Hudson Place Residences (one-north): Indicative Pricing & Financing Guide for May 2026
- The headline: 3,500 visitors, indicative pricing released
- Why one-north is selling: location, supply, demand
- Indicative pricing — full table by unit type
- Financing a Hudson Place unit — the 75% LTV math
- Progressive payments through construction
- TDSR & the 4% stress test per tier
- IPA timing — book the loan, not just the unit
- Fixed vs SORA call for a BUC purchase
- Three moves before you OTP
The Headline: 3,500 Visitors, Indicative Pricing Released
Over the May Day long weekend, Hudson Place Residences drew more than 3,500 visitors through its showflat in one-north — one of the busiest preview weekends of the year for a single-tower private launch. The 327-unit project then released indicative pricing across four core configurations, putting hard numbers on a launch the market has been circling for months.
The visitor count matters because new launches in 2026 don't always convert traffic at this density. A 3,500-visitor preview from a 327-unit project typically implies an early sales rate well above the historical 30-40% launch-weekend median. For buyers, that means two things: shorter VIP allocations and a thinner window between showflat and OTP exercise.
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 Singapore precinct with three live employment clusters at scale: Biopolis (biomedical), Fusionopolis (info-comms, deep tech, A*STAR) and Mediapolis (creative industries). The URA Master Plan earmarks the district for further mixed-use intensification, and the JTC-led ecosystem already employs an estimated 60,000+ knowledge workers within a 1.5km radius.
For Hudson Place Residences specifically, three drivers stand out:
- Twin-MRT access. Buona Vista (Circle & East-West interchange) and one-north (Circle Line) are both within a comfortable walk, with Holland Village MRT a short ride away.
- School belt. Anglo-Chinese (Junior), Henry Park Primary, and the Fairfield/Tanglin enclave are inside the priority bands; the National University of Singapore is one MRT stop away.
- Tight resale comparables. Existing one-north stock (One-North Residences, The Rochester) is largely held by long-tenure owners. New supply at this psf band is rare, which lifts perceived scarcity.
Demand-side, the URA Q1 2026 release shows new private sales running at multi-quarter highs while resale price growth has cooled. Buyers who hesitated on resale upgrades through 2025 are converging on launch supply — and a 327-unit tower in a thin-supply district absorbs that demand quickly.
Indicative Pricing — Full Table by Unit Type
Developer indicative prices released after the preview weekend (all figures provisional, final at OTP):
| Unit Type | Size | Indicative From | psf |
|---|---|---|---|
| 2BR Premium | 646 sqft | S$1.4xxM | ~S$2,2xx |
| 3BR | 893 sqft | S$2.0xxM | ~S$2,3xx |
| 4BR Premium | 1,152 sqft | S$2.7xxM | ~S$2,4xx |
| 4BR + Flexi | 1,432 sqft | S$3.4xxM | ~S$2,4xx |
Two observations. First, the psf step from 2BR to 4BR is only ~S$200 — tight enough that buyers stretching for an additional bedroom face a smaller premium per square foot than at most peer launches. Second, the 4BR Premium and 4BR+Flexi share the same psf band, which means the "Flexi" configuration is being priced as an upgrade on space, not on a tier of finish.
For TDSR sizing, work off these starting prices: a 4BR Premium buyer needs to support roughly S$2.05M of loan at 75% LTV; a 2BR Premium buyer is sizing closer to S$1.05M. Same building, very different income requirements.
Financing a Hudson Place Unit — the 75% LTV Math
Hudson Place Residences sits firmly in the private property bank-loan universe: no HDB concessionary financing, no MSR cap, full MAS Notice 645 TDSR at 55% of gross monthly income. The maximum loan-to-value is 75% on a first property, with a 30-year-or-age-65 tenure cap (whichever is shorter).
On a 3BR at S$2.05M, that breaks down as:
- 5% cash booking fee (~S$102,500) — payable on Option to Purchase exercise.
- 20% cash or CPF (~S$410,000) — due on S&P signing within 8 weeks.
- Buyer's Stamp Duty (~S$76,000) — within 14 days of OTP. IRAS BSD calculator.
- ABSD if applicable — 20% for Singapore Citizens on their second residential property, scaling higher for PRs and foreigners. IRAS ABSD schedule.
- 75% bank loan (~S$1.54M) — disbursed progressively through construction.
CPF Ordinary Account funds can offset the cash-or-CPF portion and ongoing instalments, subject to the standard withdrawal limits at the CPF Home Ownership portal. Plan the CPF drawdown deliberately — depleting OA early forecloses the option to use it as a TDSR-friendly shock absorber later.
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:
| Stage | % of Purchase Price | Typical Timing |
|---|---|---|
| OTP booking fee | 5% | Day 0 (cash) |
| S&P exercise | 15% | Within 8 weeks (cash/CPF) |
| Foundation | 10% | ~Month 6 |
| Reinforced concrete framework | 10% | ~Month 12 |
| Brick walls | 5% | ~Month 18 |
| Ceiling | 5% | ~Month 24 |
| Doors, windows, plastering | 5% | ~Month 30 |
| Car park, road, drains | 5% | ~Month 36 |
| TOP (Temporary Occupation Permit) | 25% | ~Month 42 |
| CSC (Certificate of Statutory Completion) | 15% | ~Month 54 |
Monthly instalments rise stage by stage as more of the loan disburses. Early in construction, your monthly outlay is modest — the bank is only charging interest on the drawn 10-20%. By TOP, you're servicing the full loan at full instalment. Model the TOP-month instalment now, not the day-one one, because that's the cashflow that has to be sustainable for 25-30 years. We walk the full schedule, including a downloadable cashflow worksheet, inside the Singapore Mortgage Free Report.
