One-North Eden
Slim Barracks Rise · District 05 · Rest of Central Region (RCR) · 99 yrs lease commencing from 2019
One-North Eden is an apartment development in District 05 (RCR). Based on 46 URA-recorded transactions from 2021–2026, its median price is $2,550,000, with prices moving about 3.9%/yr and a gross rental yield near 3.3%.
The verdict · for an investor
One-North Eden · Apartment · District 05 · Leasehold
One-North Eden is a mixed picture — a real case, with real caveats.
There's a genuine case here, but weigh the caveats below before you commit — the fundamentals and the record don't all point the same way.
Why it's pushing up
What matters most for you
- Convenient — MRT about 6 min on foot; 7 supermarkets, 4 food & retail spots nearby.
- Rentable — ~3.3% gross yield; transport and schools nearby keep tenants coming.
And what makes it better
- 2-bed, 3-bed, 4-bed have risen since 2024.
- A Primary-1 priority school within 1km — a real family draw.
What's holding it back
- The 1-bed has lagged (−1.7%).
- The market's near the top of its cycle — mind your entry price.
- Larger units — entry starts around $3.28M, not an easy first step.
Should I buy?
There's a case — weigh the caveats first.
Rental yield
gross, on this project
Priced vs nearby
mid-priced for the immediate area.
Independent research, not advice. A fair price still isn’t automatically a good buy — the call is always yours.
Pick your exact unit — then check your price
Your unit’s exact size
Every real size that has sold here (URA caveats). Pick yours — or the closest.
What 1,119 sqft (4-bed) units go for here
The price they’re asking
Type the price they’re quoting — we’ll judge it against what this exact size really sold for. No opinion until you do.
Recent 1,119 sqft sales
What it rents for — and if that works
The rent you’d get
The price to fight for — and the endgame
No agent, no listing, no one paying us — so we’ll say it plainly, whichever side of the table you’re on, for the size you picked.
If you’re buying
≤ $2.61M
Aim at the middle or below. A patient buyer has been getting closer to $2.52M.
If you’re selling
~$2.72M
List at the top of fair; realistic close is $2.61M–$2.64M unless it’s a high floor.
Why no rush either way: Seller’s Stamp Duty means a buyer can’t sell penalty-free for ~4 years — so you’re holding regardless. That’s your leverage to negotiate down now, not overpay.
The reality check — does the gain even make sense?
Our blunt read: ~$1.22M over 10 years at this project’s own pace. It works — but forward from a cycle top, treat it as a maybe, not a promise. This is our own POV, not a forecast — the pace is the project’s own (~3.9%/yr), and past pace never promises the future.
Built from URA transactions for One-North Eden — an opinion to decide and negotiate with, never a valuation and never financial advice.
If you’re buying — the outlook
One-North Eden
Rest of Central Region (RCR) · District 05 · ~$2,400 psf · 3.3% yield
Prices are near the top of the cycle, and the government is still cooling it — but cheap loans and steady immigration are holding them up. For One-North Eden, its own prices have been flat lately. Over a 4-year hold, expect sideways-to-modest — not a big jump.
On balance, the wind is roughly even.
What it means for you: At ~$2,400 psf, One-North Eden is priced about level with similar new projects nearby — no bargain, but you're not overpaying versus its peers. Its own prices are still climbing (~3.9%/yr over ~5 years). The real watch-out: about 2,473 brand-new units come up for sale in this district by 2028 — direct competition for when you sell. Buying near the top of the cycle just as that lands can cap your gains. So — use the incoming supply as your reason to negotiate the price down now, don't overpay, and plan to hold past the 4-year stamp-duty window before selling.
The signals behind it
Dots show how much weight each one carries.
Holds prices back
Prices are near the top — up 33% in 5 years, well above the 4.6%/year long-run pace. Less room left to climb.
About neutral
One-North Eden's own prices have gone flat over the latest year.
About neutral
The city fringe (RCR) sits in the middle of the three areas on long-run growth.
Holds prices back
The government is still cooling the market — the latest was SSD back to 4 years at 16/12/8/4% (2025). That caps how fast prices can run.
Supports prices
Loan rates are cheap right now (~1.08%) and falling. Easy to carry — which supports prices, but also means more buyers competing with you.
Supports prices
Against salaries, prices aren't expensive by past standards — people can still afford to buy.
