Type

Units

Min Area

Price Range

2 BR

657 sqft

S$1.9M – S$2.2M

3 BR

904 sqft

S$2.5M – S$2.8M

4 BR

1647 sqft

S$5M

Property Highlights

Condo development with 8 units currently available.
Prices currently range from S$1.9M to S$5M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$379K on this acquisition.
Located 2 min (190 m) from TE21 Marina South MRT Station.

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One Marina Gardens: A Distinctive Waterfront Residence in Marina South

Positioned at the heart of Singapore's vibrant Marina South precinct, One Marina Gardens represents a thoughtfully designed residential development that captures the essence of contemporary waterfront living. Situated at 3 Marina Gardens Lane, this condominium stands as a compelling choice for buyers seeking a balance of accessibility, lifestyle amenities, and long-term value appreciation in one of the island's most sought-after neighbourhoods.

The development's greatest advantage lies in its exceptional proximity to Marina South MRT station (TE21), a mere 190 metres or approximately two minutes on foot from the main entrance. This ultra-convenient connection places residents within immediate reach of the broader transport network, enabling swift commutes to the Central Business District, Sentosa, and all corners of the island via the Circle Line and direct interchange points. For professionals working in the financial sector or those who value time efficiency in their daily routines, this location delivers measurable convenience that translates directly into lifestyle quality.

Strategic Location within Marina Bay's Evolving Landscape

The Marina South precinct has undergone remarkable transformation over the past decade, evolving from primarily office-focused development into a mixed-use destination that seamlessly integrates residential, commercial, and recreational spaces. One Marina Gardens sits within this carefully planned urban fabric, offering residents immediate access to waterfront promenades, fine dining establishments, and premium retail destinations. The neighbourhood's trajectory continues upward, with ongoing urban renewal initiatives and infrastructure investments reinforcing its status as an increasingly desirable address for affluent homeowners and investors alike.

Living at One Marina Gardens means inhabiting a district characterised by cleanliness, safety, and professional property management standards that rival the best residential enclaves in Singapore. The surrounding landscape features manicured parks, accessible waterfront paths, and well-maintained public spaces that encourage outdoor leisure and social engagement. This environment appeals particularly to discerning residents who prioritise neighbourhood quality and long-term community stability when making property decisions.

Unit Specifications and Design Philosophy

The condominium offers thoughtfully proportioned units across multiple configurations, with floor plans ranging from intimate one-bedroom layouts to expansive three-bedroom residences. Unit sizes typically span from approximately 600 square feet for compact configurations through to over 900 square feet for more generously appointed homes, accommodating diverse household compositions and lifestyle preferences. Each unit benefits from contemporary finishes, open-plan living spaces that maximise natural light, and balconies or terraces that extend the living environment outward toward Marina Bay's distinctive skyline.

The architectural approach throughout the development emphasises functionality without sacrificing aesthetic appeal. High ceilings, large windows, and strategic material choices create living environments that feel spacious and connected to the external landscape. Kitchen facilities feature modern appliances and practical layouts suitable for both simple weeknight meals and more elaborate entertaining, whilst bathroom specifications reflect premium standards with quality fittings and efficient spatial planning that maximises comfort within well-proportioned areas.

Amenities and Facilities for Resident Enjoyment

Beyond individual units, One Marina Gardens provides a curated collection of amenities designed to enhance daily living and foster community connection amongst residents. Common facilities typically include well-maintained landscaped gardens, recreational spaces suited to various age groups and interests, and dedicated areas for fitness and wellness activities. The development approach prioritises creating environments where residents can relax, exercise, and socialise without needing to venture beyond the property boundary—a meaningful advantage in Singapore's fast-paced urban context.

The property management standards at One Marina Gardens reflect institutional excellence, with professional teams ensuring that common areas remain impeccably maintained and security protocols remain consistently enforced. This commitment to operational quality directly translates into a positive resident experience and, from an investment perspective, supports the development's long-term value retention and rental appeal.

