Type

Units

Min Area

Price Range

2 BR

646 sqft

S$1.9M – S$2.1M

4 BR

1647 sqft

S$4.7M

Property Highlights

Condo development with 5 units currently available.
Prices currently range from S$1.9M to S$4.7M.
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: A Contemporary Waterfront Sanctuary in Marina Bay

One Marina Gardens stands as a landmark residential development positioned at the intersection of Singapore's most coveted precincts. Situated at 3 Marina Gardens Lane, the project commands an enviable location within the Marina Bay precinct, one of the island's most dynamic and continuously evolving urban quarters. The development's proximity to TE21 Marina South MRT Station — a mere 2 minutes or 190 metres away — anchors this property firmly within Singapore's premier transport network, ensuring seamless connectivity across the island for residents and investors alike.

The architectural identity of One Marina Gardens reflects contemporary luxury standards expected of a waterfront residence in this calibre. Units span a diverse range of configurations, accommodating single buyers seeking compact living through to families and high-net-worth purchasers requiring substantial floor plates. The range extends from 2-bedroom layouts through to generous 4-bedroom apartments, with internal areas that prioritise both functionality and aesthetic refinement. Each unit benefits from considered layouts that maximise natural light and ventilation, principles particularly valued in Singapore's tropical climate.

Distinctive Views and Waterfront Character

The development's crowning attribute is its unobstructed vista of Gardens by the Bay and the Marina Bay Sands skyline — a panoramic perspective that few residential addresses in Singapore can replicate. These iconic landmarks transform from distant aspirations into intimate neighbours, delivering daily visual richness to residents. The proximity to Marina South Pier at just 500 metres affords water-based recreation and transport options, whilst the celebrated Gardens by the Bay, lying 900 metres away, provides a verdant escape without requiring a commute beyond walking distance. This alignment with Singapore's most photogenic attractions elevates the property's appeal for individuals seeking residence within a globally recognised locale.

Amenities and Facilities Befitting Modern Urban Living

The development integrates a curated selection of amenities designed to support contemporary residential lifestyles. A dedicated gymnasium provides on-site fitness facilities, eliminating the need for external memberships and enabling residents to maintain wellness routines without departing the property. Security systems and uniformed guard services establish a protected environment, essential for high-value residential properties in prime locations. Comprehensive car parking provision ensures that residents and visitors enjoy secure vehicle storage — a critical consideration in Marina Bay's pedestrian-focused streetscape. Interior finishes across available units incorporate bedroom joinery, contemporary kitchen appointments, timber flooring, and climate control systems that reflect the quality benchmarks expected at this price point.

Strategic Positioning Within Marina Bay's Ecosystem

The Marina Bay precinct represents Singapore's most concentrated assembly of world-class attractions, professional offices, and luxury consumption venues. Marina South MRT Station's dual connectivity — linking residents to the Downtown Line and Sengkang-Changi East Line extensions — provides unparalleled public transport optionality. For families, EtonHouse Garden School by the Bay operates 1.1 kilometres away, offering proximity to quality early-childhood education without compromising the development's urban sophistication. The Shoppes at Marina Bay Sands, positioned 1.3 kilometres distant, caters to discerning retail and dining preferences, whilst the hotel concierge facilities further enhance lifestyle convenience for residents seeking curated experiences.

Investment Context and Market Positioning

One Marina Gardens enters the market during a period of heightened interest in Marina Bay residential assets, particularly among investors seeking capital growth exposure in Singapore's most internationally recognised district. The development's first-mover advantage within its immediate precinct — combined with the scarcity of new completions in the Marina South sub-zone — positions units as early-stage acquisitions in a tightening supply corridor. The range of unit configurations enables portfolio strategies spanning owner-occupation through to rental investment approaches, accommodating diverse buyer motivations within a single development envelope. Pricing reflects the combination of premium location, contemporary construction standards, and the irreplaceable nature of Marina Bay waterfront exposure.

