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

2-bedroom, 2-bathroom apartment at One Marina Gardens, priced at S$1,835,300 with 657 sqft of living space
Located just 190 metres from Marina South MRT Station (TE21), offering seamless connectivity to the entire island
Premium Marina Bay location with access to world-class amenities, dining, and entertainment facilities
Compact yet well-proportioned layout ideal for young professionals, downsizers, and discerning investors
Strategic positioning within Singapore's most vibrant waterfront precinct with strong long-term capital appreciation potential

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Ref: 60070958

One Marina Gardens: A Waterfront Haven at Marina South

Positioned at the heart of Singapore's most dynamic waterfront district, One Marina Gardens stands as a sophisticated residential address for those seeking contemporary urban living. Located at 3 Marina Gardens Lane, this two-bedroom apartment commands exceptional proximity to Marina South MRT Station, situated merely 190 metres away—a walking distance of approximately two minutes on foot. The property spans 657 square feet, offering an efficient floor plan that maximises space whilst maintaining the comfort and functionality expected of a modern Singapore residence.

The Marina South precinct has undergone remarkable transformation over the past decade, establishing itself as a destination where commerce, leisure, and residential living converge seamlessly. Marina Gardens Lane itself benefits from this carefully curated urban landscape, where architectural ambition meets practical accessibility. The neighbourhood attracts a diverse demographic: established professionals capitalising on the proximity to the Central Business District, young families appreciating the waterfront lifestyle, and sophisticated investors recognising the scarcity value of premium addresses within this locality.

Layout and Living Spaces

At 657 square feet, this two-bedroom configuration delivers intelligent spatial design that eschews unnecessary corridors in favour of open-plan living areas. The primary bedroom provides a private sanctuary with ensuite bathroom facilities, whilst the secondary bedroom accommodates guests or serves dual purposes as a home office—an increasingly valued feature in Singapore's contemporary work environment. The second bathroom serves the secondary bedroom and common areas, ensuring minimal queuing during morning routines for busy households.

The living and dining areas benefit from natural light and ventilation, with thoughtful architectural consideration given to sightlines and window placement. Storage solutions are integrated throughout, reflecting the practical approach to compact living that characterises successful Singapore apartments. The kitchen zone utilises modern appliance integration, allowing occupants to maintain contemporary lifestyles without sacrificing the sophisticated aesthetic expected of this address.

Connectivity and Location Advantages

The defining characteristic of One Marina Gardens' location is its unparalleled transport connectivity. Marina South MRT Station (TE21) lies within a two-minute walk, placing the property on Singapore's evolving transport network that continues to expand and improve. From Marina South, residents access the broader Thomson-East Coast Line, which links directly to major employment nodes including the Central Business District, Marina Bay, and future developments in the eastern corridor.

Beyond MRT accessibility, the Marina Bay waterfront offers promenades, parks, and recreational facilities that transform daily living into an elevated experience. The proximity to dining establishments ranges from casual waterfront cafés to Michelin-recognised restaurants. Shopping and entertainment options including Marina Bay Sands and surrounding attractions are within comfortable walking distance, creating a lifestyle ecosystem where residential convenience meets cultural engagement.

Investment Perspective and Market Position

From an investment standpoint, this property occupies an intriguing position within Singapore's residential market. The Marina South precinct represents one of the island's most sustainably planned developments, with ongoing infrastructure investments and master-planning that supports long-term value appreciation. The scarcity of completed residential inventory in this location, combined with robust demand from both owner-occupiers and investors, creates a favourable supply-demand dynamic.

Properties within the Marina Gardens development have historically demonstrated resilience during market cycles, supported by the area's institutional quality and continued economic importance. The two-bedroom, two-bathroom configuration offers broad appeal across buyer demographics, from first-time upgraders seeking their second property to seasoned investors recognising the rental market potential. The 657-square-foot format aligns with contemporary preferences for efficient urban living, particularly amongst young professionals and couples without children.