Investment Potential and Market Positioning

From an investment standpoint, One Marina Gardens occupies an appealing middle ground within Marina South's residential market. The development's location, modern specifications, and proximity to excellent transport links create genuine appeal for both owner-occupiers and investors seeking rental income. The broader Marina South precinct continues attracting professional tenant pools attracted by waterfront lifestyle combined with proximity to employment hubs, supporting steady rental demand and sustainable yield potential.

Capital appreciation prospects remain favourable given the neighbourhood's continued development momentum and the scarcity of new residential supply in prime waterfront locations. Singapore's residential property market has historically rewarded properties in well-connected, amenity-rich precincts with consistent price growth, particularly when supply remains constrained relative to demand from both local and foreign buyers.

Prospective purchasers should note that Second Property buyers who are Singapore Citizens will encounter Additional Buyer's Stamp Duty (ABSD) at the current rate of 20%, which must be factored into acquisition costs and overall investment calculations. This tax consideration materially affects the economics of investment-grade purchasing and warrants careful analysis when evaluating potential returns relative to required capital deployment.

Suitability across Diverse Buyer Profiles

One Marina Gardens appeals to a broad spectrum of purchaser categories. First-time buyers with adequate capital may find the development's modern specifications and strong MRT connectivity particularly attractive, offering an excellent introduction to property ownership in a neighbourhood characterised by stability and quality management. Upgraders moving from HDB accommodation or earlier-generation condominiums benefit from the contemporary finishes and waterfront positioning that represents a meaningful lifestyle advancement.

High-net-worth individuals and investors appreciate the development's location within an exclusive precinct, its capacity to command premium rental rates, and the security of owning property in one of Singapore's most carefully managed residential neighbourhoods. The brand positioning of Marina South as a destination address continues strengthening, supporting valuations and rental demand over extended holding periods.

Accessing and Evaluating Available Units

Current inventory at One Marina Gardens encompasses multiple configurations at varying price points, allowing prospective buyers to identify units suited to their specific spatial requirements and budgetary parameters. Viewing available residences firsthand provides essential perspective on internal layouts, finishes quality, and the character of the surrounding neighbourhood—experiences that prove invaluable when making property purchase decisions of this magnitude.

Potential purchasers are encouraged to engage qualified property consultants who can provide current market analysis, comparative pricing data, and detailed information regarding individual unit specifications. This professional guidance proves particularly valuable when navigating financing options, understanding tax implications, and positioning oneself effectively within a competitive residential market.

Conclusion

One Marina Gardens represents a compelling residential opportunity within Singapore's most dynamically evolving waterfront precinct. The combination of excellent connectivity, contemporary specifications, premium location, and professional property management creates an environment where residents can genuinely thrive. Whether approaching the property as a primary residence offering uncompromising convenience, or as an investment asset with genuine income potential and capital appreciation prospects, One Marina Gardens merits serious consideration from discerning property buyers.

Frequently Asked Questions

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

Properties within the Marina South precinct have demonstrated consistent rental appeal, particularly amongst professionals and expatriates seeking waterfront lifestyle combined with excellent MRT connectivity. Estimated gross rental yields typically range between 3 to 4.5% depending on unit configuration, finishes specification, and current market rental rates—which have shown resilience even during periods of broader market softness. The proximity to Marina South MRT station (TE21) and the neighbourhood's positioning as a premium residential destination support sustained tenant demand, though investors should conduct detailed yield calculations specific to their chosen unit's acquisition cost and realistic rental expectations. Tenant quality within the Marina South precinct tends toward professional occupants with stable income, supporting consistent payment patterns and lower vacancy risk compared to developments in certain other neighbourhoods.

How does per-square-foot pricing at One Marina Gardens compare to recent transactions in Marina South?

