> ## Content Index > Fetch the complete content index at: https://www.mychoicehomez.com/llms.txt > Use this file to discover other available public pages before exploring further. # One-North: The GFA Harmonisation Divide (2020–2026) - URL: https://www.mychoicehomez.com/one-north-gfa-harmonisation-guide/ - Published: 2026-04-30T09:00:27.000Z - Updated: 2026-08-19T16:16:37.000Z - Description: Blossoms by the Park and The Hill @ One-North launched pre-harmonisation. Bloomsbury Residences is the first harmonised project in One-North. At $2,450 PSF, the saving per unit is $107,000 to $172,000. Here is the full comparison - Author: James Ong - Tags: Investor Analysis, Buyer Guides, New Launch Primary — Check Your Property’s Retirement, Retrenchment & Legacy Exposure Property Resilience Check™ Stop. Before you go further, check this. Most buyers compare prices, layouts and MRT distance. Very few ask whether they can comfortably **hold the property through interest rate changes, career changes, or retirement.** A free 2-minute assessment covering: - Holding pressure - Financial resilience - Retirement suitability - Potential risk areas [Start My Free Property Resilience Check →](https://wa.me/6591111173?text=Hi%20James%2C%20I%27d%20like%20to%20do%20the%20Property%20Resilience%20Check&ref=mychoicehomez.com) 🔬 One-North / Queenstown · District 5 · 2020–2026 \+ Read more− Collapse One-North is Singapore's fastest-growing residential cluster outside the CBD. Anchored by Biopolis, Fusionopolis, NUS, and one of the highest concentrations of expat tenants in the country. Six residential launches since 2020\. Only one, Bloomsbury Residences. Is GFA harmonised. Here is what the difference costs at One-North PSF, and why the corridor's next wave of launches will all be harmonised. 6Residential launches 2020–2026 $2,474Bloomsbury avg PSF (harmonised, 2025) \~$107KEst. saving at $2,450 PSF (700 sqft unit) Apr 2025Bloomsbury — first harmonised One-North launch \+ Read more− Collapse One-North is unlike every other residential district in Singapore. Its tenant base is among the most educated and internationally mobile in the country. Researchers, biotech executives, tech professionals, and academics from NUS and INSEAD. Rental demand is structural and persistent. But the residential supply pipeline has historically been thin, and the GFA harmonisation divide means buyers in 2025 and beyond are choosing between pre-harmonisation projects with inflated strata areas and Bloomsbury Residences, the corridor's first harmonised launch. At One-North's PSF range of $2,400 to $2,700, the non-liveable space embedded in pre-harmonisation strata areas costs buyers between $107,000 and $172,000 per unit. The corridor's structural rental yield story is compelling, District 5 condo rental growth of 60.3% since 2020 makes it one of Singapore's strongest rental corridors. But that yield story is best captured in a harmonised unit where every dollar of purchase price is working for you on liveable space. The One-North Residential Timeline: 2020 to 2026 From One-North Eden to Bloomsbury Residences — six years and one rule change 2020–2021 **One-North Eden launches (D5, Buona Vista).** Chip Eng Seng, 165 units, 99-year leasehold. Pre-harmonisation. Avg $2,377 psf in resale. 32 profitable resale transactions, gains $139K–$742K. Fully sold within 6 months of launch. Benchmark for the corridor — all later projects measured against it. 2021 **GLS tenders for Slim Barracks Rise Parcel A (Blossoms) and Parcel B (The Hill).** EL Development wins Parcel A at $1,246 psf ppr. Kingsford wins Parcel B at $1,210 psf ppr. Both tenders close before 1 September 2022 — both pre-harmonisation. Both will carry AC ledges in strata area. Sep 2022 **URA announces GFA harmonisation.** Future GLS sites in One-North tendered after this date will be subject to new rules. Slim Barracks Rise sites — already awarded — remain pre-harmonisation. The next site to be tendered at Media Circle will be the district's first harmonised residential GLS. Apr 2023 **Blossoms by the Park launches (D5, Slim Barracks Rise).** EL Development, 275 units, mixed-use with commercial at ground level. Pre-harmonisation. Launched at avg $2,423 psf. Nearly 75% sold on launch day. Now trading at $2,415 median psf in 2025 with yield \~4%. Apr 2024 **The Hill @ One-North launches (D5, Slim Barracks Rise Parcel B).** Kingsford, 142 units. Pre-harmonisation. Launched at avg $2,595 psf. 30% sold on launch day. Current range $2,073–$2,595 psf; avg $2,466 psf over 12 months. Feb 2024 **Media Circle GLS — first harmonised One-North site.** Qingjian / China Construction win at $1,191 psf ppr. Post-Sep 2022 GLS — harmonised by rule. Lower land cost than Blossoms ($1,246) and The Hill ($1,210) despite post-harmonisation compliance. Apr 2025 **Bloomsbury Residences launches — first harmonised One-North residential launch.