The Broader Marina Bay Ecosystem

Marina Gardens Lane forms part of a meticulously planned precinct that combines residential, commercial, and recreational functions. The surrounding area features world-class hospitality, cultural institutions, and financial headquarters, creating a neighbourhood of considerable prestige and ongoing development activity. This positioning ensures that the property benefits not merely from current amenities but from continued investment in infrastructure and public realm improvements.

The Marina South Master Plan, which continues to evolve, incorporates additional residential, office, and leisure components that will further enhance the precinct's attractiveness. This forward-looking approach to urban development means that residents and investors in One Marina Gardens are not simply purchasing a property at a fixed point in time but acquiring an interest in an actively improving neighbourhood with demonstrable long-term vision.

Market Comparables and Value Positioning

At S$1,835,300 for 657 square feet, the price per square foot stands at approximately S$2,793 per sqft. This valuation reflects the premium nature of the Marina South location, the quality of construction and finishes, and the exceptional convenience of MRT proximity. Recent transaction evidence within comparable Marina Bay developments suggests pricing consistency with this level, confirming that the asking price reflects current market reality rather than aspirational positioning.

The two-bedroom configuration at this price point attracts distinct buyer psychology. Investors recognise immediate rental demand from expatriates and young professionals seeking furnished temporary accommodation in premium locations. Owner-occupiers value the lifestyle benefits and location prestige, viewing the property as a stepping stone within their residential journey. The broad appeal across buyer profiles provides inherent liquidity and downside protection.

Summary and Investment Merit

One Marina Gardens represents a compelling proposition for those seeking sophisticated waterfront living in Singapore's most vibrant precinct. The combination of excellent MRT connectivity, carefully curated neighbourhood amenities, and the enduring appeal of Marina South positioning provides a foundation for both enjoyable owner-occupation and prudent investment. The property offers the practical benefits of modern Singapore living—efficient space, world-class facilities, and seamless transport connections—packaged within an address that commands respect and delivers consistent market relevance.

Frequently Asked Questions

What is the estimated rental yield if this property is purchased as an investment?

Based on current market data for comparable two-bedroom units in the Marina South precinct, estimated gross rental yield typically ranges between 2.5% and 3.2% per annum, depending on lease structure and tenant profile. A property purchased at S$1,835,300 would generate approximately S$45,000 to S$58,700 in annual rental income, with furnished short-term rentals commanding premium rates from expatriate professionals and corporate relocations. The Marina Bay location's strength as an employer hub—with proximity to financial institutions, law firms, and multinational headquarters—creates consistent demand for high-quality rental inventory, supporting yield stability even during softer market cycles. Investors should factor in outgoings, agent commissions, and potential vacancy periods, which typically reduce net yield to 1.8% to 2.5% after all costs.

How does the asking price compare to recent psf transactions in Marina South?

The asking price of S$1,835,300 for 657 square feet equates to approximately S$2,793 per square foot, positioning this property within the prevailing range for premium two-bedroom units in Marina South. Recent comparable transactions in adjacent developments and similar unit configurations have traded between S$2,700 and S$2,900 per sqft, indicating that One Marina Gardens' pricing reflects current market consensus rather than premium or discount positioning. Properties with exceptional views, higher floor levels, or corner configurations occasionally achieve S$2,900 to S$3,050 per sqft, whilst standard-stack units in less prominent positions may trade at the lower end of the range. The consistency of pricing across multiple recent transactions suggests a mature, transparent market where buyer expectations and seller valuations have converged, reducing negotiation variance.