Supports prices
Lots of new people keep moving to Singapore (non-residents up ~16% over 5 years) — steady demand for homes and rentals.
Holds prices back
About 2,473 new units are still unsold in this district, with the first big batch finishing around 2028 — plenty of fresh supply that can hold prices and rents back.
Supports prices
New launches in this district are selling well — 8 recent ones are around 98% sold, so buyer demand here is healthy right now.
Holds prices back · small effect
The government keeps releasing a lot of new land (~9,200 units this half-year) — more future supply that can weigh on prices years down the road.
Holds prices back · small effect
Foreign buyers are almost gone since the 60% tax (~1.4% of buyers) — a small drag on the city fringe.
Holds prices back
Rents at One-North Eden have slipped ~7% over the last couple of years — weaker support if you rent it out.
Supports prices · small effect
There's more CPF money sitting ready to put toward a home than a few years back — a small support in the background.
Supports prices · small effect
The economy is growing (5% last year) and jobs are steady (1.9% unemployment) — no alarm bells.
Supports prices · small effect
Building costs are high (up ~39% since 2010) and still creeping up — developers can't build cheap, which puts a floor under new-launch prices.
Built from real public data (URA price index back to 1975, plus rates, immigration, rents, the economy). It prepares you — it never promises a price.
How far could it go — and when?
Is the price high? ~$2,400 psf is ~5% below similar nearby projects (~$2,525). about right
(The whole city fringe average is ~$1,830 psf — but that lumps in older stock, so we compare like with like, not against that.)
What’s realistic here? Its own record and its real neighbours — not the market.
One-North Eden has grown ~3.9%/yr over ~5 years. Similar nearby: Normanton Park 2.8%, Lyndenwoods 9.9%, Bloomsbury Residences 3%, Blossoms By The Park -1.5%, Terra Hill 0.2% — a -1.5–9.9%/yr spread (most around 2.8%).
You can’t sell for ~4 years without a penalty. Seller’s Stamp Duty is 16/12/8/4% in years 1–4, then 0% — so the honest question is what happens from year 4 on.
What price per sqft are you hoping to sell at one day?
Our own read, not financial advice. We don’t predict a price — we show what your target would need, and when, against what this project and its real neighbours have actually done.
Median price
$2,550,000
2021–2026 (URA)
Appreciation
3.9%/yr
median trend
Gross yield
3.3%
~$6.68/psf rent
Lease
~92 yrs left
leasehold
One-North Eden median price per sqft, by year
Median PSF of actual URA transactions each year, with year-on-year change.
Does One-North Eden fit your budget?
GrowKaki models the real take-home — net of stamp duty, agent fee, mortgage interest and CPF — for the exact unit your budget reaches, then hands you to an agent when you’re ready.
Plan your purchase →Units for sale at One-North Eden
Questions people ask about One-North Eden
Is One-North Eden freehold or leasehold?
One-North Eden is on a 99-year lease that began in 2019, so about 92 years remain. It sits in District 05 (Rest of Central Region (RCR)).
How much does One-North Eden cost per square foot?
Recent transactions at One-North Eden are around $2,400 psf. Across its record, transacted prices range from $1,238,000 to $3,310,800.
Which primary schools are near One-North Eden?
Within 1 km (top Primary 1 priority): Fairfield Methodist School (primary) (0.48 km). Within 1–2 km: New Town Primary School, Henry Park Primary School. Distances are straight-line — the basis MOE uses for P1 priority.
Which MRT station is nearest One-North Eden?
The nearest MRT is Buona Vista MRT, about 430 m away (straight-line).
Has One-North Eden gone up in value?
Across 46 URA-recorded transactions (2021–2026), prices at One-North Eden have moved about 3.9% a year on average, with a gross rental yield near 3.3%. That is a past record, not a forecast.
What condos are comparable to One-North Eden?
Within a short walk: Blossoms By The Park, The Hill @One-North, The Rochester Residences, One-North Residences, Heritage View. These are the honest yardstick for its price and growth — closer and more alike than any whole-market average.
Is One-North Eden a good buy?
One-North Eden sits in Rest of Central Region (RCR). Whether it is right for you depends on your budget, purpose and holding period — GrowKaki models the net take-home after stamp duty, agent fee and CPF. This is independent research, not advice, and a fair price is not automatically a good buy.