How a developer prices a launch
Every launch price is built up from costs. The land comes first: it is usually the biggest single cost, and it is fixed the day the developer wins the tender. Construction, financing, marketing and other costs go on top, then the developer's margin. A developer that paid more for its land has a bigger base to recover, so it generally has to launch at a higher price.
What Hudson's developer paid for the land
Hudson sits on Media Circle Parcel A, awarded on 13 March 2025 for $315 million. The site is 7,629.7 sq m with a maximum gross floor area of 28,230 sq m, a plot ratio of about 3.7. Spread over that floor area, the land cost about $1,037 per square foot: the lower of the two Media Circle sites.
Against the land sales after it
Dover Drive, in the same Greater one-north area, sold in March 2026 at about $1,556 psf ppr, about 50% more than Hudson's land: about $520 more for every square foot the developer may build.
Dover is not the only one. Land sold since Hudson's has mostly gone for more, across Singapore: Bedok Rise (Bedok, 2 Dec 2025) about $1,330; Lentor Central (Ang Mo Kio, 6 Mar 2026) about $1,278; Dover Drive (Queenstown, 31 Mar 2026) about $1,556; Kallang Close (Kallang, 10 Apr 2026) about $1,415; Dunearn Road (Bukit Timah, 4 May 2026) about $1,625; New Upper Changi Road (Bedok, 4 Sep 2026) about $1,537 psf ppr. These are different locations and sites, so they are not like-for-like with Hudson; they show where land has been selling since.
| Site | Planning area | Award date | Land rate, psf ppr | Against Hudson's |
|---|---|---|---|---|
| Bloomsbury (Media Circle) * | Queenstown | 8 Feb 2024 | about $1,191 | 15% more |
| Margaret Drive | Queenstown | 7 Aug 2024 | about $1,154 | 11% more |
| Hudson Place (Media Circle Parcel A) * | Queenstown | 13 Mar 2025 | about $1,037 | This page's site |
| Bayshore Road | Bedok | 28 Mar 2025 | about $1,388 | 34% more |
| Lentor Gardens | Ang Mo Kio | 9 Apr 2025 | about $920 | 11% less |
| Bedok Rise | Bedok | 2 Dec 2025 | about $1,330 | 28% more |
| Dairy Farm Walk | Bukit Panjang | 28 Jan 2026 | about $962 | 7% less |
| Lentor Central | Ang Mo Kio | 6 Mar 2026 | about $1,278 | 23% more |
| Dover Drive * | Queenstown | 31 Mar 2026 | about $1,556 | 50% more |
| Kallang Close | Kallang | 10 Apr 2026 | about $1,415 | 37% more |
| Dunearn Road * | Bukit Timah | 4 May 2026 | about $1,625 | 57% more |
| New Upper Changi Road | Bedok | 4 Sep 2026 | about $1,537 | 48% more |
Source: Past Sales Sites (Government Land Sales awards workbook) (Urban Redevelopment Authority), Awards to 18 Sep 2026; workbook read 22 Oct 2026. Extracted 22 Oct 2026.
Reference points from URA's record across different locations, sizes and conditions: not interchangeable sites, not a matched set, and not a price for any home. * Residential with commercial on the first storey; the rate is blended across the site. Dates are award dates. Lentor Gardens and Dairy Farm Walk, both later, cost less than Hudson; Hudson's own site cost less than Bloomsbury's earlier one.
In URA's record of residential land sales, only 2 of the 24 after Hudson's went for less: Lentor Gardens (April 2025, about $920) and Dairy Farm Walk (January 2026, about $962), suburban sites in Ang Mo Kio and Bukit Panjang. Hudson's own land also cost about 13% less than Bloomsbury's next door, bought a year earlier.
These are reference points, not proof of a trend on their own. The full record of 47 URA awards since 2023, including the later ones that cost less, is in Rising land costs: what today's buyers can learn about tomorrow's launches.
What this means for the price you pay
The projects that will launch on these later sites start from a higher land cost, and they have to recover it. That is Hudson's cushion: its developer does not need to price as high to make its margin. Land is not the whole price, and the wider market still moves, so check the home itself against what else you could buy.
Test it on the home you would buy
On 22 Oct 2026 the developer's list showed a 646 sq ft two-bedroom at $1,723,000 (about $2,667 psf), a 689 sq ft two-bedroom with study at $1,847,000, a 1,023 sq ft three-bedroom at $2,596,000, a 1,055 sq ft three-bedroom with study at $2,791,000 and a 1,432 sq ft four-bedroom suite at $3,534,000.
That spread is Hudson's practical strength: a buyer can enter at the size the household actually needs rather than stretch to a family suite. Note that the lowest price and the lowest price per square foot were different homes: the two-bedroom at about $2,667 psf, the four-bedroom suite at about $2,468 psf.
Hudson Place Residences: a dated example of selected types
One example of each of these types on the developer's price list, read 22 Oct 2026
Displayed price of the lowest-priced example of each type shown that day (a different unit for each row; other layouts and the penthouses are not shown) · $ · 22 Oct 2026
- Two-bedroom, 646 sq ft$1,723,000
- Two-bedroom + study, 689 sq ft$1,847,000
- Three-bedroom, 1,023 sq ft$2,596,000
- Three-bedroom + study, 1,055 sq ft$2,791,000
- Four-bedroom suite + flexi, 1,432 sq ft$3,534,000
Displayed prices: Two-bedroom of 646 sq ft, $1,723,000 (about $2,667 psf); Two-bedroom + study of 689 sq ft, $1,847,000 (about $2,681 psf); Three-bedroom of 1,023 sq ft, $2,596,000 (about $2,538 psf); Three-bedroom + study of 1,055 sq ft, $2,791,000 (about $2,645 psf); Four-bedroom suite + flexi of 1,432 sq ft, $3,534,000 (about $2,468 psf).
Source: Hudson Place Residences: the developer's price list as shown to agents (PropNex Project Suite), Read 22 Oct 2026. Extracted 22 Oct 2026.
Prices are the developer's, as displayed on that day; they change, and each row is a different home on a different floor. Ask for a current written price before deciding.
Show the data as a table
| Category | Displayed price |
|---|---|
| Two-bedroom, 646 sq ft | $1,723,000 |
| Two-bedroom + study, 689 sq ft | $1,847,000 |
| Three-bedroom, 1,023 sq ft | $2,596,000 |
| Three-bedroom + study, 1,055 sq ft | $2,791,000 |
| Four-bedroom suite + flexi, 1,432 sq ft | $3,534,000 |
Put the exact home beside the ones you would genuinely buy instead: a completed condominium nearby, another new launch, a resale home with a different lease. Match bedrooms, liveable space, floor and move-in timing as closely as you can, and let the differences that remain be part of the decision.
Can you hold it comfortably?
A defensible entry is one you can keep through a weaker spell without being forced to sell. Budget the whole commitment: the price, buyer's stamp duty, the loan at a less favourable rate, and the monthly contribution, which the developer's sales kit puts at about $450 for a two-bedroom. The developer's brochure gives expected vacant possession as 30 September 2029, so plan where you live until then.
If you own a home now, settle the order of selling and buying before booking, and work the stages through the new launch purchase calculator.
