Nexus Mortgage SG  ·  14 May 2026  ·  9-minute read

Hudson Place Residences (one-north): Indicative Pricing & Financing Guide for May 2026

By Dan Ler, Mortgage Advisor

The Headline: 3,500 Visitors, Indicative Pricing Released

Over the May Day long weekend, Hudson Place Residences put more than 3,500 people through its one-north showflat, one of the busiest preview weekends of the year for a single-tower launch. The 327-unit project then put out indicative pricing across four main layouts, so there are finally real numbers on a launch the market had been talking about for months.

That turnout matters, because not every 2026 launch pulls traffic like this. 3,500 people through a 327-unit project usually points to early take-up well above the old 30 to 40% launch-weekend norm. For you as a buyer it means two things: the VIP allocations clear faster, and you get a shorter window between viewing the showflat and exercising the OTP.

Why one-north Is Selling: Location, Supply, Demand

Showflat preview traffic of 3,500+ over the long weekend — the strongest launch-weekend density for a single-tower private project in 2026.

One-north is the only part of Singapore with three working employment hubs at scale: Biopolis (biomedical), Fusionopolis (info-comms and deep tech, A*STAR) and Mediapolis (creative). The URA Master Plan has the district down for more mixed-use density, and the JTC ecosystem already has an estimated 60,000-plus knowledge workers within 1.5km.

A few things stand out for Hudson Place in particular:

• Two MRT stations are within walking distance, Buona Vista (Circle and East-West interchange) and one-north (Circle Line), with Holland Village a short ride on.
• The schools are good. Anglo-Chinese (Junior), Henry Park Primary and the Fairfield/Tanglin cluster sit in the priority bands, and NUS is one stop away.
• Resale stock is tight. The older one-north condos like One-North Residences and The Rochester are mostly held long-term, so new supply at this price is rare, which adds to the scarcity feel.

On demand, the URA Q1 2026 figures show new-launch sales at multi-quarter highs while resale growth has cooled. Buyers who held off on resale upgrades through 2025 are moving onto new launches, and a 327-unit tower in a thin-supply pocket soaks that up fast.

Indicative Pricing: Full Table by Unit Type

Indicative prices the developer put out after the preview, all provisional until OTP:

A couple of things stand out. The psf only steps up about S$200 from a 2BR to a 4BR, so the per-square-foot premium for an extra bedroom is smaller here than at most launches. And the 4BR Premium and 4BR plus Flexi sit in the same psf band, which tells you the Flexi is priced as extra space, not a higher tier of finish.

For sizing your loan, work off the entry prices. A 4BR Premium buyer is carrying roughly S$2.05M of loan at 75% LTV; a 2BR Premium buyer is nearer S$1.05M. Same building, very different income needed.

Financing a Hudson Place Unit: the 75% LTV Math

This is private property, so you are on a bank loan. No HDB concessionary rate, no MSR cap, just MAS Notice 645 TDSR at 55% of your gross monthly income. You can borrow up to 75% on a first property, over a tenure that stops at 30 years or age 65, whichever comes first.

Upfront cash and stamp duty breakdown

On a 3BR at S$2.05M, that breaks down as:

• 5% in cash to book (~S$102,500), paid when you exercise the Option to Purchase.
• 20% in cash or CPF (~S$410,000), due at Sale and Purchase signing, usually within 8 weeks.
• Buyer's Stamp Duty, about S$72,100 on S$2.05M, within 14 days of the OTP (IRAS BSD calculator).
• ABSD on top if it applies: 20% for a Singapore Citizen's second property, more for PRs and foreigners (IRAS ABSD schedule).
• The 75% bank loan (~S$1.54M), drawn down in stages through construction.

CPF Ordinary Account allocation

CPF Ordinary Account money can cover the cash-or-CPF portion and your monthly instalments, within the usual limits (CPF Home Ownership portal). Think about how much OA to use, though. Empty it early and you lose a useful buffer later, and every dollar you draw keeps accruing 2.5% a year, compounded monthly, until you sell, so there is a refund to make good down the line.

