Type

Units

Min Area

Price Range

4 BR

1647 sqft

S$4.7M – S$4.8M

Property Highlights

Condo development with 2 units currently available.
Prices currently range from S$4.7M to S$4.8M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$931K 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: Prestige Living on Marina Bay

One Marina Gardens stands as a distinguished residential landmark at 3 Marina Gardens Lane, occupying one of Singapore's most coveted waterfront addresses. This development represents the pinnacle of contemporary luxury living, combining architectural excellence with an unrivalled location within the Marina South district. The project has been meticulously designed to offer residents an elevated lifestyle experience, with direct engagement to the vibrant Marina Bay precinct.

Located merely two minutes' walk from TE21 Marina South MRT Station, the development ensures seamless connectivity throughout Singapore's public transport network. This strategic positioning translates into exceptional convenience for working professionals, with direct rail access to the Central Business District and major employment hubs. The proximity to Marina South MRT has become increasingly significant as this station serves as a gateway to the broader downtown corridor and emerging residential clusters in the eastern waterfront zone.

Premium Residences with Sophisticated Design

The development offers a carefully curated collection of residential units, each designed to maximise natural light and optimise spatial efficiency. Properties within One Marina Gardens typically span generous floor areas, accommodating layouts suited to both established families and discerning investors seeking premium accommodation. The architectural language reflects contemporary minimalism infused with luxury detailing, with high-quality finishes extending throughout both private and communal spaces.

Residents benefit from meticulously planned unit configurations that prioritise both aesthetic appeal and functional living. The thoughtful floor plate design ensures optimal orientation, allowing most residences to capture sweeping vistas across Marina Bay. Internally, specifications reflect five-star hotel standards, with premium sanitary ware, engineered flooring, and bespoke cabinetry evident throughout the development.

Waterfront Location and District Advantages

Marina South represents one of Singapore's most dynamically evolving precincts, characterised by its integration of residential, commercial, and recreational spaces. One Marina Gardens benefits from this multifaceted district identity, offering residents proximity to world-class dining establishments, cultural institutions, and recreational facilities. The Marina Bay area has experienced sustained capital growth over the past decade, underpinned by consistent foreign direct investment and the expansion of regional financial services operations.

The development's waterfront positioning provides a rare commodity in Singapore's urban landscape—direct access to open water views and Marina Bay's vibrant public realm. This geographical advantage has historically supported strong capital appreciation within the Marina South corridor, particularly for properties commanding unobstructed sightlines across the bay. The cluster of heritage buildings, museums, and cultural venues surrounding Marina South creates a distinctive neighbourhood character that appeals to cosmopolitan residents and international investors alike.

Investment Profile and Market Positioning

One Marina Gardens addresses the demand segment for ultra-premium residential stock within Singapore's central business zones. The development attracts a diverse investor profile, ranging from owner-occupiers seeking primary residences to portfolio investors capitalising on rental yield opportunities within this established precinct. The Marina South location has consistently outperformed broader residential market trends, reflecting sustained demand from regional high-net-worth individuals and expatriate communities seeking premium housing.

The rental market for luxury waterfront residences in Marina South remains robust, supported by strong tenant demand from international corporations and wealthy individuals relocating to Singapore. The development's proxmity to established commercial precincts and hospitality venues enhances its appeal to discerning tenants willing to command premium rental valuations. Comparable developments in the Marina Bay corridor have demonstrated rental gross yields ranging between 3% and 4% for ultra-luxury stock, reflecting the limited supply of waterfront residences at this specification level.

Transport Connectivity and Accessibility

The two-minute walk to TE21 Marina South MRT Station represents a critical advantage for both owner-occupiers and investors. The station provides direct connectivity to the Circle Line extension, establishing multiple alternative routes across Singapore's eastern and central zones. This connectivity framework ensures that residents can access major employment clusters, educational institutions, and recreational facilities with minimal commute friction.

The development's transport positioning has become increasingly strategically valuable as Singapore's public transport network expands and intensifies. The Marina South station area has experienced significant urban intensification over recent years, with new residential clusters, office towers, and retail facilities progressively establishing Marina South as a secondary business hub. This ongoing urban renewal activity reinforces the long-term accessibility advantage for One Marina Gardens residents.