The development's commercial positioning emphasises the permanence of Marina Bay's status as Singapore's financial and cultural heart. Proximity to the Marina Bay Financial Centre, integrated resort facilities, and cultural institutions ensure that demand drivers remain structural rather than cyclical. For purchasers contemplating long-term appreciation and rental yield stability, One Marina Gardens' location within this ecosystem offers defensibility against broader market fluctuations.

Design and Construction Standards

Contemporary specifications across the development reflect current expectations for new launch residential projects in Singapore's most demanding markets. Open-plan living environments, seamlessly integrated kitchen and dining areas, and generous balconies optimise internal space utilisation whilst capturing the development's signature views. The timber flooring selections introduce warmth to modern interiors, whilst built-in bedroom cabinetry maximises storage efficiency — practical considerations that influence long-term resident satisfaction and rental appeal. Air conditioning systems support Singapore's climate demands without sacrificing aesthetic coherence.

Target Buyer Profiles and Acquisition Rationales

One Marina Gardens appeals to multiple buyer categories, each drawn by distinct value propositions. High-net-worth individuals seeking trophy assets with enduring international recognition find compelling appeal in Marina Bay addresses. Upgraders transitioning from suburban or fringe-CBD addresses benefit from the development's family-scale configurations and proximity to quality education and amenities. Investor cohorts pursuing stable yields in geographically constrained supply zones recognise Marina South's emerging rental demand profile. First-time buyers with sufficient capital gravitate toward developments offering direct MRT access and established precinct maturity, minimising execution risk compared to emerging estates.

The unit diversity within One Marina Gardens facilitates portfolio assembly strategies, whereby investors accumulate multiple configurations to diversify rental income across different tenant demographics and lease term expectations. This flexibility — absent in many single-configuration developments — enhances the property's appeal within sophisticated investment circles.

One Marina Gardens represents a convergence of location scarcity, contemporary design, and strategic positioning within Singapore's most recognised urban quarter. For purchasers evaluating residential acquisitions in Marina Bay, the development's combination of first-mover advantage, waterfront amenities, and integrated precinct connectivity merits serious consideration within any comprehensive market assessment.

Frequently Asked Questions

What rental yield can investors realistically expect from purchasing a unit at One Marina Gardens?

Marina Bay residential rentals typically command gross yields in the region of 2.5% to 3.5%, reflecting the precinct's premium positioning and stable tenant demand from expatriate professionals and corporate housing programmes. At current asking prices, a 2-bedroom unit generating monthly rent in the region of S$9,000–S$11,000 would deliver yields approaching the lower end of that range, whilst 4-bedroom configurations can command S$14,000–S$17,000 monthly, potentially achieving yields nearer 3%. The development's proximity to Marina South MRT and concentration of office employment within a 1-kilometre radius ensures consistent demand renewal, though yields remain compressed compared to non-central locations due to the premium acquisition cost paid for Marina Bay's location certainty and tenant quality profile.

How does the price per square foot at One Marina Gardens compare to recently transacted Marina Bay apartments?

Marina Bay's per-square-foot benchmarks have consolidated around S$10,000–S$12,500 psf for recent new launch and near-completion transactions, depending on unit configuration and floor level premiums. One Marina Gardens' pricing suggests a per-square-foot valuation positioned toward the upper bracket of this range, justified by the iconic waterfront views, contemporary specifications, and first-mover status within its immediate precinct. Comparable older developments within the same district have traded at slightly lower per-psf multiples, reflecting the premium commanded by new construction, full specification finishes, and the development's integrated positioning within Marina Bay's evolving ecosystem. For purchasers benchmarking this development against secondary-market alternatives, the incremental per-psf cost is offset by construction contemporaneity, warranty protections, and the rarity of new supply in Marina South.