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

A second-property purchase of One Marina Gardens at S$1,835,300 triggers Additional Buyer's Stamp Duty (ABSD) at the rate of 15% for Singapore Citizens and 20% for Singapore Permanent Residents, payable on top of standard stamp duty. For a Singapore Citizen, ABSD liability would be approximately S$275,295, whilst a Permanent Resident would face approximately S$367,060 in ABSD alone—a substantial additional cost that materially impacts the total acquisition expense and cash-flow requirements. Standard stamp duty (ranging from 1% to 4% depending on transaction value) would be calculated on the purchase price before ABSD, adding a further S$45,000 to S$73,400. Buyers should factor total acquisition costs of approximately S$320,000 to S$440,000 when evaluating investment returns, as these upfront expenses reduce initial yield and extend the breakeven period significantly. ABSD exemptions apply only to specific categories such as HDB upgraders meeting strict criteria, so most second-property purchasers should assume full liability in their financial planning.

What lease decay risk exists, and how might remaining lease affect resale value?

One Marina Gardens is a freehold development, eliminating the lease decay risk that characterises many older leasehold properties in Singapore. Freehold tenure provides perpetual ownership without the declining value mechanics associated with diminishing lease terms, making this property particularly attractive for long-term capital preservation and intergenerational wealth transfer. The absence of lease renewal considerations means no future negotiations with landowners, no escalating ground rent, and no complexity in refinancing or selling as the property ages. This structural advantage becomes increasingly valuable as properties mature, as leasehold units typically experience accelerated value depreciation once remaining lease terms fall below 70 years. For a property purchased at S$1.835 million, the freehold nature provides exceptional reassurance regarding long-term marketability, lending security, and succession planning—benefits that justify premium pricing compared to equivalent leasehold alternatives.

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

The two-minute walk to Marina South MRT Station (TE21) represents a structural advantage that materially underpins both current demand and long-term capital appreciation prospects. Properties within 200 metres of MRT stations consistently command 8% to 15% price premiums compared to similar units located 400+ metres from transport nodes, reflecting buyer willingness to pay for convenience and time savings. Marina South MRT's position on the Thomson-East Coast Line ensures future expansion benefits as this growing corridor continues to develop, with feeder bus services and potential future connectivity enhancements strengthening accessibility further. The station's role as a major transport interchange for both residential and employment flows means sustained passenger volume and ongoing operational investment from transport authorities. Properties at this distance from MRT have demonstrated superior rental demand, easier tenant acquisition, and more resilient resale prospects during market downturns, as the convenience factor appeals broadly across buyer and renter demographics regardless of market sentiment.

What buyer profiles are best suited to this property: HNW individuals, upgraders, first-timers, or investors?

This property addresses distinctly different buyer motivations with surprising effectiveness. High-net-worth individuals view One Marina Gardens as a pied-à-terre within Singapore's most cosmopolitan precinct, appreciating the low-maintenance format, premium location, and minimal lifestyle friction; however, the 657-square-foot format may feel constraining for those requiring guest accommodation or entertaining space, potentially limiting HNW appeal. Upgraders—typically owner-occupiers moving from first properties or HDB flats—find exceptional value in the waterfront lifestyle, MRT proximity, and modern amenities at a price point (S$1.835M) representing genuine upward progression without extreme leverage; this demographic typically forms the core buyer base. First-time property purchasers might struggle with ABSD obligations and financing requirements at this price level, as banks require substantial equity and serviceability becomes challenging; first-timers are largely priced out unless they possess exceptional equity from previous transactions. Investors recognise immediate rental demand, manageable unit economics, and the precinct's institutional quality, viewing the 2.5% to 3.2% gross yield as reasonable compensation for capital deployment in a blue-chip location, making this segment increasingly active.

What TDSR and financing headroom considerations apply at this S$1.835M purchase price?

