Type

Units

Min Area

Price Range

2 BR

657 sqft

S$1.8XM – S$2.0XM

3 BR

1012 sqft

S$2.8XM – S$3.5XM

4+ BR

1647 sqft

From S$4.7XM

Property Highlights

Prime Marina South location just 190 metres from TE21 MRT station
Spacious 1,647 sqft four-bedroom apartment with four full bathrooms
Strategic positioning in Singapore's waterfront district with strong connectivity
Luxury finishes and premium amenities in an established residential enclave
Substantial property suited to families, investors, and high-net-worth buyers

Interested in this property?

Send a quick enquiry our PropSG team will reach out within 24 hours.

Ref: 500039729

One Marina Gardens: A Premium Marina South Residence

One Marina Gardens stands as a distinguished residential address in Singapore's most coveted waterfront precinct. Located at 3 Marina Gardens Lane, this four-bedroom, four-bathroom apartment represents a substantial offering in the contemporary luxury market. The property spans 1,647 square feet of meticulously appointed living space, priced at S$4,700,000.

The Marina South district has evolved into one of Singapore's most sought-after neighbourhoods, characterised by its vibrant waterfront setting, world-class hospitality venues, and seamless urban integration. One Marina Gardens captures the essence of this lifestyle, offering residents proximity to premium dining, entertainment, and cultural attractions whilst maintaining direct access to Singapore's financial and commercial heartlands.

Location and Connectivity

Situated merely 190 metres from TE21 Marina South MRT Station, this residence delivers exceptional transit convenience. The Marina South corridor benefits from the East Coast Line's expansion, positioning the neighbourhood at the forefront of Singapore's transport infrastructure evolution. Commuters enjoy rapid access to the Central Business District, with interchange opportunities to multiple MRT lines within walking distance.

The immediate vicinity encompasses world-renowned hospitality establishments, including Marina Bay Sands and ArtScience Museum, alongside emerging cultural and leisure destinations. Residents benefit from a carefully curated neighbourhood environment where residential tranquillity coexists with cosmopolitan amenities and attractions.

Property Specifications and Layout

The four-bedroom configuration provides substantial flexibility for families seeking generous entertaining spaces, home offices, and guest accommodation. The complementary four-bathroom suite ensures efficient household function and guest comfort. At 1,647 square feet, the apartment delivers a floor plate that balances contemporary living requirements with practical spatial efficiency.

The residence accommodates a lifestyle centred on flexibility and comfort, with room distribution designed to maximise natural light penetration and ventilation across primary living zones. The generous proportions throughout reflect contemporary standards in luxury residential design, catering to discerning purchasers who prioritise spaciousness and functionality.

Investment Potential and Market Position

Properties within the Marina South precinct have demonstrated consistent capital appreciation, driven by infrastructure improvements, neighbourhood maturation, and sustained demand from both owner-occupiers and investment portfolios. The strategic location near Marina South MRT Station enhances both rental appeal and owner-occupancy desirability. This property sits within the premium residential segment, where transaction velocity and price resilience remain robust across market cycles.

The S$4,700,000 price point positions the residence within Singapore's luxury market tier, where transaction depth and buyer diversity support stable valuations. Investors evaluating this property should consider the neighbourhood's trajectory, with ongoing urban development and increasing commercial integration likely to strengthen medium to long-term asset appreciation.

Market Context and Competitive Positioning

Within the Marina South residential ecosystem, One Marina Gardens competes alongside other established developments that similarly command premium pricing and attract high-net-worth acquisitions. The property's four-bedroom configuration and comprehensive bathroom provision align with demand preferences among multi-generational families and international relocators seeking substantial residential footprint.

Recent transactional activity in the Marina South area indicates sustained buyer interest at price points ranging from S$3.5 million to S$6 million for comparable bedroom configurations. This property's positioning within that band reflects its established credentials and neighbourhood prestige. Prospective buyers should evaluate this offering within the context of competing Marina-adjacent developments, including properties in the Marina Bay and Raffles areas.

The Appeal to Different Buyer Profiles

High-net-worth individuals seeking a primary residence in Singapore's most distinctive neighbourhood will find this apartment's spatial configuration and location particularly compelling. Upgraders transitioning from smaller apartments or landed properties benefit from the substantial floor area and comprehensive amenity set. Investors evaluating long-term hold strategies will appreciate the area's rental demand drivers, including proximity to hospitality venues and the established expat community.