** Qingjian JV, 358 units. Harmonised — no strata AC ledge, no void spaces. Launched at avg $2,474 psf. 25% sold on launch day. The first One-North launch where every quoted sq ft is liveable floor plate. Jul 2025 **LyndenWoods launches (D5, Singapore Science Park).** CapitaLand, 343 units. Pre-harmonisation (GLS tender pre-Sep 2022). 94% sold on launch day at avg $2,450 psf. Notably, LyndenWoods includes AC ledges in strata area — analysts explicitly flagged this vs Bloomsbury Residences. Confirms buyer preference for harmonised layouts at comparable PSF. Mar 2025 onward **Hudson Place Residences (upcoming) — Media Circle Parcel A.** Harmonised. Expected launch 2026\. And Dover Drive GLS site — record bid of $1,556 psf ppr in March 2026, the highest RCR residential site in years. Post-harmonisation. Every future GLS launch in One-North will be harmonised. All One-North Residential Projects: Harmonised vs Pre-Harmonisation The complete District 5 / One-North launch table — 2020 to 2026 | Project | Developer | Launch | Launch PSF | Avg / Current PSF | Units | GFA Status | | ------------------------------------------------------------- | -------------------------- | ------------ | ------------- | ----------------- | ----- | ------------------- | | **One-North Eden** | Chip Eng Seng | 2020 | \~$2,000 | $2,377 resale | 165 | ❌ Pre-harmonisation | | **Blossoms by the Park** | EL Development | Apr 2023 | \~$2,423 | $2,415 median | 275 | ❌ Pre-harmonisation | | **The Hill @ One-North** | Kingsford | Apr 2024 | $2,595 | $2,466 avg (12m) | 142 | ❌ Pre-harmonisation | | **LyndenWoods** | CapitaLand | Jul 2025 | \~$2,400 | $2,450 avg | 343 | ❌ Pre-harmonisation | | **Bloomsbury Residences ★ First harmonised One-North launch** | Qingjian JV | Apr 2025 | $2,396–$2,443 | $2,474 avg (2025) | 358 | ✅ Harmonised | | **Hudson Place Residences (upcoming)** | Qingjian / China Const. | 2026 est. | TBA | — | \~325 | ✅ Harmonised | | **Dover Drive (upcoming)** | Qingjian / China Const. JV | 2027–28 est. | TBA ($2,600+) | — | \~625 | ✅ Harmonised | | **One-North Eden, Heritage View, Dover Parkview** (resale) | Various | — | — | $1,458–$2,377 | — | ❌ Pre-harmonisation | PSF Compared — What One-North Buyers Are Actually Paying True liveable PSF once non-usable strata area is stripped from pre-harmonisation projects Bloomsbury (✅ harmonised) $2,474 psf Blossoms by the Park (❌) $2,415 psf The Hill @ One-North (❌) $2,466 psf LyndenWoods (❌) $2,450 psf Blossoms liveable adj.\* \~$2,600 psf \*Blossoms liveable-adjusted PSF estimated by removing \~45 sqft AC ledge from 700 sqft unit. Bloomsbury at $2,474 is cheaper per usable sq ft than Blossoms at $2,600 adjusted PSF. **The One-North comparison trap:** Bloomsbury Residences appears *more expensive* at $2,474 psf than Blossoms at $2,415 psf. The opposite is true once you adjust for liveable area. Blossoms' strata area includes \~45 sqft of AC ledge per unit. Adjusted for liveable space, Blossoms' true effective PSF is approximately $2,580–$2,620 psf — making Bloomsbury the better value per usable square foot despite the higher quoted PSF. Floor Plan Comparison: One-North at $2,450 PSF 700 sq ft 2-bedroom — pre-harmonisation (Blossoms by the Park / The Hill) vs post-harmonisation (Bloomsbury Residences) ❌ Blossoms by the Park — 700 sqft 2BR (Pre-Harmonisation) Living / Dining \~270 sqft Master BR \~150 sqft Bath + Kitchen \~100sqft Balcony \~50 sqft AC Ledge \~45 sqft PAID BY YOU Bay Window \~25 sqft paid Study / Store \~60sqft \= non-liveable, charged at full PSF **Quoted 700 sqft · Liveable \~630 sqft** AC ledge 45 + bay window 25 = 70 sqft non-liveable At $2,415 psf: \~$169,050 paid for unusable space ✅ Bloomsbury Residences — \~570 sqft 2BR (Post-Harmonisation) Living / Dining \~285 sqft (efficient layout) Master BR \~155 sqft Study nook Bath + Kitchen \~130 sqft Balcony \~45 sqft AC Ledge COMMON PROP ✓ No Bay Window ✓ Store \~35sqft **Quoted \~570 sqft · Liveable 570 sqft** AC ledge = common property. No bay windows. No voids. What you see on the floor plan is what you live in. The One-North Saving — Real Numbers At One-North's RCR PSF of $2,400 to $2,600, the harmonisation gap is larger than it looks Savings Illustration — 700 sqft 2BR at $2,450 PSF (Pre-Harmonisation One-North Unit) \~45 sqftAC ledge (non-liveable, in strata) \~25 sqftBay window area charged \~70 sqftTotal non-liveable area paid 70 × $2,450Cost of unusable space at One-North RCR PSF $171,500Overpayment — concrete and ledge +\~$4,800BSD saving on lower purchase price ≈ S$107,000 – S$172,000 Range reflects unit size — 570 sqft 2BR (Bloomsbury) saving \~$107K vs 700 sqft 2BR pre-harmonisation saving \~$172K. LyndenWoods buyers (pre-harmonisation, $2,450 psf avg) pay approximately $107–$171K more in real terms than Bloomsbury buyers for the same liveable floor area. BSD saving on the lower effective price adds another $4,800–$7,000 on top. The One-North Rental Play — Why Harmonisation Matters for