Transacted prices across the Marina South residential market have generally ranged between S$10,000 to S$14,000 per square foot over recent quarters, reflecting the precinct's premium positioning and strong demand fundamentals. One Marina Gardens' pricing typically falls within the middle-to-upper range of this spectrum, reflecting the development's modern specifications, excellent connectivity, and professional management standards. Properties with premium finishes, desirable floor levels, and unobstructed waterfront or CBD views command prices at the higher end, whilst more modest configurations occupy the lower-to-middle band. Comparing specific units against comparable sales in the immediate vicinity—particularly those closed within the preceding 6 to 12 months—provides the most accurate perspective on whether asking prices represent fair value or premium positioning within the current market cycle.

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

Singapore Citizens purchasing a second residential property currently face Additional Buyer's Stamp Duty (ABSD) levied at 20% on the purchase price or market value (whichever is higher). For a unit at One Marina Gardens priced at S$2.5 million, ABSD would equate to approximately S$500,000 in additional stamp duty payable upon completion—a material cost that significantly increases total acquisition expenditure. This 20% ABSD rate applies regardless of whether the property is intended as a personal residence or investment asset, and it must be factored into financing requirements, cash-on-hand calculations, and overall investment returns when evaluating the property's viability. Second-time property buyers should engage a conveyancing specialist to model exact ABSD liability against their specific purchase scenario and ensure adequate financial capacity exists to settle this obligation alongside the mortgage and other acquisition costs.

Will lease decay impact the resale value and financing of a property at One Marina Gardens if leasehold?

Lease tenure significantly influences property valuations and financing eligibility, particularly for residential developments approaching the 80-year mark. One Marina Gardens' lease tenure should be independently verified against the development's official documentation, as this materially affects long-term value retention and bank lending policies. Properties with shorter lease terms (below 70 years) face increasingly restrictive loan-to-value ratios from most Singapore banks and encounter valuation discounts compared to similarly positioned freehold or long-tenure leasehold properties. Prospective purchasers should clarify exact lease commencement and remaining tenure before committing, then model how lease decay may impact financing capacity and valuations at projected sale timeframes—particularly important for investors planning medium-to-longer holding periods.

How does proximity to Marina South MRT station (TE21) affect demand and capital appreciation prospects?

MRT connectivity stands as perhaps the single most influential factor driving residential property valuations and demand consistency in Singapore's market. One Marina Gardens' position just two minutes' walk (190 metres) from Marina South MRT station (TE21) delivers immediate, tangible accessibility to the Circle Line network and multiple interchange points throughout the island, effectively compressing travel times to virtually every major employment and commercial hub. Properties demonstrating ultra-convenient MRT access typically command 10-15% valuation premiums compared to developments requiring 10-15 minute walks to the nearest station, and they retain this premium more consistently through market cycles due to sustained demand from time-sensitive commuters. Historical data from similar Marina Bay-area properties shows that proximity to major stations supports more robust capital appreciation over 7 to 10-year horizons, as the transportation advantage creates a perpetually renewable pool of potential buyers and tenants valuing the convenience proposition.

Which buyer profiles are best suited to investing in One Marina Gardens—HNW, upgraders, first-timers, or investors?

One Marina Gardens appeals across multiple buyer categories with distinct motivations. High-net-worth individuals appreciate the premium location, professional management, and wealth-preservation characteristics of property ownership in exclusive Marina South, where valuations tend to remain resilient and rental demand remains steady. Upgraders moving from first properties or HDB flats find the modern specifications, waterfront positioning, and superior connectivity represent a meaningful lifestyle advancement justified by moderately elevated valuations. First-time buyers with substantial capital reserves (typically S$1 million-plus) benefit from the development's contemporary finishes, excellent MRT access, and established neighbourhood quality, which reduce the risks often encountered when entering the property market for the first time. Investors view the precinct's rental demand profile, the development's appeal to professional tenants, and Marina South's continued amenity evolution as supporting sustainable yield generation and capital appreciation, particularly for those comfortable holding property across 5 to 10-year timeframes.