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

Singapore Citizens acquiring a second residential property face Additional Buyer's Stamp Duty at the current rate of 20%, calculated on the purchase price. For a unit priced at S$4.7 million, ABSD would amount to S$940,000 — a material cost component that substantially influences overall acquisition outlays and should be factored into financing arrangements and cash-on-hand requirements. This 20% ABSD applies only to the purchase price and does not include standard Buyer's Stamp Duty, legal fees, or other transaction costs, meaning total acquisition costs typically reach 24–26% of the property price. Purchasers evaluating One Marina Gardens as an investment or upgrade property must incorporate ABSD into their investment thesis and ensure adequate liquidity to cover this substantial statutory obligation, which cannot be avoided or deferred for residential second-property acquisitions.

What lease tenure does One Marina Gardens carry, and how might lease decay affect long-term resale value?

One Marina Gardens carries a 999-year lease tenure, a duration that effectively eliminates lease decay concerns affecting shorter-tenure properties — particularly those approaching the 70 to 80-year diminishment threshold where resale marketability begins to deteriorate. The 999-year lease duration positions this development advantageously compared to many suburban and fringe-CBD properties that operate on 99-year terms originally commenced in the 1980s and 1990s, which now face increasing scarcity discount in secondary markets. For purchasers with 20 to 30-year holding horizons, the 999-year tenure ensures that residual lease length remains immaterial to resale appeal, supporting long-term capital preservation and refinancing optionality. This lease advantage, whilst unspectacular by Freehold standards, meaningfully strengthens the development's intergenerational appeal and protects against the lease-driven value erosion that increasingly constrains older HDB and private residential assets in Singapore's property market.

How does proximity to Marina South MRT Station influence demand and capital appreciation potential for One Marina Gardens residents?

The 2-minute walk to TE21 Marina South MRT Station represents a material demand catalyst, as MRT proximity consistently correlates with sustained rental appeal and capital appreciation across Singapore residential markets. Marina South's connection to both the Downtown Line and future Sengkang-Changi East Line extensions ensures that transport connectivity will deepen rather than stagnate, enhancing long-term commute optionality to employment clusters across the eastern, central, and southern corridors. The development's walkability to the MRT eliminates car-dependency for residents, a premium attribute in an island where vehicle ownership costs and parking constraints increasingly drive buyer preferences toward transit-oriented developments. Properties within the immediate catchment of major MRT stations have historically appreciated at rates exceeding non-connected developments, a pattern particularly pronounced in central locations where transport represents a scarce constraint; One Marina Gardens benefits from this structural advantage, as new supply in the Marina South precinct remains fundamentally limited by land scarcity.

Which buyer profiles are best suited to One Marina Gardens, and which should consider alternative developments?

High-net-worth individuals and corporate purchasers seeking iconic Singapore addresses with international recognition benefit substantially from One Marina Gardens' Marina Bay positioning, waterfront views, and trophy-asset credentials that support both owner-occupation and prestige investment motivations. Family upgraders transitioning from suburban HDB or fringe-CBD private residences find compelling appeal in the 3 to 4-bedroom configurations, proximity to EtonHouse and quality retail amenities, and the status signalling inherent in a Marina Bay address. Professional investors seeking rental yield prioritisation should note that Marina Bay's 2.5–3.5% gross yield profile suits capital-preservation and appreciation mandates more readily than yield-maximisation strategies — investors targeting 4%+ yields from residential assets would benefit from exploring suburban or emerging district alternatives. First-time buyers with constrained budgets or those seeking highest possible interior space relative to outlay should evaluate developments in emerging precincts, where per-square-foot pricing remains substantially lower, though without Marina Bay's location certainty and precinct maturity advantages.

What TDSR and financing headroom implications exist for typical One Marina Gardens purchasers?

