If you've been watching the one-north area and wondering whether buyer interest there is real or just marketing hype, the launch weekend numbers from Hudson Place Residences just gave you a very clear answer. And if you're an HDB upgrader sitting on a healthy resale profit right now, this is exactly the kind of signal that should be moving you from "thinking about it" to "let's run the numbers seriously."
Hudson Place Residences, a 327-unit, 99-year leasehold development at 20 Media Circle in the one-north / Mediapolis precinct, sold 201 units over its launch weekend in May 2026. That's a 61.5% take-up rate, at an average selling price of S$2,458 psf. For a new launch in District 5, that is a strong result by any measure.
The unit types that flew off the shelf tell you exactly what buyers are focused on right now. All 14 three-bedroom deluxe units were sold out. More than 88% of the four-bedroom premium units at 1,152 sq ft were taken. Penthouses moved more slowly, with one of five sold at launch, which is typical. Buyers at this project were clearly drawn to the mid-range quantums, with two-bedders starting from around S$1.86m and three-bedders from approximately S$2.77m.
For context, a nearby one-north project at an earlier launch posted around 25% take-up. Hudson's 61.5% in the same general precinct is not a small difference. It tells you that when pricing and unit sizes are calibrated correctly for the upgrader market, demand here is genuine and deep.
In my view, this result is not a surprise, but it is an important confirmation. I've watched the one-north corridor closely for years. The area has always had a strong employment anchor, with Biopolis, Fusionopolis, Mediapolis and the surrounding business parks drawing a consistent pool of tech, media and R&D professionals. The rental market there has historically been tight precisely because private residential supply is limited while tenant demand from PMETs and expats remains steady.
Here's the thing most people miss when they look at a launch like this. The developer's land cost on this site, secured through the government land sales tender, came in at around S$1,037 psf per plot ratio. That's a relatively disciplined entry given where city-fringe land rates have been trending. It gave them the room to price units at levels that felt accessible to HDB upgraders without the developer bleeding margin. That calibration is exactly why the three-bedders and four-bedders moved so quickly. Buyers felt like they were getting into a quality location without being asked to overstretch.
What I'm seeing on the ground is that the upgrader market is highly quantum-sensitive right now. It's not that buyers are afraid of paying S$2,400 psf. It's that they need the total ticket price to land in a range where their CPF, their resale HDB proceeds and a manageable loan can cover it without dramatic lifestyle sacrifice. Hudson Place hit that sweet spot. That's the real lesson here for anyone trying to understand why one project sells briskly while another in the same area drags.
HDB upgraders: If you bought your resale flat in 2019 to 2022 and haven't done a proper valuation lately, you may be sitting on more equity than you think. The five-year Minimum Occupation Period is either up or approaching for a significant number of households right now. Projects like Hudson Place are priced with you in mind. The two-bedder quantum starting around S$1.86m and three-bedders from S$2.77m are not arbitrary numbers. They reflect exactly what the developer believes a dual-income PMET household can absorb. Don't wait until more of the remaining 40% is gone before you do your sums.
Private condo investors: I want to be honest with you about the yield picture here. At an average of S$2,458 psf and with TOP expected in 3Q 2029, the rental yield at entry price is going to be modest, likely in the 2.0% to 2.5% gross range depending on unit size. This is not a yield play. One-north has historically delivered decent capital appreciation because of its scarcity of private stock and its employment catchment. If you're buying here, your thesis needs to be medium to long-term capital growth, not rental income coverage. Be clear about that before you commit.
Expats and overseas buyers: The one-north precinct has always punched above its weight for expat rental demand. Professionals relocating for roles in the tech, biomedical and media sectors consistently look in this area first. For foreign buyers, Additional Buyer's Stamp Duty at 60% is a significant cost that changes the investment equation entirely. If you're a Singapore Permanent Resident, your ABSD rate is more manageable on a first property. If you're a foreign national looking at this purely as a rental investment, the numbers need careful stress-testing before you proceed.
Hudson Place's 61.5% launch weekend take-up at S$2,458 psf average is confirmation that well-priced, thoughtfully sized new launches in established growth nodes still find buyers quickly, even in a higher interest rate environment. The one-north precinct's fundamentals, tight supply, strong employment anchors and consistent rental demand, remain intact. If you're an upgrader trying to decide whether now is the right time or an investor trying to figure out where the smarter entry points are in District 5, let's sit down and map out your specific numbers properly. Reach out to me on WhatsApp at +65 9750 1055 or visit keithtanboonkee.com and I'll give you a straight, no-pressure assessment of where you stand.
25 years experience · 1,000+ transactions · 4,379 TOP units managed
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