Qingjian paid $1,037 psf ppr for the plot next to their own Bloomsbury Residences — 13% less than what they paid for Bloomsbury. Our formula estimates Hudson Place launching around $2,313 psf, putting 3-bedrooms from approximately $2.08M and 2-bedrooms from $1.32M. The catch: the same developer owns both sites and has no incentive to undercut Bloomsbury's $2,509 psf average. With The Hill trading below its own launch price and 1,200+ units in the Media Circle pipeline, the one-north corridor's absorption capacity faces a real test.
Qingjian Realty just bought the plot next to their own condo.
In March 2025, a Qingjian-led consortium placed the top bid for Media Circle Parcel A, adjacent to their Bloomsbury Residences (launched April 2025). Winning bid: $315 million at $1,037 psf ppr, 13% less than the $1,191 psf ppr they paid for Bloomsbury in January 2024.
Now named Hudson Place Residences: two towers, ~325 units, Q2 2026 launch.
The 13% land cost discount suggests lower launch pricing. Bloomsbury set the $2,474 psf benchmark, so even a modest discount could bring 3BR below $2.1M. The wrinkle: same developer owns both sites. Qingjian will calibrate to protect Bloomsbury's valuation while still attracting buyers.
Update, April 2026: Hudson Place pricing and floor plans have been released. The 3-bedroom Deluxe at 893sqft enters at approximately $2.05M, roughly 12% below Bloomsbury Residences' current 3-bedroom transactions next door. Read our full pricing review and floor plans breakdown.
How we review: the QPE framework
Every review runs through our QPE framework: Quality, Price, Exit. GLS articles stop at the land math; full QPE scoring requires floor plans and confirmed pricing.
Hudson Place Residences GLS: the land at Media Circle
Media Circle Parcel A tender closed 4 March 2025 with three bids, a modest signal of developer caution toward this micro-market.
| Rank | Bidder | Total Bid | Land Rate (psf ppr) |
|---|---|---|---|
| 1 | Qingjian Realty + Forsea Holdings + Hoovasun Holding | $315,000,000 | $1,037 |
| 2 | EL Development | $298,000,000 | $981 |
| 3 | SingHaiyi Group | $295,000,000 | $971 |
Winning bid sat 5.7% above EL Development. Tight clustering means developers broadly agreed on this land's worth.
| Detail | Data |
|---|---|
| Location | Media Circle (Parcel A), one-north |
| Site area | 82,125 sqft / 7,630 sqm |
| Maximum GFA | 303,865 sqft |
| Plot ratio | 3.7 |
| Estimated units | ~325 |
| Tenure | 99-year leasehold |
| Zoning | Residential with commercial at 1st storey |
| Expected TOP | 2030 |
Two towers, 325 units. Plot sits south of Bloomsbury Residences, adjacent to Infinite Studios. Mediapolis short walk northwest; Biopolis and Fusionopolis further north. Ground-floor commercial matters here. Media Circle currently lacks everyday amenities; Hudson Place plus Bloomsbury Shoppes will start filling the gap.
Hudson Place Residences price: what the $1,037 land cost suggests
Here is where the land cost becomes a number you can use.
We use a standardised GLS pricing formula to estimate launch pricing from land cost:
Hudson Place Residences GLS Pricing Formula
| Land cost | $1,037 psf ppr |
| + 72% development costs | $1,784 |
| + 8% harmonised costs | $1,929 |
| + 20% margin | $2,313 psf |
Shortcut: land cost x 2.23 = estimated launch PSF. Breakeven at $1,929 psf.
Developer breakeven ~$1,929 psf. Estimated launch PSF with standard 20% margin: $2,313. Knight Frank's Leonard Tay independently estimated starting from $2,300 psf (EdgeProp, March 2025), within 1% of formula output.
