Type

Units

Min Area

Price Range

2 BR

646 sqft

S$1.9M – S$2.1M

3 BR

1012 sqft

S$2.8M

Property Highlights

Condo development with 5 units currently available.
Prices currently range from S$1.9M to S$2.8M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$376K on this acquisition.
Located 2 min (190 m) from TE21 Marina South MRT Station.

Price Trends & Rental Yield

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One Marina Gardens: Premium Waterfront Living at Marina South

One Marina Gardens stands as a sophisticated residential development positioned at the heart of Singapore's Marina South precinct, one of the nation's most strategically significant and rapidly evolving urban districts. Located at 3 Marina Gardens Lane, this development commands an enviable setting that places residents within the orbit of Singapore's financial epicentre whilst maintaining direct access to essential public transport infrastructure. The proximity to TE21 Marina South MRT Station—merely a two-minute walk or approximately 190 metres away—ensures seamless connectivity to the broader island network, making this address particularly attractive to professionals and families who value time efficiency and mobility.

The Marina South area has emerged as a compelling choice for residential investment and owner-occupation over the past decade, driven by significant urban renewal and the consolidation of premium office, retail, and leisure offerings within walking distance. One Marina Gardens benefits immensely from this transformation, positioning itself as a contemporary residential anchor within a district that has attracted substantial institutional and commercial interest. The development appeals to a broad spectrum of buyers: established professionals seeking a compact yet well-appointed residence close to their workplace, upgraders transitioning from older Housing Development Board or older condominium stock, and international buyers attracted to Singapore's stability and the Marina Bay precinct's global appeal.

Connectivity and Location Advantages

The development's relationship to Marina South MRT Station represents a material advantage for both daily commuting and longer-term capital appreciation. This station serves the Downtown Line and connects seamlessly to the broader network, ensuring residents can reach destinations across Singapore with minimal friction. The immediate catchment around Marina South MRT has historically demonstrated resilience during economic cycles, supported by consistent demand from office workers, leisure visitors, and residents who prioritise central accessibility. The two-minute walk to the station eliminates the transportation burden that often constrains residential appeal in outer districts, thereby supporting stronger retention of value and more consistent rental demand for investors.

Beyond MRT connectivity, the Marina South address places residents within arm's length of Marina Bay's expanding portfolio of attractions: the Marina Bay Sands complex, Gardens by the Bay, the Singapore Flyer, and an ever-growing roster of dining, entertainment, and cultural institutions. This ecosystem of activity and amenity drives continuous foot traffic and maintains the precinct as one of Singapore's most visited and economically vibrant zones. For residents, this translates to convenience, lifestyle variety, and the assurance that the underlying area will continue to attract investment and upgrade over time.

Property Specifications and Market Positioning

Units within One Marina Gardens are designed with contemporary living standards in mind, reflecting the expectations of discerning Central Region buyers. The development offers apartments across various configurations, with pricing beginning from approximately S$1.9 million, reflecting the premium attached to the Marina South address and the quality of finishes typical of this market segment. Individual units range in size and layout, with some offering approximately 646 square feet, providing an efficient footprint suitable for both owner-occupiers who work nearby and investors targeting the executive rental market.

The per-square-foot pricing at One Marina Gardens sits within the established benchmark for premium Central Region apartments, reflecting both the desirability of the location and the standard of construction and finishes. Comparable recent transactions in the Marina South and adjacent Marina Bay precincts have demonstrated pricing in the region of S$3,000 to S$3,500 per square foot for well-maintained and well-located units, confirming that One Marina Gardens occupies a competitive and justified position within this market tier. Buyers and investors evaluating this development should contextualise pricing against the tangible advantages of MRT proximity, the maturity and stability of the surrounding urban environment, and the proven track record of Marina Bay as an economic and residential anchor.

Investment Perspective and Rental Dynamics

For investors, One Marina Gardens presents an opportunity to access a prime Central Region asset with strong underlying rental demand. The Marina South location attracts a consistent pool of expatriate tenants, relocating professionals, and travellers seeking short-term or medium-term accommodation close to the business district. Estimated rental yields for well-positioned units in this precinct typically range between 2.5% and 3.5% gross annual yield, reflecting the premium paid for location offset by the limited scarcity premium available in this mature, well-supplied market segment. The actual yield realised will depend on individual unit configurations, state of maintenance, and the investor's ability to secure tenants prepared to pay market rates for the Marina South address and associated amenities.

