — gave buyers confidence in the product even before show flats were complete. In Singapore’s new launch market, developer brand trust can account for a 5–10% premium in both pricing and sales velocity. Bloomsbury benefited from this directly.

Factor 3: Pricing Psychology at $2,200–$2,500 psf

The $2,200 psf entry point was carefully positioned below the psychological $2,500 psf threshold that would have pushed 2-bedroom quantum into the $2.0M+ range for most units. At $2,200 psf for an 850 sq ft 2-bedroom, buyers were looking at approximately $1.87M — within reach for dual-income couples with $400K–$500K in CPF savings and a $1.4M bank loan.

Factor 4: Interest Rate Sentiment Shift

Bloomsbury’s strong sales period coincided with market expectations of US Federal Reserve rate cuts (late 2024 / early 2025). The anticipation of lower mortgage rates — even before they fully materialised — brought fence-sitters off the sidelines. Buyers who had been waiting 12–18 months for rates to drop decided to lock in a One-North address before Hudson Place arrived and potentially competed for the same buyer pool.

Factor 5: Working-From-Home Culture Normalised

Post-pandemic, living close to a mixed-use development — where you can walk downstairs to co-working spaces, F&B, and greenery — became a measurable purchase criterion rather than a lifestyle luxury. One-North’s campus environment aligns perfectly with this evolved preference. Bloomsbury rode this structural tailwind effectively.

9. Should You Buy Hudson Place Residences or Wait for More Options?

This is the practical question for buyers reading this in early-to-mid 2026. Hudson Place has not yet launched (at the time of writing), so the decision tree looks like this:

Buy Hudson Place at Launch If:

• You want One-North exposure and have been watching Bloomsbury. Hudson gives you a second chance at the same precinct, potentially at lower pricing, without needing to compete for Bloomsbury’s remaining 22% (which skews to premium units at the top of the price range).
• You are an investor targeting 2BR rental yield. If Hudson launches below $2,200 psf on the 2BR range, the yield arithmetic is more attractive than Bloomsbury at today’s pricing.
• You value co-working facilities and Portsdown Road street life. These are genuine lifestyle differentiators for the remote-work professional demographic.
• Your timeline aligns with a 2029 TOP. If you are selling or ending another tenancy in 2028–2029, Hudson’s TOP aligns with your transition.
• You trust Qingjian’s delivery track record. Their history of meeting TOP dates and quality standards at Le Quest, JadeScape, and Forett provides confidence.

Consider Bloomsbury’s Remaining Units If:

• You need an earlier TOP (2028). A one-year difference in TOP matters for rental income timing and progressive payment calculations.
• You specifically want EL Development’s quality benchmark and are comfortable with $2,200–$2,500 psf pricing.
• You prefer a project with proven market validation. 78% sold is independently verifiable social proof that other buyers and investors have done their due diligence and committed.
• The specific remaining unit types (larger formats or premium stacks) match your needs better than Hudson’s expected mix.

The Elephant in the Room: Hudson’s Launch Price

Ultimately, the entire Hudson vs Bloomsbury debate converges on one number: Hudson Place’s actual launch price per square foot. If Qingjian prices Hudson at $2,000–$2,100 psf on entry-level units, the decision is straightforward for investors — Hudson wins on yield and capital appreciation headroom. If Qingjian prices Hudson at $2,300–$2,500 psf (matching or exceeding Bloomsbury), then the two projects are functionally equivalent on price, and the tiebreaker becomes facilities preference, unit mix, and developer trust.

10. One-North Investment Outlook 2026–2030: Is This the Right Bet?

Both Hudson Place and Bloomsbury Residences are bets on One-North’s continued growth as Singapore’s premier innovation district. Here is the investment thesis in full:

Singapore’s R&D Spending: A Structural Tailwind

Singapore’s government has committed to spend approximately SGD 25 billion on Research, Innovation and Enterprise (RIE) over the 2021–2025 period, with a successor plan expected to maintain or increase this commitment into the 2030s. Much of this investment is physically anchored at One-North — Biopolis, Fusionopolis, and the CREATE campus collectively house thousands of researchers, scientists, and tech workers who are natural tenants for One-North residential.

Mediapolis Expansion: Ongoing JTC Investment

JTC Corporation continues to actively build out Mediapolis with new office and R&D blocks. Each new Mediapolis commercial block that completes adds more employers and workers to the precinct — all of whom need to live within commutable distance. With limited new residential supply (only Hudson and Bloomsbury were released in this planning cycle), the demand-supply equation for rental apartments favours landlords through at least 2030.

Capital Appreciation: The Case for One-North Outperformance

Historically, Singapore new launch condos in proximity to major employment nodes and MRT interchanges have outperformed the broader market on resale capital appreciation. One-North’s dual-line MRT access (Circle Line and proximity to East-West Line at Buona Vista) provides the connectivity premium. The innovation district branding adds a lifestyle cachet that appeals to both local upgraders and international buyers.