At median asking prices of S$4.7 million, financing typically requires S$1.41–S$1.88 million in cash downpayment (assuming 60–70% LTV on the property value), leaving purchasers with substantial equity buffers against valuation fluctuations. The remaining loan amount of approximately S$2.82–S$3.29 million translates to monthly loan servicing in the region of S$18,000–S$20,000 at current mortgage rates (approximately 4.5–5% per annum on a 25-year tenure). For purchaser households with gross monthly incomes exceeding S$45,000–S$50,000, TDSR headroom remains adequate, though purchasers earning below this threshold should exercise caution regarding their cumulative TDSR exposure, particularly if existing liabilities or dependents are present. The development's pricing tier attracts primarily established professionals and investors with multimillion-dollar asset bases, reducing systemic TDSR stress compared to mass-market developments; however, purchasers should engage financial advisors to model their specific leverage capacity before committing to acquisitions at this price point.

How does One Marina Gardens compare to competing new-launch and recent developments in Marina Bay?

Marina Bay's new residential supply has concentrated in the Marina Square and Marina Centre precincts over recent years; One Marina Gardens' emergence within the Marina South sub-zone addresses a scarcity of contemporary completions in this immediate area. Comparable recent launches in adjacent precincts command similar per-square-foot pricing but often lack the direct waterfront positioning and unobstructed Gardens by the Bay views that characterise One Marina Gardens. Older prestige developments in Marina Bay (such as those completed in the 2010s) trade at modest per-square-foot discounts to One Marina Gardens but compensate with secondary-market liquidity and established rental track records; new-launch pricing premiums reflect construction contemporaneity, warranty protections, and integrated amenity packages rather than superior locational advantages. For purchasers benchmarking investment appeal, One Marina Gardens' first-mover status within its immediate precinct, combined with integrated positioning within the Marina Bay ecosystem, justifies pricing at or above comparable recent transaction multiples in adjacent zones.

Which unit stacks, floor levels, or configurations offer superior value relative to internal specifications and views?

Mid-to-upper floor positioning (approximately levels 15–25) within One Marina Gardens optimally balances unobstructed view capture of Gardens by the Bay and Marina Bay Sands against the diminishing view quality offered by highest-floor units, where perspective flatten and visual interest diminishes. Lower to mid-floor units (levels 8–15) provide exceptional value for owner-occupiers prioritising liveability over investment yield maximisation, as these configurations typically command 10–15% discounts relative to premium high-floor equivalents whilst retaining substantive view captures. The 3-bedroom configurations are frequently undervalued relative to 4-bedroom units on a per-square-foot basis, making them compelling for investors prioritising rental yield (as 3-bedroom monthly rental demand exceeds 4-bedroom in absolute volume) or purchasers seeking efficient internal layouts without excessive unused circulation space. Corner and end-of-stack units command premiums justified by enhanced cross-ventilation and expanded view angles, though these premiums (typically 5–8%) frequently exceed the utility benefit, suggesting that non-corner internal units may represent superior value for non-premium buyers.

What is the medium-term supply pipeline for new residential development in the Marina Bay and Marina South districts?

The Marina Bay precinct operates under significant land-use constraints, with most available sites already committed to commercial, hotel, or hospitality development by integrated resort operators and major office investors. New residential supply within the Marina South sub-zone is expected to remain fundamentally constrained over the next 5–7 years, suggesting that One Marina Gardens' emergence as a new-launch product addresses a meaningful scarcity in contemporary completion stock. The Urban Redevelopment Authority's long-term planning frameworks emphasise Marina Bay's evolution toward higher-density mixed-use clustering, favouring commercial and office absorption over residential expansion — a policy stance that structurally restricts new residential supply relative to latent demand from affluent buyer and investor cohorts. This supply scarcity dynamic supports long-term capital appreciation and rental demand stability for One Marina Gardens, positioning early acquisitions advantageously relative to future cohorts unable to access new product in this precinct. Purchasers should recognise that Marina Bay's residential supply trajectory differs fundamentally from suburban and emerging district growth patterns, offering strategic advantages for long-term holders but reduced optionality for exit-focused investors seeking to participate in broader supply-driven appreciation trends characterising rapidly densifying secondary precincts.

One Marina Gardens — From S$1.9M