Hudson Place Residences Starts From $1.4M And Lands 12% Below Bloomsbury Next Door

The first thing the indicative price list tells you is that Qingjian held the line.

Hudson Place Residences opens at $1.4xxM for the 646sqft 2-bedroom Premium ($2,200 PSF on entry stacks) and runs through to $3.4xxM for the 1,432sqft 4-bedroom Suite + Flexi ($2,400 PSF on starting stacks, $2,700 PSF on premium stacks). The 3-bedroom Deluxe at 893sqft enters at approximately $2.05M.

That last number is the one that matters. A 3-bedroom at Bloomsbury Residences next door — same developer, same Media Circle plot, slightly larger 904sqft — transacted at $2.31M in March 2026. Hudson Place opens roughly $260,000 below that price for a comparable unit, on a project with the same construction quality, the same architect, and the same view of Mediapolis. The 13% land cost discount we calculated in our Hudson Place Residences GLS analysis translated to roughly a 12% total price discount at the entry stack — very close to formula.

How We Review: The QPE Framework

Every review runs through our QPE framework — Quality, Price, Exit. The pricing spoke covers the Price pillar only. Quality and Exit ratings hold until the showflat opens.

Hudson Place Residences Price List

Indicative starting prices below. PSF range reflects entry stacks (lower floors, less premium orientation) through to premium stacks (higher floors, private-lift block, better orientation). Final pricing confirms at preview from 1 May 2026.

Source: Hudson Place Residences indicative price list, April 2026. Final pricing confirms at preview from 1 May.

Two things to read off this price list before going further.

First, the spread is unusually narrow. Most new launches show a 30-40% PSF spread between entry and premium stacks. Hudson Place's spread sits closer to 20% across most unit types ($2,200-$2,700 PSF on the 2BR, $2,300-$2,575 on the 3BR Deluxe). That suggests fewer "trophy" stacks pulling the average up — the per-stack pricing is more uniform than usual.

Second, the 4BR Premium PSF ($2,400-$2,700) sits higher than the 2BR Premium ($2,200-$2,650). The reverse of the typical PSF curve, where smaller units carry the higher PSF. This is intentional. Qingjian is anchoring 2BR pricing to be tenant-friendly (lower entry, stronger yield) while letting the 4BR carry a premium because the 1,432sqft Suite + Flexi is the largest 4-bedroom in any one-north launch and competes against landed-downgrader money, not investor money.

Hudson Place vs Bloomsbury Price Benchmark

Per our pricing rule, we benchmark against what buyers actually cross-shop, not against whatever sits closest on the map.

For a Hudson Place buyer, the only direct cross-shop is Bloomsbury Residences. Same developer. Same plot. Same Mediapolis frontage. Comparing across one-north's other recent launches (different micro-markets, different buyer psychology) is not what a real buyer in Media Circle does.

Bloomsbury Residences launched April 2025 at $2,474 PSF average, currently transacting around $2,500-$2,600 PSF based on March 2026 URA Realis data. Recent transactions span a 904sqft 3-bedroom at $2.31M ($2,550 PSF) through to 1,205sqft units at $3.17M ($2,626 PSF). The 688sqft 2-bedroom at Bloomsbury transacted at $1.82M ($2,636 PSF) in March 2026 — that is the equivalent of Hudson's 689sqft B3 layout. This is the price ceiling and the sentiment anchor.

Source: URA Realis transaction data, EdgeProp GLS tender records

Hudson Place Price Gap: 12% Below Bloomsbury

Comparing Hudson Place's 3BR Deluxe entry to Bloomsbury's recent 3BR transactions tells the cleanest gap story.

A positive 12% price gap means Hudson Place's entry stack is testing 12% below the most recent benchmark transaction at Bloomsbury. That is not aggressive — it is disciplined.

Why disciplined? Two reasons.

The same developer owns both projects. Qingjian cannot crater Hudson Place's pricing too far below Bloomsbury without two consequences: existing Bloomsbury owners (358 units, ~90% sold) feel short-changed and the resale market for Bloomsbury softens. A 12-13% gap is the maximum cushion Qingjian can offer Hudson Place buyers without poisoning their own back-yard.

The land cost discount supports it. Our GLS analysis showed that a 12.9% land cost difference ($1,037 vs $1,191 PSF PPR) typically compresses to a 6-7% launch price difference. Hudson Place's actual gap is closer to 12% on the entry stack — wider than formula-implied. The formula expects Hudson to land around $2,313 PSF; the entry stack is opening at $2,200-$2,300 PSF. That suggests Qingjian is pricing the bottom slightly more aggressively than expected to drive volume in the early VIP and agent purchase window (1-12 May).

Downside risk: Low. A positive 12% gap with strong demand fundamentals — 50,000+ working professionals in a vicinity that holds only 2,038 private units today (rising to 5,547 once Hudson Place and LyndenWoods complete, per JTC employment data and OneMap unit counts) — is the textbook setup for a "Low" downside risk rating. Same-developer dynamics keep the price floor anchored. Future supply depends on Media Circle Parcel B and the masterplan's 5,000-home expansion plan, neither of which lands inside the typical 5-7 year holding window for buyers entering today.