Total price estimates (Bloomsbury unit sizes as proxy):
| Unit Type | Size (sqft) | At $2,313 psf | At $2,400 psf |
|---|---|---|---|
| 2BR | 570 | $1.32M | $1.37M |
| 2BR + Study | 690 | $1.60M | $1.66M |
| 3BR | 900 | $2.08M | $2.16M |
| 3BR Premium | 975 | $2.26M | $2.34M |
| 4BR + Study | 1,175 | $2.72M | $2.82M |
The Bloomsbury comparison is the key reference. Bloomsbury launched at $2,300-$2,600 psf, currently transacts at ~$2,509 psf average. Recent sales: 990 sqft at $2,506,000 ($2,531 psf), 1,098 sqft at $2,873,000 ($2,617 psf). Highest $2,716 psf (689 sqft, Nov 2025). Hudson Place at $2,313 psf would be a 6.5% discount.
| Bloomsbury Residences | Hudson Place (Est.) | Difference | |
|---|---|---|---|
| Land cost (psf ppr) | $1,191 | $1,037 | -12.9% |
| Launch PSF | $2,474 (actual avg) | ~$2,313 (formula) | -6.5% |
| 2BR from | $1.37M | ~$1.32M | -$50K |
| 3BR from | $2.17M | ~$2.08M | -$90K |
| 4BR from | $2.87M | ~$2.72M | -$150K |
Gap compression: 12.9% land cost difference → ~6-7% launch price difference. Same consortium owns both projects, so they keep Hudson Place close enough to Bloomsbury that existing owners do not feel short-changed. Expect launch $2,300-$2,400 psf, average transacted $2,350-$2,450 once floor and unit-mix premiums load.
Looking for the actual price list and the unit-by-unit gap to Bloomsbury? Our Hudson Place Residences pricing review has the full breakdown, and our floor-plans review covers the 327-unit mix including the 1,432sqft 4BR Suite + Flexi.
The developer behind Hudson Place: Qingjian's Media Circle stake
Qingjian now controls two adjacent residential plots on Media Circle, rare influence over supply and pricing in a single micro-market.
| Project | Location | Land Cost | Units | Status |
|---|---|---|---|---|
| Bloomsbury Residences | Media Circle | $1,191 psf ppr | 358 | Launched Apr 2025, 90 units sold at launch (25%) |
| Hudson Place Residences | Media Circle (adjacent) | $1,037 psf ppr | 325 | Expected launch Q2 2026 |
| EC at Jalan Loyang Besar | Pasir Ris | $729 psf ppr | ~710 | Awarded Aug 2024 |
Qingjian is also lead on the Dover Drive GLS (separate JV with CCCC + Jianan Capital, $1,556 psf ppr, est. launch above $3,400). Between Bloomsbury (358 units), Hudson Place (325 units), and Dover Drive (~625 units), Qingjian is building over 1,300 new homes in the D5 corridor.
For buyers, the upside of a repeat developer is predictability. Bloomsbury gives a direct preview: layout philosophy, finishes standard, facility planning. Hudson Place floor plans not yet available. Based on Bloomsbury's unit mix (no 1BRs, 2BR from 568 sqft, 3BR at 900 sqft), Hudson Place likely follows similar strategy skewing toward larger units for upgraders and longer-term investors.
Hudson Place Residences location: a one-north work address
One-north is a curated employment cluster: research institutions, media companies, tech firms, NUH ecosystem. The location starts with jobs, not lifestyle.
MRT: One-North MRT (CC23) ~1.0-1.1 km via Media Circle road, a 12-15 minute walk or short bus ride. Buona Vista MRT (EW21/CC22) ~1.2 km, interchange to EWL + CCL with Star Vista mall. Not MRT-adjacent. Hudson Place is positioned as a work-adjacent address.
| Destination | What Is There | Approx. Distance |
|---|---|---|
| Mediapolis | Media, entertainment, technology companies | ~300m |
| Infinite Studios | Film and production facilities | ~200m |
| Biopolis | Biomedical research hub (A*STAR) | ~800m |
| Fusionopolis | Technology and engineering hub | ~900m |
| NUH / NUS | National University Hospital, campus | ~1.5 km |
| INSEAD / ESSEC | International business schools | ~1 km |
Daily amenities: Still developing. Bloomsbury Shoppes (under construction) will add commercial next door. Star Vista and The Metropolis near Buona Vista MRT are 1.2-1.5 km away. Schools: Fairfield Methodist Primary nearby, but one-north's buyer pool does not choose by 1km school catchment.