First-time luxury buyers may find the four-bedroom format offers flexibility as families expand, with the MRT proximity reducing vehicular dependence and supporting lifestyle convenience. The property's premium positioning within a mature, well-serviced neighbourhood appeals to purchasers prioritising stability and immediate neighbourhood gratification over emerging precinct speculation.

Financing and Acquisition Considerations

At the S$4.7 million price point, buyers should anticipate ABSD (Additional Buyer's Stamp Duty) implications if this represents a second residential property. Singaporean citizens and permanent residents face progressive ABSD rates exceeding 20% on second properties valued above S$500,000, whilst foreign buyers encounter higher thresholds. Professional financial planning is essential to understand the total acquisition cost structure.

Total Debt Service Ratio (TDSR) considerations become material at this loan quantum, with most financial institutions applying 60% TDSR caps to individual borrowers. Prospective purchasers should engage mortgage brokers to determine financing headroom, typically accommodating 75-80% loan-to-value (LTV) at current rates. The S$4.7 million valuation typically enables loan facilities in the S$3.2 to S$3.5 million range, depending on individual creditworthiness and income verification.

Future District Development and Long-Term Prospects

The Marina South district continues to experience strategic government focus, with ongoing precinct improvements supporting both residential amenity and commercial integration. The completed East Coast Line extension provides the transportation backbone for sustained neighbourhood growth. Future development pipelines within the immediate vicinity remain measured, reflecting planning policies that balance growth with residential character preservation.

Lease considerations warrant specific enquiry, as the property's long-term value trajectory depends partly on remaining lease duration. Properties with leases exceeding 80 years at point of purchase typically face negligible depreciation risk over conventional holding periods. Prospective buyers should obtain formal lease documentation and consider professional surveyor input, particularly for loans exceeding S$2 million where lender scrutiny intensifies around lease vitality.

Neighbourhood Amenities and Lifestyle

Residents of One Marina Gardens access a carefully curated neighbourhood environment encompassing fine dining, retail, cultural institutions, and waterfront leisure facilities. The proximity to Marina Bay Sands, ArtScience Museum, and emerging lifestyle venues creates a neighbourhood ecosystem that supports both entertaining and daily convenience. Weekend leisure options range from waterfront promenades to established shopping corridors within 800 metres walking distance.

The area's maturation has resulted in reliable service providers, including medical facilities, international schooling options, and personal services catering to affluent residential demographics. Schools within the wider Marina Bay precinct include established institutions attracting expatriate and local families, supporting the property's appeal to multi-generational households.

Conclusion

One Marina Gardens presents a substantial four-bedroom residence positioned within Singapore's most distinctive waterfront neighbourhood. The S$4,700,000 price point reflects the property's premium location, comprehensive facilities, and established neighbourhood credentials. With Marina South MRT Station within walking distance and the precinct's ongoing maturation supporting both lifestyle and investment appeal, this property merits serious consideration from purchasers seeking luxury accommodation within Singapore's most connected and cosmopolitan residential district.

Frequently Asked Questions

What estimated rental yield should investors expect from this property?

A four-bedroom apartment at this price point in Marina South typically commands annual rental rates between S$120,000 and S$160,000, depending on specific unit attributes, furnishing standards, and lease terms. This translates to gross rental yields of approximately 2.6% to 3.4%, which aligns with Singapore's premium residential market benchmarks. Investors should factor in property tax, maintenance contributions, sinking fund allocations, and potential vacancy periods when calculating net yield; realistically, net returns typically range 1.8% to 2.5% after all expenses. The Marina South location supports sustained demand from expatriates and corporate relocations, providing rental stability that often justifies the lower gross yield through assured occupancy and rate resilience.

How does the S$4.7M price compare to recent per-square-foot transactions in Marina South?

Recent transactional data for premium apartments within Marina South indicates per-square-foot prices ranging from S$2,800 to S$3,400 for four-bedroom units, depending on building prestige and remaining lease duration. This property's effective price per square foot of approximately S$2,855 (based on 1,647 sqft) positions it competitively within the established market range, reflecting fair value for the neighbourhood tier and four-bedroom configuration. Comparable transactions in adjacent Marina Bay and Raffles districts with similar bedroom counts and floor areas typically command S$3,000 to S$3,500 per sqft, suggesting that One Marina Gardens offers relative value within the immediate Marina precinct. Prospective buyers should request recent comparable transaction data from agents familiar with the specific building's sales history to validate positioning against exact peer properties.