What TDSR headroom and financing considerations apply to typical price points at One Marina Gardens?

Total Debt Servicing Ratio (TDSR) regulations cap mortgage servicing costs at 60% of gross monthly income, materially affecting the purchase price that any given buyer can actually finance. For units at One Marina Gardens priced around S$2.5 million, buyers would typically require gross household incomes exceeding S$300,000-400,000 annually to comfortably meet TDSR requirements whilst maintaining practical financial flexibility. Most banks offer loan-to-value ratios of 75-80% for prime residential properties, requiring cash downpayments of 20-25% plus stamp duty and other acquisition costs, collectively equating to S$750,000 to S$900,000 in required capital before settling the mortgage. Prospective purchasers should engage mortgage brokers or bank advisers early to model exact financing capacity against their personal income circumstances, particularly when Second Property ABSD liability is factored into total outlay requirements. This proactive engagement prevents situations where ideal properties cannot be financed due to insufficient loan approval capacity.

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

Marina South's residential landscape includes several comparable developments positioned within similar price and specification bands, each offering subtly different value propositions and architectural characteristics. Competing projects typically offer comparable MRT connectivity, modern finishes, and professional management, though individual developments may emphasise different amenity profiles—some prioritising fitness facilities and pools, others focusing on landscaping and recreational spaces. One Marina Gardens' specific competitive positioning depends on precise feature comparisons, finish quality, pricing relative to comparable units, and historical performance of similar-vintage properties in comparable locations. Prospective buyers should view multiple developments within the precinct before committing, using virtual tours and direct comparisons of unit layouts, finishes quality, and price-per-square-foot ratios to identify which property truly represents optimal value. Professional property consultants can provide detailed competitive analysis and assist in quantifying the specific value propositions that differentiate available options.

Are certain floor levels or unit stacks at One Marina Gardens better positioned for value retention and rental appeal?

Within any condominium development, specific floor levels and unit configurations command premium or discounted valuations based on several factors affecting desirability and rental potential. Higher floor levels typically command 5-10% premiums due to improved views, reduced traffic noise, and enhanced privacy perceptions—characteristics that tenants and owner-occupiers both value substantively. Mid-stack units (roughly 10th to 20th floors) often represent better value propositions than the very highest levels, offering most of the view and privacy benefits whilst priced more moderately and avoiding the premium markups applied to penthouses or ultra-premium higher floors. Lower floors (below 5th) may face slight valuation discounts due to reduced privacy and view limitations, but they appreciate benefits including faster lift access and lower utility costs in some instances. Unit orientation matters significantly—properties with northern or eastern exposures typically attract stronger rental interest and command modest premiums compared to southern or western-facing units which may experience greater heat gain. Professional valuers can advise on the specific floor-level and orientation characteristics that optimise value within One Marina Gardens' particular configuration.

What future supply pipeline exists in Marina South that might affect One Marina Gardens' long-term appreciation prospects?

Marina South has undergone significant development densification over the past decade, and the precinct's future supply pipeline warrants careful consideration when evaluating longer-term capital appreciation prospects. Government planning documents and urban development initiatives occasionally signal planned residential developments that could materially increase supply within the immediate area, potentially moderating price growth or creating temporary valuation pressures as market absorption occurs. However, the precinct's limited remaining developable land, its designation as a premium mixed-use destination, and strict planning controls typically constrain new residential supply more effectively than occurs in less controlled precincts. Historical precedent suggests that Marina South's continued positioning as a premier residential address—reinforced by waterfront location, MRT connectivity, and exclusivity created by limited available space—supports sustained capital appreciation even when modest new supply enters the market. Prospective buyers should review the URA Master Plan and consult professional market analysts to understand planned developments in the precinct, enabling informed judgments about how future supply cycles might affect their property's appreciation trajectory.

[For Sale] One Marina Gardens — From S$1.9M