Type

Units

Min Area

Price Range

2 BR

1023 sqft

S$2.4XM – S$2.6XM

4+ BR

7459 sqft

From S$16.0XM

Property Highlights

Prime Marina Bay location just 160m from CE2 MRT station
2-bedroom, 2-bathroom unit spanning 1,141 sqft
S$2,599,000 asking price in a high-demand waterfront precinct
Excellent connectivity and proximity to CBD employment centres
Strong capital appreciation potential in Marina Bay district

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Ref: 19545622

Marina One Residences: A Premium Marina Bay Home

Marina One Residences stands as one of Singapore's most desirable residential addresses, situated at the heart of the Marina Bay precinct. This 2-bedroom, 2-bathroom apartment, offered at S$2,599,000, represents an exceptional opportunity for buyers seeking a home in one of the island's most vibrant and prosperous localities.

The property encompasses 1,141 square feet of carefully designed living space, combining functionality with the high-quality finishes expected in a development of this calibre. The floor plan has been optimised to maximise natural light and ventilation whilst maintaining clear sightlines throughout the main living areas.

Location and Connectivity

Situated at 23 Marina Way, this residence benefits from one of Singapore's most enviable transport connections. The Marina Bay MRT Station on the Circle Line Extension 2 (CE2) is a mere 160 metres away, placing essential commuting infrastructure quite literally on your doorstep. This proximity to public transport fundamentally reshapes the daily experience of residents, reducing commute times to the CBD and beyond to just minutes.

The Marina Bay precinct itself has evolved into Singapore's premier mixed-use district, home to iconic landmarks, world-class shopping venues, dining establishments, and cultural institutions. Living at Marina One places residents within walking distance of these amenities, creating a lifestyle that seamlessly blends residential comfort with urban convenience.

Investment Potential and Market Position

Properties in Marina Bay continue to command strong market attention from both owner-occupiers and investors. The proximity to MRT infrastructure, combined with the district's ongoing development and prestige, supports both rental demand and capital appreciation potential. The asking price of S$2,599,000 reflects the premium nature of this location and the quality standards expected in this market segment.

For those considering this as an investment purchase, the strong rental market in Marina Bay—driven by expatriates, young professionals, and corporate relocations—presents compelling yield opportunities. The dual appeal of the precinct to both residential and commercial tenants underpins stable, long-term rental income potential.

Property Specifications

The unit offers two well-proportioned bedrooms and two full bathrooms, providing flexibility for different household compositions and lifestyle needs. The 1,141 square-foot footprint allows for generous living zones, including a spacious living and dining area ideal for both everyday comfort and entertaining. Such dimensions are particularly valued by buyers in the prime city district segment, where efficient use of space is paramount.

The development's architectural design reflects contemporary standards, with attention paid to acoustics, thermal comfort, and the integration of modern building systems that today's discerning residents expect.

Market Context

Marina Bay has consistently demonstrated resilience and growth across property cycles. The combination of limited supply, high barriers to entry for new developments, and sustained institutional interest from corporations and international investors creates a fundamentally supportive market environment. The district's status as Singapore's financial and cultural heart ensures enduring demand across multiple buyer demographics.

Recent transactions in Marina Bay indicate that prime waterfront-adjacent properties in this price bracket continue to attract serious buyer interest, particularly from upgraders moving from Central Business District locations and high-net-worth individuals seeking trophy assets.

Suitability for Different Buyers

First-time buyers stepping into the premium segment will find Marina One's MRT proximity and established infrastructure appealing, as it reduces renovation risks and provides immediate amenity access. Upgraders trading up from smaller city-fringe units will appreciate the size, finish quality, and prestige factor. High-net-worth individuals may view this as a stable, liquid asset in an internationally recognised location that doesn't require active management. For investors, the rental yield potential combined with Marina Bay's consistent capital appreciation makes this an attractive addition to a diversified property portfolio.

Financing Considerations

At the S$2,599,000 price point, this property sits comfortably within the purview of most institutional lenders, with loan-to-value ratios typically available at 75% for owner-occupiers and 70% for investors. Buyers should factor in Additional Buyer's Stamp Duty (ABSD) if this is a second or subsequent property acquisition, which will materially affect total outlay. The total debt servicing ratio (TDSR) framework generally remains favourable for properties at this price level in Singapore's current lending environment, though individual bank assessments apply.

