Introduction and 2026 market backdrop

Singapore’s private residential market in 2026 remains defined by steady demand, selective supply and a preference for projects with strong everyday liveability. New launches are still influenced by higher construction costs, tighter labour conditions and land bids that were largely priced during a more competitive GLS cycle. At the same time, household formation, upgrade demand and a persistent pool of long term investors continue to support absorption, even as buyers become more discerning on value per square foot, unit efficiency and MRT access. In this comparison, Hudson Place Residences we take a neutral look at two city fringe style options: Hudson Place Residences and Emerald of Katong (used as a benchmark given clearer market reference points). Where exact figures are not publicly confirmed, they are labelled as anticipated or expected, based on 2024–2026 transaction ranges in comparable RCR/CCR locations. The aim is to help owner occupiers and investors weigh stability, rental resilience and exit liquidity rather than chase short term hype.

Location and connectivity factors

Hudson Place Residences is expected to appeal to buyers who prioritise central access and shorter commute times, with anticipated positioning in a more established urban neighbourhood and closer reach to the CBD or Orchard corridor, depending on its final confirmed address. Connectivity is best judged by walk time to rail: a comfortable 6–10 minute walk to an MRT station is typically viewed as “walkable” in Singapore, while 12–15 minutes tends to be more lifestyle dependent. Emerald of Katong, by contrast, is widely associated with the Tanjong Katong area (RCR, District 15), where the Thomson East Coast Line has tightened travel times; an expected 6–8 minute walk to Tanjong Katong MRT (TEL) supports both tenant demand and resale depth. Lifestyle nodes matter too: Katong and Joo Chiat dining streets, East Coast Park (often 10–15 minutes by bus or cycle), and links to Paya Lebar Central improve daily convenience. For schools, District 15 typically draws families for proximity to Tao Nan School (around 1.5–2.0 km, expected), CHIJ Katong Primary and secondary options, while a more central project may instead benefit from proximity to enrichment hubs and international school routes.

Developers and overall project scale

Developer strength affects build quality, after sales support and how well a project holds up during resale scrutiny. For Hudson Place Residences, if the developer and site origin are not yet disclosed, buyers should treat key assumptions as pending: whether the plot is a GLS parcel, an en bloc redevelopment, or a smaller private land acquisition will influence design constraints, unit count and future competition. As a rule of thumb, larger GLS driven projects (often 500–900 units) can offer stronger facility decks and more unit types, but may take longer to fully exit as many similar stacks enter the resale market at the same time post TOP. A mid sized development (roughly 200–400 units) often balances facilities with more controlled supply, which can support price stability if demand stays consistent. Emerald of Katong is generally discussed as a mid to large scale city fringe project with a mainstream buyer pool, which typically helps resale liquidity. TOP timelines matter for investment planning: a 2028–2030 TOP window is common for launches selling in 2025–2026, and buyers should factor in interest costs during construction and the likely rental start date. In both cases, confirm whether the developer is a recognised listed group or a smaller consortium, and review past projects for maintenance standards and defect resolution trends.

Unit mix and resident amenities

Unit configuration is where value is won or lost in 2026, because buyers have become more sensitive to efficiency, ventilation and storage rather than headline size. For Hudson Place Residences, a central leaning concept usually suggests a higher proportion of one and two bedroom units aimed at professionals, with some compact three bedders for small families. Look for practical layouts: kitchens with workable counters, bedrooms that fit a queen bed with side circulation, and minimal long corridors that inflate square footage without adding utility. Emerald of Katong, given its family friendly district profile, is expected to carry a broader spread of two to four bedroom units, with three bedroom demand supported by school proximity and a strong lifestyle identity. Amenities should be assessed beyond marketing names: a 50 m pool is a plus but not essential if the project is genuinely walkable to daily conveniences; what matters is shade, greenery, a usable gym, function spaces that residents can actually book, and thoughtful drop off and basement circulation. If smart home features are included, treat them as convenience rather than investment upside unless they materially reduce running costs or improve security. Also check for noise buffers, especially near arterial roads, and whether balconies are oversized or sensibly proportioned for Singapore’s heat and rain patterns.

Pricing and investment considerations

Pricing analysis should start with land cost and a realistic breakeven, then move to achievable rent and resale depth. If Hudson Place Residences’ land cost is unknown, a central or near city positioning in CCR or prime RCR typically implies a higher land rate, often in the region of about $1,400–$2,200 psf ppr (anticipated), depending on tenure, plot ratio and competition. With 2026 construction and financing conditions, a conservative breakeven could sit around $2,300–$2,700 psf, leading to an expected launch band of roughly $2,600–$3,200 psf for a better located product. Emerald of Katong’s land cost has been discussed in market circles at city fringe levels (expected about $1,300–$1,700 psf ppr), implying a breakeven around $2,200–$2,500 psf and a likely launch range in the $2,600–$3,100 psf zone depending on stack and floor height. Rental logic differs: a more central project tends to rely on professional tenants and expatriates, where MRT access and proximity to office clusters drive demand; Katong leans on a mix of expats, aviation and city fringe professionals, plus families priced out of CCR but still wanting lifestyle. Key risks in 2026 include competing supply at TOP, slower exit liquidity if many similar new launches complete together, and policy sensitivity around ABSD and loan limits. Buyers should stress test holding power for 3–5 years post TOP rather than assume immediate appreciation.

Conclusion

Choose the more centrally oriented option if your priority is commute efficiency, stronger professional tenant depth and a higher likelihood of holding value through scarcity, accepting that entry pricing may be firmer and unit sizes may skew compact. Choose the Katong benchmark if you want lifestyle character, stronger family appeal and broad resale demand supported by schools and the Thomson East Coast Line, accepting that future competition in the East can be more visible as additional sites are introduced. In both cases, the best outcome usually comes from picking the right stack and layout rather than simply the “better” project: prioritise walkable MRT access, quiet facing, functional bedrooms and a price that leaves room above breakeven. If you are seriously considering either project, it is sensible to register interest early so you can review the final scheme, confirm the developer details, compare stack pricing, and decide with full information once the official launch materials are released.