Progressive Payments Through Construction

As a Building-Under-Construction unit, Hudson Place uses the Normal Payment Scheme: the bank disburses your loan in stages as the developer hits construction milestones, not as a single lump sum. The schedule is statutory, not negotiable:

Your instalment climbs in steps as the loan draws down. Early on it is small, since the bank only charges interest on the 10 to 20% that has been released. By TOP you are paying on the full loan. So work out the TOP-stage instalment now, not the booking-day one, because that is the figure you carry for 25 to 30 years. We lay out the full schedule, with a cashflow worksheet, in the Singapore Mortgage Free Report.

TDSR & the 4% Stress Test per Tier

How MAS sizes your eligibility

MAS makes every bank test your loan at a 4% medium-term rate, whatever rate you actually take. Your limit is worked out at that 4%, not at the SORA-pegged rate you will really start on (well under 2% today), and the 55% TDSR cap is applied to that stressed figure.

Stress-test instalments per unit tier

Indicative monthly stress-test instalments at 4% over 30 years:

That 30-year column assumes you are 35 or younger when you buy, since the longest tenure that still allows 75% LTV needs the loan to finish by age 65. In your 40s you either shorten the tenure, which lifts the instalment, or take 55% LTV and put 45% down in cash or CPF. The LTV/tenure trigger explainer has the full matrix.

Those income floors are before any other debt. A car loan, credit-card minimums and personal-loan instalments all come off your 55% headroom first. Bonus and self-employed income get haircut too (see the self-employed TDSR guide for the 30% haircut).

For TDSR mechanics across joint applicants, pledge-fund top-ups and income-weighted-average-age (IWAA) tenure rules, see the TDSR & stress test breakdown. The MAS 4% stress test guide covers the 2026 floor math in detail.

IPA Timing: Book the Loan, Not Just the Unit

Sort the loan before you commit to the unit. An IPA against MAS Notice 645 is what stands between your 1% OTP fee and a declined application.

Why the 1% Option Fee is at risk without IPA

The OTP clock is tight. You pay a 1% option fee to book, get 21 days to decide, and lose it if you back out. An In-Principle Approval, worked out against your real income documents, protects that money. Skip it and your deposit is exposed if a bank declines later.

The 14-day multi-bank IPA path

A broker can usually turn an IPA around in about two weeks by sending your file to several banks at once rather than one after another. That speed counts more at a launch where allocations clear in days. The general approach to BUC financing is in the new-launch financing guide; the IPA is your entry ticket.

The Rate Decision for a BUC Purchase: Floating Now, Fixed Later

BUC loans are floating-rate

Here is the part people get wrong: a new-launch loan is floating-rate. The bank prices the progressive-disbursement loan off SORA, usually 1-month or 3-month Compounded SORA plus a spread. Fixed-rate packages are sold on completed properties, so they are simply not available while Hudson Place is being built. The fixed-versus-floating debate does not apply yet. During construction your only real choice is which floating package. Lock on the day, since SORA moves daily (here is the live rate comparison).

The 2-phase rate picture for BUC

For a Hudson Place purchase with a 3-4 year construction tail, the picture splits in two:

1. During construction the loan is only part-drawn, so a 100bps SORA move on 30% of it costs you far less in dollars than the same move on the full amount. What matters at this stage is the spread, the lock-in and the free-conversion terms, not fixed versus floating.
2. Once the project is finished it counts as completed property, and the full menu, fixed packages included, opens up. Now the whole loan is drawn and you are paying the full instalment, the rate that really matters for the next 25-plus years.

So the sensible move is a floating package with good conversion or repricing terms now, then reprice or refinance at TOP, into fixed if you want certainty or a tighter floating spread if SORA is working for you. A lot of new-launch packages include a free conversion that makes that switch cheaper, so read the conversion terms, not just the headline rate.