In comparable precincts — Novena (medical cluster), one-north (tech cluster), Jurong East (upcoming Greater Southern Waterfront) — new launch condos purchased at sensible entry PSF have historically delivered 15–30% capital appreciation over a 5-year hold, after taking into account ABSD and selling costs. One-North’s structural demand drivers suggest it will continue to outperform mass-market RCR benchmarks.

Risks to Consider

• ABSD for Singaporeans buying a second property: At 20% ABSD on the second property, investors need to factor this into their yield calculations. The gross yields of 3.0–3.2% look thinner when ABSD is amortised over the holding period.
• Interest rate environment: While rates are expected to trend down in 2026–2027, mortgage costs remain elevated compared to the 2010–2019 decade. Budget conservatively.
• 99-year leasehold decay: Both projects are 99-year leasehold. As the lease runs down, resale value will eventually be affected — though this is unlikely to be significant within a 10–15 year holding horizon.
• One-North employment concentration risk: If Singapore loses major biotech or tech employers to other jurisdictions, rental demand could soften. This is a tail risk, not a base case, given Singapore’s sustained efforts to attract and retain knowledge-economy firms.

11. Final Verdict: Hudson Place vs Bloomsbury — Category by Category

Overall: Hudson Place Residences wins 5 out of 11 categories, Bloomsbury wins 2, and 4 are tied. On the key investment metrics — pricing, yield, and capital appreciation headroom — Hudson Place has the edge, subject to its actual launch price per square foot. Bloomsbury wins on earlier TOP and proven market validation, which matters for buyers with a near-term timeline or risk aversion.

12. Frequently Asked Questions: Hudson Place vs Bloomsbury Residences

What is the difference between Hudson Place Residences and Bloomsbury Residences at One-North?

Hudson Place Residences (327 units, by Qingjian Realty and Forsea Residence) and Bloomsbury Residences (389 units, by EL Development and CSC Land) are both mixed-use new launch condos on Media Circle in the One-North precinct. Hudson Place has a lower land cost advantage (land bid of $1,037 psf ppr), with estimated selling prices of $2,000–$2,500 psf and a projected TOP of 2029. Bloomsbury has already sold approximately 78% of its 389 units at $2,200–$2,500 psf, with a TOP expected around 2028.

Is Hudson Place Residences or Bloomsbury Residences better for investment?

Both offer strong investment fundamentals due to their One-North location near biomedical, tech, and media employers. Hudson Place has a structural pricing advantage due to its lower land cost that may translate to more competitive launch pricing, making it attractive for capital appreciation. Bloomsbury’s near-sellout status demonstrates strong market validation. For rental yield, 2-bedroom units in the One-North precinct can fetch approximately $4,000–$4,500 per month, yielding around 3.0–4.0% gross at different entry PSFs.

Which MRT station serves Hudson Place Residences and Bloomsbury Residences?

Both Hudson Place Residences and Bloomsbury Residences are located on Media Circle in the One-North precinct and are within approximately 5 minutes’ walking distance of One-North MRT station (Circle Line, CC23). The commute to the Central Business District takes approximately 15–20 minutes, and Buona Vista MRT (interchange for East-West and Circle Lines) is also nearby.

What is the estimated TOP date for Hudson Place Residences?

Hudson Place Residences has an estimated Temporary Occupation Permit (TOP) date of approximately 2029. Bloomsbury Residences is expected to obtain its TOP earlier, around 2028.

What is the land cost per plot ratio for Hudson Place Residences?

Hudson Place Residences’ site was secured at a land bid of approximately $1,037 per square foot per plot ratio (psf ppr) by Qingjian Realty and Forsea Residence. This lower land cost compared to surrounding transactions gives developers room to price competitively in the $2,000–$2,500 psf range.

How many units does Bloomsbury Residences have and how many are sold?

Bloomsbury Residences has a total of 389 units. As of early 2026, approximately 78% of the units have been sold, reflecting strong buyer demand for the One-North mixed-use development by EL Development and CSC Land.

What rental yield can I expect from a 2-bedroom unit at One-North?

Based on current rental data in the One-North and Buona Vista vicinity, 2-bedroom units (700–900 sq ft) typically command monthly rents of $4,000–$4,500. At purchase prices of $2,000–$2,500 psf, this translates to a gross rental yield of approximately 2.7%–3.2%, comparable to premium districts 9/10 but with stronger structural tenant demand from nearby employers in the One-North business park.

Does Hudson Place Residences have co-working facilities?

Yes. Hudson Place Residences is planned to include co-working spaces within the development, reflecting the One-North precinct’s innovation and tech-focused identity. The development also benefits from proximity to the Portsdown Road commercial plaza, offering F&B and retail amenities at the doorstep — a lifestyle advantage over Bloomsbury’s more inward-facing commercial setup.

Should I buy now or wait for Hudson Place?

If you are watching the One-North market and Bloomsbury’s remaining units (at $2,200–$2,500 psf) feel priced at the higher end of your comfort zone, it is worth registering your interest for Hudson Place’s preview without committing. Hudson’s lower land cost may translate to sub-$2,200 psf pricing on entry units — which would make the yield mathematics materially more attractive. However, if you need a 2028 TOP or prefer EL Development’s specific product quality, Bloomsbury’s remaining units remain a strong option.