Hudson Place Residences Breakeven Yield

The pricing only matters if the rent supports it. One-north is one of the few RCR locations where the answer is straightforward.

We modelled yield using current average rents from comparable nearby developments (One-North Eden, One-North Residences, Bloomsbury Residences) against entry-stack pricing — that's the realistic case for buyers acquiring at $1.4xxM-$2.0xxM rather than the upper price band.

The 4.80% yield on the 2-bedroom band is uncommonly strong for a new launch in 2026 — most RCR launches deliver 3.5-4.0% gross. Hudson Place gets there because three things line up: lower entry pricing than Bloomsbury (cheaper denominator), strong tenant pool (resilient rent), and Bloomsbury Shoppes plus the upcoming Mediapolis expansion (rent growth hooks).

The 3-bedroom band lands at 3.9-4.2% — solid for own-stay buyers who want to know the rent supports the mortgage if they ever need to lease out. The 4-bedroom Suite + Flexi at 3.48% yield is what you would expect for a 1,432sqft layout designed for upgrader-owners, not investors — fewer people pay $3.45M for a rental property.

What Hudson Place Residences' Pricing Means

The pricing strategy answers different questions for different buyers:

For investors targeting 2-bedroom rental yield: Hudson Place's 2BR Premium at $1.4xxM with a projected $5,800/mo rent works at ~4.80% gross yield — among the strongest in any RCR new launch this cycle. The 105 units of 2BR Premium across stacks 04, 05, 08, 09, 15, and 18 give meaningful selection on orientation. Stack 18 (B1d) is particularly worth flagging — it sits in the taller Block 20 with potential views over the rail corridor and Tanglin Trust School green corridor.

For 3-bedroom buyers (own-stay or yield): Hudson Place's 3-bedroom Deluxe at 893sqft entering near $2.05M sits roughly $260K below an equivalent-sized Bloomsbury 3-bedroom. That is real cushion. The trade-off is the 3BR band is the lightest in Hudson Place's unit mix (71 units, 21.7%) — selection is tighter than at Bloomsbury, where 3-bedrooms made up roughly a third of inventory.

For 4-bedroom upgraders: the D2a 4-bedroom Suite + Flexi at 1,432sqft from $3.4xxM is one of the few new-launch options of this size in the one-north corridor, and the unit count (42 units) means enough selection to negotiate on stack and orientation. Yield is lower (3.48%) but the 1,432sqft layout is bought to live in for a decade, not to rent.

For first-timers and HDB upgraders: the calculation runs differently. HDB resale data from HDB and URA shows that 31% of million-dollar HDB transactions in 2025 happened around one-north (Queenstown, Bukit Merah, Clementi), with Queenstown 4-room median around $1,658,888 and individual transactions reaching $802K-$900K profit before CPF. A Queenstown HDB upgrader cashing out at $1M-$1.1M cash could theoretically enter the 2BR Premium at Hudson Place. Whether that works depends on each household's actual sale price, mortgage capacity, and ABSD position — that is a consultation conversation, not a generalised one.

Watch out if: you require below-$1.4M entry (no 1-bedroom units exist), or doorstep MRT access (1.0 km walk to One-North MRT is real), or maximum capital appreciation (The Hill @ One-North trades below its launch price — this corridor rewards yield over flips), or you are uncomfortable with future supply concentration (Parcel B and the 5,000-home masterplan extension could add another 1,000+ units within the next 5-10 years).

Hudson Place Residences: What Comes Next

The full QPE-scored Hudson Place Residences review with showflat dimensions, finishes assessment, and final downside risk update publishes after the public booking window closes on 16 May. Until then:

• Floor plan layouts — covered in our Hudson Place Residences floor plans review. Eight layout types, the 1,432sqft 4BR Suite + Flexi, and what to verify at the showflat.
• Land cost analysis — covered in our Hudson Place Residences GLS analysis. The $1,037 PSF PPR tender, the 13% discount to Bloomsbury's land cost, and the Qingjian dynamic across Bloomsbury, Hudson Place, and Dover Drive.
• One-North area context — covered in our one-north condo guide.

The price list is the cleanest single piece of information any buyer has had on Hudson Place since the tender awarded. Bring it to the showflat. Bring it to your banker. And benchmark every premium stack you are quoted against the entry stack pricing in the table above. The narrow 20% spread means there are no wild markups buried in the price matrix — but it also means there are no bargain-bin sub-stacks. Pick your stack on orientation and view, not on hoping the agent has slipped you a discount.

Data sources: Hudson Place Residences indicative price list and sales gallery (April 2026), URA Realis transaction data for Bloomsbury Residences (March 2026), URA rental contract data for One-North and Dover comparables (April 2026), HDB resale and URA HDB transaction records (2025), Knight Frank Singapore research, EdgeProp GLS tender records (March 2025)

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