Yield In a rental-first corridor, every non-liveable sq ft costs you twice \+ Read more− Collapse One-North is unusual in Singapore. It is one of the few residential corridors where *investors* consistently form a larger proportion of buyers than owner-occupiers. The tenant pool is deep: 50,000+ workers in Biopolis, Fusionopolis, NUS, and surrounding campuses. Rental growth of 60.3% since 2020\. One of the highest in Singapore. District 5 condos average $4.84 psf per month in rent, above the national average of $4.79 psf. Secondary — Prefer to Talk to James Directly? Skip the form. If you would rather talk through your specific situation — timing, financing, or whether this still makes sense if your circumstances change — WhatsApp James directly. No pitch, just the numbers. [WhatsApp James Directly →](https://wa.me/6591111173?text=Hi%20James%2C%20I%27d%20like%20to%20talk%20through%20my%20situation&ref=mychoicehomez.com) \+ Read more− Collapse In this context, buying a pre-harmonisation unit and paying $171,000 for non-liveable AC ledge and bay window is doubly painful. You pay $171,000 more on purchase (capital tied up). And when you rent the unit out, the tenant pays only for the liveable space. No tenant is going to pay premium rent for an AC ledge. Your yield calculation, anchored to your full purchase price including the non-liveable area, is artificially suppressed. A harmonised unit bought at the true liveable PSF generates a cleaner yield calculation where every dollar of purchase price is working against rentable floor plate. **Yield comparison:** A Bloomsbury 2BR at $1.37M (570 sqft, $2,400 psf) renting at $3,800/month = 3.32% gross yield. A Blossoms 2BR at $1.69M (700 sqft, $2,415 psf — but 630 sqft liveable) renting at the same $3,800/month = 2.70% gross yield. The harmonised unit achieves 23% better gross yield on the same rental income — purely because the purchase price was not inflated by non-liveable strata area. James's Note — What One-North Tenants Actually Value \+ Read more− Collapse I have worked with clients renting in the One-North corridor, and the feedback from tenants is consistent: they care about internal layout efficiency, aircon coverage, and proximity to Buona Vista or One-North MRT. No expat researcher has ever told me they valued a large AC ledge outside their window. The AC ledge is invisible to the tenant. It contributes zero to their rental willingness to pay. It contributes 100% to the landlord's purchase cost. When you buy a pre-harmonisation unit in One-North for investment, you are paying $107,000 to $172,000 for something your tenant will never see, use, or factor into their rent decision. That is the clearest way I can put it. The harmonisation saving in a tenant-heavy corridor like One-North is not just a purchase-price argument. It is a yield argument that plays out every month for as long as you hold the property. ### Comparing Bloomsbury Residences or LyndenWoods against a pre-harmonisation One-North unit? James calculates the true liveable PSF and rental yield for both so you see the real comparison. D5 / One-North · Investor advisory · CEA Reg No. R008385F · PropNex [ WhatsApp James: 91111173 ](https://wa.me/6591111173?text=Hi%20James%2C%20I%20read%20your%20One-North%20GFA%20harmonisation%20article%20and%20would%20like%20help%20comparing%20Bloomsbury%20Residences%20against%20other%20One-North%20options.&ref=mychoicehomez.com) **Sources:** EdgeProp, District 5 rental growth and condo data, March 2026;, Bloomsbury Residences pricing review, April 2025; 99.co, Bloomsbury Residences launch data, April 2025; EdgeProp, One-North transformative changes analysis, March 2026; Decoupling Expertise, LyndenWoods pre-GFA harmonisation analysis, June 2025; URA, GFA Harmonisation circular, September 2022; URA Realis caveat data James Ong | CEA Reg No. R008385F | PropNex Realty Pte Ltd | [mychoicehomez.com](https://mychoicehomez.com/?ref=mychoicehomez.com) For informational purposes only. PSF figures sourced from URA caveats and published market data. Yield comparisons are indicative and use assumptions stated in the article. Consult a licensed conveyancer and property agent before any transaction decision. One-North — **WhatsApp James for the numbers before you commit.** [Ask James →](https://wa.me/6591111173?text=Hi%20James%2C%20I%20have%20a%20question%20about%20One-North.&ref=mychoicehomez.com-sticky-one-north-gfa-harmonisation-buyer-guide-) ✕ Disclaimer+ This article is for informational and educational purposes only. It does not constitute financial, investment, or legal advice. Property investments involve risk. Past performance is not indicative of future results. Readers should seek independent advice from licensed professionals before making any property or financial decision. James Ong is a licensed real estate salesperson (CEA Reg No. R008385F) with PropNex Realty Pte Ltd and is not a licensed financial adviser.