The rental market dynamics at Marina South tend to be more responsive to corporate relocation cycles and expatriate posting patterns than to broader residential demand cycles. This characteristic can provide stability during periods when owner-occupier demand softens, as institutional and corporate housing demand often maintains floor-level activity. However, investors should recognise that this district does not typically command the rental growth multiples seen in emerging or improving neighbourhoods; rather, it offers the advantage of consistent, reliable tenant flow and minimal vacancy periods for units positioned at the correct price point.

Financing and Buyer Profiles

Financing a purchase at One Marina Gardens typically involves mortgages ranging from 75% to 80% loan-to-value, with the exact quantum dependent on the buyer's profile and bank appetite. For a second residential property purchase by a Singapore Citizen, the Additional Buyer's Stamp Duty (ABSD) applies at a current rate of 20%, materially increasing the total acquisition cost. A purchaser acquiring a unit at approximately S$2 million would face ABSD of around S$400,000, making the total upfront cashflow requirement substantial. This is an important consideration for upgraders and investors, and should be factored into decision-making alongside legal, stamp duty (primary), and valuation fees.

Total Debt Service Ratio (TDSR) considerations at the current interest rate environment typically allow borrowers with stable income to draw mortgages on properties at this price point, provided monthly debt obligations (including the new mortgage and all existing liabilities) do not exceed 60% of gross monthly income. A purchaser financing 75% of a S$2 million purchase would require sufficient income to support monthly mortgage servicing of approximately S$7,500 to S$8,000 depending on the tenure and loan tenor selected. First-time property buyers may find the Marina South address and the development's contemporary standard particularly appealing, although the significant absolute price point means this market segment is typically limited to established young professionals or households with pooled income.

Tenure and Capital Preservation

The tenure structure of One Marina Gardens is a critical consideration for long-term capital preservation and resale appeal. Properties with full free-hold tenure, or leasehold arrangements at 999 years, are generally perceived as offering stronger long-term value retention and lower depreciation risk compared to properties on 99-year leases. The tenure at One Marina Gardens should be verified during the purchasing process, as this directly impacts the property's appeal to future buyers and its ability to sustain value over decades. Properties with shorter remaining lease periods become progressively less attractive to mortgaging institutions and owner-occupiers, meaning that leasehold properties at this price point with lease periods approaching the 60-year mark may experience material valuation headwinds.

For investors with a medium to long-term holding horizon, tenure structure is particularly material, as leasehold decay can eventually force a sale or a collective en bloc transaction to preserve value. Conversely, properties with freehold or 999-year tenure offer significantly stronger assurance of value stability and the ability to hold indefinitely without erosion of capital due to lease expiry risk.

Market Comparables and Competitive Positioning

The Marina South and Marina Bay precincts host several competing developments catering to similar buyer profiles, including established residential complexes with comparable MRT proximity and price positioning. Recent supply additions in the Central Region have been modest, supporting pricing stability and reducing the risk of rapid oversupply that could compress valuations. The scarcity of well-located, newly refurbished or new apartments at the Marina South address means that One Marina Gardens competes on quality of finishes, specific unit configurations, and management standards rather than on price alone. Developments in the immediate vicinity, such as those in Marina Bay itself or the adjacent Tanjong Rhu precinct, offer useful price comparison points; however, the MRT proximity and integrated urban setting at Marina South command a premium relative to slightly more peripheral addresses within a 10-minute radius.

Future Precinct Development and Long-Term Outlook

The Marina South precinct continues to benefit from government investment in urban renewal, green space upgrades (including the expansion of the Marina Bay waterfront precinct), and mixed-use development initiatives. Future supply of new residential apartments in this immediate locality is expected to remain constrained, with most new development focused on office, hospitality, and leisure uses rather than residential accommodation. This supply constraint, combined with sustained institutional and corporate demand, supports a favourable long-term outlook for existing residential properties positioned at the Marina South address.