The Marina Bay Advantage

Choosing to live in Marina Bay means embracing a lifestyle that few Singapore neighbourhoods can replicate. The combination of world-class infrastructure, cultural attractions, fine dining, and premium retail creates an environment where residents benefit from constant vibrancy and urban polish. The Circle Line Extension's completion has further solidified the district's position as the top choice for those who demand convenience alongside prestige.

Marina One Residences represents the embodiment of this lifestyle proposition, and at S$2,599,000, offers serious buyers the opportunity to establish themselves in what many regard as Singapore's most important residential locality.

Frequently Asked Questions

What rental yield could I expect if I purchase this Marina One property as an investment?

Based on current Marina Bay rental benchmarks, a 2-bedroom unit at this price point typically commands monthly rents between S$7,500 and S$8,500 depending on exact layout and floor level, translating to a gross yield of approximately 3.5% to 3.9% per annum. When factoring in acquisition costs, property tax, maintenance fees, and management expenses, net yields typically settle at 2.8% to 3.2% annually. The Marina Bay precinct remains highly attractive to expatriate tenants, corporate relocations, and international investors seeking short-term luxury accommodation, which underpins consistent rental demand and justifies the premium pricing relative to peripheral locations.

How does the S$2.6M asking price compare to recent price-per-square-foot transactions in Marina Bay?

At S$2,599,000 for 1,141 square feet, this property achieves approximately S$2,277 per square foot, which aligns with current market expectations for prime Marina Bay 2-bedroom units in Q4 2024. Recent comparable transactions in the same precinct have ranged from S$2,150 to S$2,400 psf depending on exact location, renovation age, and floor level—with higher floors and unobstructed water views commanding premiums. The asking price sits comfortably within the expected range for this segment, reflecting neither a significant discount nor an aggressive premium, and provides fair value given the property's MRT proximity and development prestige.

What ABSD implications should second-property buyers consider at this price point?

For Singapore citizens or permanent residents purchasing this as a second residential property, the Additional Buyer's Stamp Duty will be 15% on the first S$180,000 (S$27,000) and 20% on the remaining S$2,419,000 (S$483,800), totalling approximately S$510,800 in ABSD liability. Foreign buyers face even steeper ABSD at 20% on the first S$180,000 and 25% thereafter, amounting to roughly S$638,700—a significant increase to your total acquisition cost. These duties substantially impact your effective entry price and should be carefully modelled into your investment return calculations, particularly if the property is intended as an income-generating asset rather than a primary residence.

What is the lease decay risk, and how might it affect resale value given this is leasehold?

Marina One Residences operates under a leasehold tenure structure; most residential units in Singapore do carry this framework, and the development's lease term will determine long-term asset preservation. As a buyer, it is essential to confirm the remaining lease length—if the property holds a 99-year lease with most of that tenure intact, decay risk over your holding period (typically 10-20 years) is minimal and should not materially impact your sale price. However, if the lease is approaching 80 years or below, lenders become cautious and buyer appetite narrows, potentially constraining future resale value. I recommend reviewing the exact lease length during your due diligence phase and consulting a conveyancer, as this single factor can meaningfully influence long-term equity performance.

How does the 160m proximity to CE2 Marina Bay MRT affect demand and capital appreciation?

Properties within a 200-metre walk of MRT stations command a demonstrable capital appreciation premium in Singapore, typically appreciating 15% to 25% faster than similar units 400+ metres from public transport over a 5-10 year cycle. Marina Bay's Circle Line Extension has been a game-changer, directly connecting the precinct to Jurong East, Tiong Bahru, and the broader central corridor—this transport upgrade underpins sustained demand from commuters, internationals, and upgraders. The short 160-metre walk also enhances rental appeal significantly, as tenants increasingly prioritise walkable MRT access; this proximity essentially guarantees strong tenant retention and pricing resilience, which translates directly into capital stability and upside potential.

Is this property suitable for first-time home buyers, or is it better suited to upgraders and investors?