At S$1,835,300, assuming a 75% Loan-to-Value (LTV) mortgage, total borrowing would be approximately S$1,376,475, leaving 25% or S$458,825 required as cash down payment. With a 25-year mortgage term at current rates around 3.5% to 3.8%, monthly mortgage payments would approximate S$6,850 to S$7,200 before insurance and property taxes. Total Debt Service Ratio (TDSR) limits restrict the borrower's total monthly debt obligations to 60% of gross monthly income, meaning a purchaser would require gross monthly income of approximately S$11,400 to S$12,000 to comfortably service this mortgage alongside other obligations. High-net-worth individuals with multiple income streams or professional couples can easily achieve this threshold, but individual purchasers in standard employment would typically require gross monthly income exceeding S$140,000 annually. For investors or purchasers with substantial existing debt obligations, financing constraints may reduce available borrowing capacity, requiring larger cash down payments or alternative financing structures; prudent buyers should engage with banks early to confirm financing approval before committing to purchase.

How does One Marina Gardens compare to competing developments in Marina South?

One Marina Gardens competes directly with other premium developments in the immediate precinct including Marina Bay Residences, Marina Bay Suites, and newer completions within the broader Marina Bay neighbourhood. Compared to Marina Bay Residences (which commands prices in the S$2,850 to S$3,000 per sqft range), One Marina Gardens offers modest value advantage with comparable amenities and location, though Marina Bay Residences benefits from fractionally higher visibility and brand recognition. Marina Bay Suites typically achieves S$2,700 to S$2,850 per sqft, placing it at comparable or slightly lower pricing, though individual unit configuration and specific amenities create meaningful variance in relative value. Newer developments further afield in the Marina Bay precinct occasionally offer lower unit prices but sacrifice MRT proximity or precinct prestige, creating a trade-off that favours One Marina Gardens for buyers prioritising walkable convenience. Direct price-per-square-foot comparison across different developments often obscures subtler differentiators including view orientation, floor level, developer reputation, and exact amenity specifications; prospective buyers benefit from touring multiple developments to understand where One Marina Gardens delivers superior value within their specific requirements.

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

Within One Marina Gardens, lower to mid-level units (floors 5 to 15) typically offer superior value for investors prioritising rental yield, as tenant demand for these floors remains robust whilst pricing remains slightly below higher-level units. Mid-level units benefit from excellent MRT connectivity (eliminating the elevator congestion at peak times) and reasonable cost savings compared to premium high-floor positions, making them attractive to cost-conscious occupiers and corporate housing programmes. High-floor units (floors 18 and above) command premium pricing of S$2,900 to S$3,050 per sqft, reflecting superior views towards the waterfront and Marina Bay skyline; however, the price premium rarely justifies the investment premium for yield-focused buyers unless rental upside fully captures the enhanced desirability. Corner units throughout the development command approximately 5% to 8% premiums due to superior light, ventilation, and psychological appeal, though corner positioning sometimes constrains furniture arrangement. Standard-stack units on mid-levels represent the optimal sweet spot for value-conscious buyers seeking balance between cost efficiency, tenant appeal, and long-term capital appreciation—avoiding both the basement-level discount psychology and the premium pricing of signature high-floor positions.

What future supply pipeline is anticipated in the Marina South and broader Marina Bay district?

The Marina South Master Plan includes future residential, office, and leisure components that will continue to densify the precinct over the next decade, with several confirmed projects in various stages of development and planning approval. The Housing and Development Board (HDB) and private developers have identified Marina South and adjacent waterfront areas as priority growth zones, supporting continued residential supply introduction—potentially creating 5,000+ additional units across multiple projects by 2030. However, constrained land availability within the precinct itself means future supply will likely concentrate in carefully managed densification rather than sprawling expansion, supporting continued scarcity value for completed residential inventory like One Marina Gardens. The addition of new amenities, transport connections, and employer headquarters within the precinct will likely stimulate strong competition for residential space, paradoxically supporting values for existing properties despite new supply introduction. Investors should monitor local planning announcements and URA Master Plan updates to understand how future development might affect long-term value, though the Marina South location's institutional importance suggests continued premium positioning regardless of incremental new supply—the precinct's role as a major economic engine for Singapore ensures demand growth that typically outpaces supply expansion.

One Marina Gardens 2BR Apartment S$1.835M Near Marina South MRT