One Marina Gardens, in this context, represents an opportunity to acquire a residence or investment asset in one of Singapore's most economically significant and amenity-rich districts, with the assurance of strong underlying demand dynamics and limited competing supply on the near horizon. The development appeals to buyers and investors with a multi-year or multi-decade investment horizon, who value stability, connectivity, and the tangible advantages of a fully matured, globally recognised urban precinct over the speculative upside potential of emerging neighbourhoods.

Frequently Asked Questions

What rental yield can I expect if I purchase a unit at One Marina Gardens as an investment property?

Units at One Marina Gardens typically deliver gross annual rental yields in the region of 2.5% to 3.5%, reflecting the premium paid for the Marina South location offset against the mature, well-supplied nature of the Central Region rental market. The actual yield realised will depend on unit configuration, finishes, and your ability to secure tenants at market rates; however, the proximity to Marina South MRT and the concentration of expatriate and corporate housing demand in this precinct provide a stable tenant pool. Properties in this precinct tend to benefit from consistent rental demand driven by corporate relocation and business traveller accommodation needs rather than yield growth, meaning investors should expect reliable occupancy rather than rapid rental appreciation over time.

How does the per-square-foot pricing at One Marina Gardens compare to recent arm's-length transactions in Marina South and Marina Bay?

Recent transactions in the Marina South and Marina Bay precincts have demonstrated pricing in the range of approximately S$3,000 to S$3,500 per square foot for well-maintained residential units in comparable locations. One Marina Gardens, priced from approximately S$1.9 million and spanning various configurations, aligns with this established benchmark for premium Central Region apartments. The pricing reflects the development's contemporary finishes, direct MRT accessibility, and the sustained institutional and owner-occupier demand for properties in this economically significant and globally recognised precinct. Buyers should evaluate the per-square-foot metric alongside the intangible benefits of the Marina South address, including lifestyle amenity, transport connectivity, and long-term capital preservation in a fully matured urban zone.

What is the Additional Buyer's Stamp Duty (ABSD) impact for a Singapore Citizen purchasing a second property at One Marina Gardens?

Singapore Citizens purchasing a second residential property are liable for Additional Buyer's Stamp Duty (ABSD) at the current rate of 20% on the purchase price. For a property valued at approximately S$2 million, this translates to an ABSD liability of around S$400,000, materially increasing the total acquisition cost beyond the headline purchase price. When combined with the standard stamp duty and legal fees, total upfront cashflow at purchase can exceed S$500,000 even before mortgage drawdown and other completion costs. Prospective buyers should factor this significant acquisition cost into their financial planning and ensure sufficient liquidity to cover all upfront obligations before committing to a purchase at this price point.

What is the lease tenure at One Marina Gardens and what does this mean for resale value and long-term capital preservation?

The lease tenure structure—whether freehold, 999-year, or 99-year leasehold—materially impacts the property's long-term capital preservation and appeal to future buyers. Properties with freehold or 999-year tenure offer the strongest assurance of value stability indefinitely, whilst 99-year leasehold properties may experience depreciation as the lease period decays, particularly once the remaining tenure falls below 60 years. For a property at the S$1.9 million price point in the Central Region, tenure structure is a critical purchasing consideration; leasehold properties with significant time remaining are typically more attractive to mortgaging institutions and future buyers than those approaching lease expiry. Buyers should verify the exact tenure and remaining lease period before purchase and factor lease decay risk into their hold-period analysis.

How does proximity to Marina South MRT Station affect demand, capital appreciation, and rental appeal for units at One Marina Gardens?

The two-minute walk to TE21 Marina South MRT Station is a material demand driver for both owner-occupiers and investors, as it eliminates the transportation friction that often constrains appeal in outer districts. Historically, properties within this radius of MRT stations have demonstrated stronger capital preservation, lower vacancy periods for rental units, and more consistent buyer interest across economic cycles. The Marina South MRT connection provides seamless access to the broader Downtown Line network and the wider island economy, supporting strong fundamentals for both residential occupancy and investment demand. Properties at this MRT proximity in prime Central locations have consistently commanded price premiums relative to equivalent properties 10 to 15 minutes' walk away, and this premium is likely to be reinforced over time as transport-oriented development continues.

Is One Marina Gardens suitable for first-time buyers, upgraders, high-net-worth individuals, and investment buyers? How does it appeal to each profile?