What are the ABSD implications for buyers purchasing this as a second residential property?

Singaporean citizens and permanent residents purchasing this property as a second residential property face Additional Buyer's Stamp Duty rates of 15% on the first S$180,000 of the purchase price and 20% on amounts exceeding S$180,000. For this S$4.7 million property, the calculated ABSD amounts to approximately S$925,600, representing a substantial acquisition cost component requiring dedicated tax planning. Foreign buyers encounter more onerous ABSD structures, typically 25-30% depending on citizenship and permanent residence status, elevating acquisition costs significantly. Buyers should engage tax advisors early in the acquisition process to understand total cost implications, as ABSD can substantially affect investment returns and financing requirements. First-time residential property buyers enjoy ABSD exemption, making this cost consideration irrelevant for that demographic.

What is the lease decay risk and how does it impact long-term resale value?

Properties in Marina South, particularly those within established residential developments like One Marina Gardens, typically feature long remaining lease tenures exceeding 80 years from the current date. Properties with leases above 80 years experience negligible depreciation attributable to lease decay during conventional 10-20 year holding periods, as buyers remain willing to acquire properties at this lease threshold. However, properties approaching 80-year remaining terms begin experiencing measurable value impacts, with lenders frequently applying greater scrutiny and downward valuation adjustments. Prospective buyers must obtain definitive lease documentation from the seller's solicitors and confirm exact remaining lease duration before committing to purchase, as lease length directly influences maximum loan-to-value ratios and future buyer pool accessibility. Professional property valuation specialists should evaluate specific lease tenure implications for this property, particularly if planning extended holds beyond 15-20 years.

How does proximity to Marina South MRT Station affect demand and capital appreciation?

MRT proximity significantly amplifies residential demand and supports sustained capital appreciation, as evident in development patterns throughout Singapore's established transit corridors. Properties within 300 metres of MRT stations typically command 8-12% premiums over equivalent properties located 500+ metres away, reflecting buyers' preferences for transportation convenience and reduced vehicle dependency. The East Coast Line's completed extension through Marina South has catalysed neighbourhood investment and attracted employer relocations, with future demand likely sustained by this infrastructure investment. Properties positioned at this proximity enjoy enhanced rental appeal for expatriate tenants and upgrading families prioritising commuting efficiency, creating demand depth that stabilises valuations across market cycles. Medium-term capital appreciation prospects benefit from ongoing precinct maturation, increased commercial integration, and sustained institutional investor interest driven by transport accessibility and emerging hospitality-leisure positioning.

Is this property suitable for different buyer profiles—HNW, upgraders, first-timers, and investors?

High-net-worth individuals seeking primary residences in Singapore's most distinctive neighbourhood will find this four-bedroom configuration ideal for entertaining, family accommodation, and establishing premium neighbourhood credentials; the property supports a sophisticated lifestyle aligned with Marina Bay's hospitality and cultural positioning. Upgraders transitioning from smaller apartments benefit from the 1,647 sqft floor area and four-bathroom provision, offering substantial improvement over typical 3-bedroom configurations whilst maintaining apartment living's convenience and service standards. First-time luxury buyers may find the property's premium positioning within an established neighbourhood less ideal than emerging precinct options, as capital appreciation typically decelerates within mature neighbourhoods; however, lifestyle satisfaction and immediate amenity access remain substantial factors favouring this demographic. Investors evaluating long-term rental hold strategies will appreciate sustained expatriate demand and corporate relocation concentration within Marina South, though rental yields at the S$4.7 million price point compare less favourably to emerging precinct investments where gross yields frequently exceed 3.5%.

What TDSR and financing headroom considerations apply at the S$4.7M price point?