TDSR & the 4% Stress Test per Tier
MAS forces banks to assess every Singapore home loan against a 4% medium-term interest rate floor, irrespective of the rate you actually lock. Your loan eligibility is sized against that 4% — not against today's 1.40% fixed or ~1.14% 1M SORA. The 55% TDSR ceiling is then applied on the stressed instalment.
Indicative monthly stress-test instalments at 4% over 30 years:
| Unit | Loan @ 75% LTV | Stress-test instalment (4%, 30y) | Indicative TDSR income floor |
|---|---|---|---|
| 2BR Premium | ~S$1.05M | ~S$5,010/mo | ~S$9,100/mo gross |
| 3BR | ~S$1.54M | ~S$7,350/mo | ~S$13,400/mo gross |
| 4BR Premium | ~S$2.05M | ~S$9,790/mo | ~S$17,800/mo gross |
| 4BR + Flexi | ~S$2.59M | ~S$12,370/mo | ~S$22,500/mo gross |
Income floors are gross-monthly equivalents before any existing debt servicing — car loan, credit-card minimums, personal loan instalments — gets deducted from the 55% headroom. Variable bonus and self-employed income are subject to haircuts (see our self-employed TDSR guide for the 30% haircut math).
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
Locking the loan before you lock the unit — an IPA against MAS Notice 645 is the only thing standing between your 1% OTP fee and a declined application.
Singapore's OTP timeline is unforgiving. You pay a 1% Option Fee on booking, get 21 days to decide, and forfeit it if you walk away. An In-Principle Approval sized against your actual income documents protects that money. Skip it and the OTP deposit is at risk if a bank later declines.
An independent broker can return an IPA within 14 days by running your file across multiple MAS-regulated banks in parallel — not sequentially. That speed matters more on a launch where VIP allocations are being absorbed in days, not weeks. The general framework for BUC financing is covered in our new launch financing playbook; the IPA piece is the entry ticket.
Fixed vs SORA Call for a BUC Purchase
As of May 2026, our live rate comparison shows:
- Fixed packages from ~1.40% p.a. (2-3 year lock-ins on qualifying loan sizes)
- 1M SORA-pegged floating at 1M SORA + 0% spread. The all-in rate moves with 1M SORA — which has been trending up — so today's effective rate is materially higher than the lows printed earlier in the cycle. Quote on the day of lock, not last month's screenshot.
For a Hudson Place purchase with a 3-4 year construction tail, the rate question splits in two:
- Construction phase (years 0-3). Only a small fraction of the loan is drawn at any given moment. Interest exposure is real but capped — a 100bps move on a 30% drawn loan is materially smaller than the same move on a fully disbursed loan.
- Post-TOP phase (year 4 onwards). Full loan disbursed, full instalment. This is where the rate package actually bites for 25+ years.
A common 2026 pattern: 2-year fixed during the early drawdowns for cashflow certainty, then a re-quote at TOP when the loan is fully disbursed and the market gives you a wider menu of packages. The right answer depends on TDSR headroom, second-property plans and how much break-cost tolerance you have if rates move against the fixed.
Three Moves Before You OTP
- Run the TDSR check at the tier you actually want. 2BR and 4BR sit roughly S$8,000/mo apart in stress-test income floor — the right unit is the one your TDSR/MSR affordability check says you can carry at the 4% stress floor, not the one your bonus year can pretend to carry.
- Get an IPA in 14 days. Hudson Place is moving on launch-weekend density. An independent IPA against multiple banks in parallel protects your 1% OTP fee and keeps you in the VIP allocation, not on the waitlist.
- Plan the TOP-month cashflow, not the booking-month one. Build the progressive-payment schedule against a 4% floor; check the full-disbursement instalment is sustainable through a recession scenario.
- Grab the playbook. The Singapore Mortgage Free Report bundles the BUC progressive-payment schedule, TDSR worksheet, ABSD timing matrix and refinance-at-TOP triggers in one PDF.
Free, Independent Second Opinion on Your Hudson Place Loan
Nexus Mortgage SG compares 16+ MAS-regulated banks at zero cost — IPA in 14 days, BUC progressive cashflow modelled, fixed-vs-SORA decision sheet on one page.
Run My Hudson Place Numbers →Prefer a personal review? WhatsApp Dan Ler at +65 8752 0859 for a free portfolio assessment. Banks pay our fee — you pay nothing.
Or download the full playbook: Singapore Mortgage Free Report — BUC down-payment schedule, TDSR/stress-test worksheets, ABSD timing matrix in one PDF.
About the author — Dan Ler is a Mortgage Advisor at Nexus Mortgage SG, an independent Singapore brokerage that works with 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.