The neighbourhood reads closer to a university town than a typical HDB-upgraded corridor: black-and-white colonial bungalows along Portsdown Road, research campus architecture, startups and labs. If your daily life revolves around one-north, Hudson Place is one of the most convenient new-build addresses. If it does not, you are paying for proximity to someone else's workplace.
Who should buy Hudson Place Residences
Buyer matching is preliminary without floor plans.
Investors targeting one-north rental: the primary audience. Tenant pool from Mediapolis, Biopolis, Fusionopolis, NUH, INSEAD, ESSEC, NUS. 2BR at $1.32M with $3,800-$4,400/month rent works to 3.5-4% gross yield.
Young professionals and DINK couples working in one-north: live-work base. Low-maintenance new-build, walking distance to office, lower entry than Bloomsbury.
Academic and medical professionals at NUH, NUS, or research campuses: own-stay if they value proximity to work over an established residential neighbourhood.
Think twice if:
- You expect schools to drive resale (one-north buyers do not choose by 1km primary catchments)
- You rely on MRT for daily commute (1.0-1.1 km walk to One-North MRT is real friction)
- You expect strong price appreciation (The Hill trades below its launch price; this corridor rewards yield over capital gains)
- You're uncomfortable with supply concentration (Parcel B + serviced apartment site could add 1,000+ more units to Media Circle within years)
Should you buy Hudson Place Residences? Not enough data yet
Downside risk: Not rated. GLS analysis only, with no floor plans and no confirmed pricing.
The land cost arithmetic is favourable. At $1,037 psf ppr (13% below Bloomsbury next door), Hudson Place has built-in room to price below the one-north benchmark. Formula estimates launch ~$2,313 psf, 3BR ~$2.08M. If it holds, that is one of the lower entry points for a new-build 3BR in the one-north belt.
Before we can rate it, we need: floor plans (room sizes, layout efficiency), confirmed pricing and unit mix, Parcel B tender results, Bloomsbury's ongoing sell-through.
Entry-price reference range: $2,300-$2,500 psf for a 3BR is anchored entry. Above $2,700 psf, the margin for error shrinks. If Qingjian's guide opens at $2,300 psf, expect average transacted PSF $2,400-$2,500 once floor and unit-mix premiums load.
The question: is the estimated $90K-$150K saving over Bloomsbury (across unit types) enough to justify a slightly longer MRT walk and a later TOP date? That is a personal calculation we cannot make from GLS data alone.
Pricing and floor plans dropped April 2026. We have published a Hudson Place Residences floor-plans review covering the 327-unit mix and a Hudson Place Residences pricing review with the full price gap analysis to Bloomsbury, ELTA, and Pinery Residences. Full QPE-scored review publishes after the showflat walk and public booking on 16 May 2026.
This GLS analysis covers the land cost arithmetic and tender outcome only. For the complete picture (actual unit mix, indicative price list, breakeven yields), read our Hudson Place Residences pricing review.
Data sources: URA REALIS, EdgeProp GLS tender data (March 2025), Knight Frank Singapore research estimates, Bloomsbury Residences transaction records (Q1 2026), The Hill @ One-North transaction records, ELTA transaction records (February 2025 launch data), NewLaunchesReview editorial coverage (March 2026)
Published by MJ Review Homes (reviewhomes.sg) | PropNex Realty Pte Ltd | Shaik Amar R058640H | Myra Jalil R058979B | +65 9690 5440 | +65 9738 3705
Hudson Place Residences at Media Circle
One-north employment cluster and nearby landmarks
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Hudson Place Residences — QPE Score
All information provided is for general reference only and is based on current planning assumptions. Details are subject to change without notice and may vary depending on final design development, regulatory requirements, and operational considerations. No representation or warranty is made as to the accuracy or completeness of the information provided.
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