Three Moves Before You OTP

1. Check your TDSR at the tier you actually want. A 2BR and a 4BR are roughly S$8,000 a month apart in income floor, so run your affordability check at the 4% floor and buy what clears, not what a good bonus year makes look possible.
2. Get your IPA sorted, about two weeks. Hudson Place is moving fast. An independent IPA across several banks at once protects your 1% option fee and keeps you in the allocation rather than on the waitlist.
3. Plan around the TOP-stage instalment, not the booking one. Build the progressive schedule at the 4% floor and check the full-loan instalment still holds up if things turn.
4. Take the worksheet. The Singapore Mortgage Free Report has the BUC timeline (10 milestones), a 16-bank rate comparison, the TDSR/MSR check at the 4% floor, your upfront costs (BSD/ABSD/legal) and the refinance-at-TOP plan, all in one PDF.

Frequently Asked Questions

The developer released indicative prices after the May Day preview, all provisional until OTP: a 2BR Premium (646 sqft) from about S$1.4xxM at around S$2,2xx psf, a 3BR (893 sqft) from S$2.0xxM at about S$2,3xx psf, a 4BR Premium (1,152 sqft) from S$2.7xxM, and a 4BR plus Flexi (1,432 sqft) from S$3.4xxM, both near S$2,4xx psf. Prices are confirmed when you exercise the Option to Purchase.

Hudson Place Residences is a 327-unit private condominium in one-north, next to Biopolis, Fusionopolis and Mediapolis and within walking distance of Buona Vista and one-north MRT stations. More than 3,500 people viewed the showflat over the May Day weekend, which points to strong launch demand.

On a first-property bank loan you put 25% down: 5% in cash when you exercise the Option to Purchase, then 20% in cash or CPF at Sale and Purchase signing. A 3BR at about S$2.05M needs roughly S$102,500 cash plus S$410,000 in cash or CPF before progressive payments begin. Buyer's Stamp Duty is about S$72,100 on a S$2.05M unit, due within 14 days of the OTP. Additional Buyer's Stamp Duty applies if this is not your first residential property.

As a unit under construction, Hudson Place uses the Normal Payment Scheme: 5% to book, 15% at Sale and Purchase (within 8 weeks), then staged draws at foundation (10%), reinforced concrete (10%), brick walls (5%), ceiling (5%), doors and windows (5%), car park and roads (5%), TOP (25%) and CSC (15%). Your instalment rises with each draw over roughly three to four years, so plan around the instalment at full disbursement, not at booking.

Not during construction. New-launch loans are floating-rate: the bank prices the progressive-disbursement loan off 1-month or 3-month Compounded SORA plus a spread, while fixed packages are sold on completed properties. So while Hudson Place is being built you choose among floating packages, where the spread, lock-in and free-conversion terms matter most. Fixed becomes an option at TOP, when the unit is completed and you can reprice or refinance.

Yes. An In-Principle Approval, worked out against your actual income documents, protects your 1% option fee. Book without confirmed approval and your deposit is at risk if a bank later declines under MAS Notice 645 (TDSR), the 4% stress floor or your income papers. A broker can usually get an IPA back in about two weeks by sending your file to several banks at once.

About the author — Dan Ler has advised on Singapore home loans since 2017 at Nexus Mortgage SG, an independent brokerage comparing 16+ MAS-regulated lenders. Nexus has facilitated 500+ home loans across HDB, EC, private condo and landed property segments. Banks pay Nexus on disbursement, so there is no cost to the borrower.

Nexus Mortgage SG is an independent Singapore mortgage advisory. This article is general information, not financial advice. Hudson Place Residences pricing is developer-indicative as of 14 May 2026 and subject to confirmation at OTP exercise. Loan, TDSR, BSD and ABSD figures are illustrative and reflect MAS, IRAS, URA and CPF positions as of publication; rules and bank rates can change. Sources: MAS Notice 645 (TDSR), IRAS BSD, IRAS ABSD, CPF Home Ownership, URA Master Plan, URA Property Statistics.