The S$4.7 million purchase price typically enables mortgage facilities up to 75-80% loan-to-value, translating to potential loans between S$3.2 and S$3.5 million depending on individual borrower profiles and prevailing interest rate environments. Total Debt Service Ratio (TDSR) caps of 60% mean that combined monthly obligations (mortgage plus existing debt) cannot exceed 60% of documented gross monthly income; for a S$3.3 million mortgage at current rates, prospective borrowers should demonstrate monthly income exceeding S$18,000-S$20,000 to comfortably accommodate lending approval. Purchase costs including ABSD, legal fees, and valuation charges typically aggregate S$750,000 to S$850,000 for second-property acquisitions, requiring substantial equity deposit or alternative funding arrangements. Buyers should engage mortgage brokers early in the acquisition process to confirm individual financing headroom, as loan structure, interest rate exposure, and tenure selection (20-25 years typical for properties at this price) significantly affect monthly servicing obligations and long-term wealth positioning. Professional financial planning incorporating debt consolidation strategies may improve lending accessibility for purchasers with existing mortgage obligations.

How does One Marina Gardens compare to competing nearby developments?

Within the immediate Marina South precinct, One Marina Gardens competes directly with other established residential developments including properties within adjacent Marina Bay enclaves, each offering similar four-bedroom configurations and premium amenity access. Comparable developments in Marina Bay typically price four-bedroom apartments between S$4.2 and S$5.5 million, positioning One Marina Gardens competitively within the established range whilst offering strong MRT accessibility and mature neighbourhood character. Raffles area properties commands premiums of 10-15% over Marina South prices for comparable configurations, reflecting perceived prestige differentiation and distinct neighbourhood identity centred on colonial-heritage positioning. Newer precinct developments emerging in areas like Bayshore and Marina East offer lower entry prices (S$3.5-4.2 million for four-bedrooms) but sacrifice neighbourhood maturation and immediate amenity gratification, appealing primarily to value-conscious investors prioritising capital appreciation over lifestyle. Prospective buyers should inspect multiple competing developments across Marina Bay, Raffles, and emerging precincts to contextualise One Marina Gardens' positioning and determine whether neighbourhood prestige justifies the premium over emerging alternatives.

Which unit stack or floor level typically offers the best value within this configuration?

Within apartment buildings, mid-stack and mid-to-upper-level units typically command modest premiums of 3-5% compared to lower-floor equivalents, as buyers prefer views, natural light exposure, and reduced street-level noise and activity. However, this premium often fails to justify acquisition cost differences once sold, with resale markets revealing negligible price variance between floors across 5-10 year holding periods. Ground and lower-floor units (levels 2-5) frequently offer superior value for buyer-occupiers prioritising immediate walkout accessibility for families with young children or those requiring limited stair climbing; these units also appeal to rental investors targeting tenants valuing ground-floor convenience. Mid-range floors (6-15) typically provide optimal price-to-amenity balance, offering acceptable views and light penetration without the premium pricing applied to high-stack apartments; these mid-level positions particularly benefit investors, as rental tenants typically demonstrate minimal floor-preference sensitivity. Prospective purchasers should request specific floor plans and recent transaction data for the exact unit under consideration, as One Marina Gardens' precise building configuration and view corridors substantially influence individual unit valuations beyond generic floor-level categorisation.

What future supply pipeline exists within Marina South and how will it impact values?

Marina South's development pipeline remains relatively measured compared to emerging districts, reflecting planning policies favouring established neighbourhood character preservation and residential-commercial balance integration. Government land tender results and Urban Redevelopment Authority announcements indicate limited major residential development allocations within the immediate Marina South precinct for the next 3-5 years, suggesting constrained new supply that typically supports valuation resilience for existing properties. Conversely, wider Marina Bay expansion continues across Marina East and Bayshore precincts, where newer residential supply may eventually moderate pricing pressure and redirect demand from established Marina South locations; this supply evolution could slow capital appreciation rates whilst reinforcing rental demand concentration within proven neighbourhoods. Commercial and hospitality development within the greater Marina area continues attracting employer relocations and expatriate populations, likely sustaining long-term residential demand despite emerging competing supply. Investors evaluating this property should monitor government planning announcements, URA land sales, and developer activity within the 2km radius to anticipate supply-demand dynamics; limited new residential supply within Marina South specifically suggests moderate capital appreciation prospects, with value preservation representing the primary return mechanism rather than substantial upside appreciation potential comparable to earlier-stage precinct developments.

4-Bed Marina Gardens Apartment – S$4.7M near Marina South MRT