One Marina Gardens appeals to a broad spectrum of buyer profiles, although the S$1.9 million price point and Central Region location most commonly attract established professionals, upgraders transitioning from older stock, high-net-worth individuals seeking a compact Central residence, and investor-owner-occupiers with strong income. First-time buyers may find the contemporary finishes and MRT proximity appealing; however, the absolute price point and ABSD implications for second property ownership typically limit this segment to exceptionally well-capitalised first-timers or those purchasing via pooled family income. Upgraders benefit from the premium address and the ability to right-size from larger older properties into a more efficient, lower-maintenance footprint. High-net-worth buyers appreciate the prestige and lifestyle amenities of the Marina Bay precinct. Investors prioritise the consistent rental demand, corporate tenant base, and limited competing supply in this location.

What Total Debt Service Ratio (TDSR) and monthly mortgage servicing should I expect when financing a purchase at One Marina Gardens?

Financing a property at approximately S$2 million with a 75% loan-to-value mortgage implies a mortgage principal of roughly S$1.5 million, translating to monthly mortgage servicing of approximately S$7,500 to S$8,000 depending on interest rates and loan tenor. Under TDSR rules, total monthly debt obligations (including the new mortgage and all existing liabilities) must not exceed 60% of gross monthly income, meaning a borrower would typically need gross monthly income of at least S$12,500 to S$13,000 to comfortably service this mortgage without headroom constraints. First-time buyers and upgraders should budget for total acquisition costs (including ABSD, stamp duty, legal fees, and valuation) of approximately 25% to 30% above the headline purchase price, and ensure sufficient liquidity to cover all upfront obligations without compromising operational flexibility.

How does One Marina Gardens compare in price, location, and amenity to other competing Central Region developments at similar price points?

Competing developments in the Marina Bay and Marina South precincts offer similar price positioning (typically S$1.8 million to S$2.5 million for comparable units) but may vary in MRT proximity, finishes, and unit configurations. One Marina Gardens' advantage lies in its direct two-minute walk to Marina South MRT and the integrated positioning within the mature Marina South commercial and leisure precinct, offering residents immediate access to restaurants, retail, and office facilities. Developments in adjacent Tanjong Rhu or further-afield Central Region locations may offer slightly lower per-square-foot pricing but typically trade off MRT accessibility or precinct maturity. Recent supply additions in the Central Region have been modest, meaning competing inventory is limited; thus, One Marina Gardens competes primarily on the quality of finishes and management standards rather than price alone.

Which unit stacks, floor levels, or configurations at One Marina Gardens offer the best value relative to per-square-foot pricing?

Value in residential developments is typically maximised by identifying unit stacks that avoid excessive exposure to external noise (such as proximity to major roads or ventilation shafts), offer consistent natural light, and benefit from views or aspect that do not deteriorate over time. Within One Marina Gardens, lower-floor units may offer marginal discounts relative to mid-to-upper-floor stock, reflecting buyer preferences for elevation and views; however, proximity to the street and ground-level amenities can offset this for some buyers. Units on intermediate floors, away from the topmost levels (which may command premiums for views and prestige), often represent optimal value on a per-square-foot basis. Investors should prioritise configurations that appeal to the target tenant profile (typically expatriate executives or corporate housing clients) and avoid unusual layouts or excessive depth that may limit future resale or rental appeal.

What is the future supply pipeline for residential development in Marina South and the broader Marina Bay precinct, and how does this affect One Marina Gardens' long-term value outlook?

The Marina South and Marina Bay precincts are experiencing constrained residential supply, with most new development focused on office, hospitality, retail, and leisure uses rather than residential accommodation. The Singapore government's urban renewal priorities and land constraints in this central, commercially valuable location mean that large-scale residential development is unlikely to materialise in the immediate vicinity; future supply additions are expected to remain modest relative to underlying demand. This supply constraint, combined with sustained institutional and corporate demand for Central Region housing and the proven appeal of the Marina Bay precinct as a global business and leisure destination, supports a favourable long-term outlook for existing residential properties such as One Marina Gardens. Properties in this location are insulated from the depreciation risk associated with rapid supply additions, and the development should maintain strong underlying demand and capital preservation over a multi-decade holding horizon.

Apartment At Marina Gardens Lane — From S$1.9M