Whilst first-time buyers can certainly purchase here if they meet financing criteria, the S$2.6M price point and Marina Bay premium place this property squarely in the upgrader and investor territory. First-timers are typically better served by newer, HDB-equivalent properties or suburban developments with better value proposition; however, if you are a first-timer with significant capital and work-based proximity to Marina Bay, the convenience and lifestyle offset cannot be overstated. Upgraders moving from smaller CBD units will find this an attractive lateral or vertical move with meaningful space gains, whilst investors benefit from Marina Bay's rental maturity and international tenant base—making this the sweet spot for the latter two demographics.

What is the TDSR headroom and financing landscape for a buyer at this S$2.6M price point?

At S$2,599,000 with a typical 75% LTV loan offer, a buyer would require approximately S$1,949,000 in financing, with monthly repayments around S$10,500 over a 25-year tenure at current rates (~3.5%). The TDSR framework caps total monthly debt obligations at 60% of gross monthly income, meaning you would need a monthly income of roughly S$17,500 to comfortably pass lending criteria—translating to annual income around S$210,000. Most institutional lenders offer competitive rates and flexible terms at this property price level, and buyers in this segment rarely face approval challenges; however, self-employed individuals and those with irregular income may face scrutiny and should prepare comprehensive financial documentation.

How does Marina One Residences compare to competing developments in Marina Bay and the CBD fringe?

Marina One Residences competes directly with other prime Marina Bay-adjacent developments such as Marina Bay Suites, One Marina Boulevard, and 8 Marina Boulevard, all of which command similar price-per-square-foot metrics. What differentiates Marina One is its architectural prominence, branded prestige within the district, and direct-to-MRT walkability—some competing units may have similar or superior finishes but lack the convenience factor. The development's completion timeline and market positioning as a primary waterfront address, rather than a secondary Bay-adjacent location, provides a psychological and practical advantage that justifies asking prices at or above peer comparables in the same neighbourhood.

Which unit stack or floor level offers the best value within Marina One Residences?

Within Marina Bay developments, mid-rise floors (roughly floors 15-25) typically offer the best value-to-amenity ratio, as they provide excellent water views and light without the premium pricing of the highest floors, and without the relative underperformance of lower floors which may face some street-level activity. North-facing and east-facing units tend to hold value well due to morning light and cooler afternoon temperatures, whilst south-west aspects attract buyers willing to pay premiums for sunset views. If purchasing as an investment, units on floors 18-22 facing Marina Bay's water frontage have historically demonstrated the strongest rental velocity and capital appreciation, as they strike an optimal balance between prestige, functionality, and rental appeal to the expatriate tenant cohort.

What is the future supply pipeline in the Marina Bay district, and how might it affect property values?

Marina Bay's development envelope is largely mature, with most prime waterfront and Bay-adjacent sites already developed or pre-committed to mixed-use / commercial projects rather than residential. Government land sales in the immediate Marina Bay area have slowed significantly, and any new residential supply is expected to cluster in the immediately adjacent planning zones (Straits View, Downtown Core fringe) rather than within Marina Bay proper. This supply scarcity, combined with the district's status as Singapore's premier cultural and financial centre, provides a structural floor to property values and supports gradual appreciation as external demand (internationals, upgraders) remains robust. The lack of meaningful new residential competition within Marina Bay itself is one of the strongest arguments for purchasing here—your asset is in a genuinely supply-constrained, demand-resilient location.

What are the maintenance fees and annual property taxes I should budget for at Marina One?

Marina One Residences, as a premium waterfront development, typically carries monthly maintenance fees (sinking fund contributions plus management charges) in the region of S$600 to S$750 per month, depending on exact unit size and any recent special assessment projects. Annual property tax is calculated based on annual value (AV) set by IRAS, which for a unit of this calibre and location typically ranges from S$3,500 to S$4,500 annually. Over a 10-year holding period, these outgoings total approximately S$90,000 to S$120,000, which should be factored into your total cost of ownership model alongside stamp duties, renovation budgets, and opportunity costs; these fees are standard for developments of Marina One's class and reflect the comprehensive maintenance standards and amenity provisioning that justify the premium price.

Marina One Residences 2BR Apartment $2.6M Marina Bay