Architectural and Lifestyle Integration

The development integrates sophisticated residential design with curated communal facilities that enhance the overall living experience. Common areas reflect luxury hospitality standards, with thoughtfully appointed spaces designed for both social interaction and private retreat. The integration of landscape design throughout the development creates visual interest whilst maintaining aesthetic coherence with the surrounding Marina Bay precinct.

Residents enjoy access to a carefully calibrated selection of on-site amenities that support active, cultured lifestyles. The development's positioning within the Marina South cluster enables seamless engagement with the broader district's restaurants, galleries, and cultural institutions. This neighbourhood-integrated approach distinguishes One Marina Gardens from isolated residential enclaves, providing residents with authentic urban living experiences within a cosmopolitan setting.

Market Dynamics and Future Prospects

The Marina South corridor remains positioned for sustained appreciation, underpinned by constrained waterfront land availability and the progressive establishment of this precinct as a lifestyle destination. The Central Business District's gradual geographic expansion towards Marina South has created renewed investment interest in residential stock commanding premium vantage points within the waterfront zone. Limited new supply of comparable luxury residences in the immediate area provides structural support for capital values.

One Marina Gardens represents an established project within an increasingly mature and desirable residential cluster. The development's completion and progressive occupancy have established market comparables that provide transparency for subsequent valuations and investment decisions. As Marina South consolidates its position as Singapore's premier waterfront living destination, properties within established developments like One Marina Gardens continue to benefit from underlying demand strength and geographic scarcity value.

Frequently Asked Questions

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

One Marina Gardens, positioned within the premium waterfront segment, typically generates gross rental yields ranging between 3% and 4% annually, reflecting strong tenant demand from international professionals and wealthy individuals seeking luxury accommodation in Marina South. The development's proximity to the Central Business District and established corporate offices attracts consistent tenant interest, particularly from regional expatriate communities and multinational organisations. However, actual yields vary based on unit size, floor level, and specific market conditions; investors should seek recent comparable transaction data from the immediate Marina Bay corridor to establish realistic return expectations for the specific unit configuration under consideration.

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

Ultra-luxury waterfront residences in Marina South typically command per-square-foot valuations ranging between S$10,000 and S$14,000, reflecting the geographic scarcity and premium positioning of this segment. One Marina Gardens, as an established development with completed stock and demonstrated market acceptance, sits within this range, though specific unit pricing reflects variables including floor level, view quality, and unit configuration. Investors evaluating value should examine recent sold-price data from comparable Marina Bay developments to contextualise current asking prices; the limited transaction frequency within this premium segment means individual sales carry substantial weight in establishing area benchmarks.

What Additional Buyer's Stamp Duty (ABSD) implications apply if I'm a Singapore Citizen purchasing this as a second residential property?

Singapore Citizens purchasing One Marina Gardens as a second residential property are subject to Additional Buyer's Stamp Duty at the current rate of 20%, calculated on the purchase price. For ultra-premium units at this development, ABSD represents a substantial cost component—on a S$4 million purchase, ABSD would total approximately S$800,000. This duty applies in addition to standard Buyer's Stamp Duty and legal fees, meaningfully impacting total acquisition costs and investment returns for second-property buyers; financial planning should explicitly account for this 20% ABSD obligation when evaluating investment viability.

Does One Marina Gardens carry lease decay risk, and how might this affect long-term resale value?

One Marina Gardens units are structured under a 99-year leasehold tenure, which means lease decay becomes progressively more significant as the lease term diminishes. Currently, with a 99-year lease in place, this development does not yet face material lease-related valuation compression; however, buyers should understand that as the lease duration falls below 80 years, significant market value deterioration typically accelerates. For a development at current stages of occupancy, lease decay remains a distant consideration, but sophisticated investors should factor in the potential for reduced buyer appetite and lower resale valuations once the lease term enters the final three decades of the 99-year period.

How does proximity to TE21 Marina South MRT affect demand and capital appreciation for One Marina Gardens?

The two-minute walk to TE21 Marina South MRT Station represents a critical competitive advantage, directly supporting both rental demand and capital appreciation trajectories. Strong MRT accessibility typically commands a premium of 10% to 15% relative to comparable properties lacking equivalent transit convenience, reflecting the value placed by investors and owner-occupiers on transport efficiency. As Marina South continues to urbanise and the Circle Line extension establishes this station as a major transit hub, the relative accessibility advantage of One Marina Gardens will likely strengthen, providing sustained support for property values and attracting continuous investor and tenant interest from groups prioritising public transport connectivity.

Is One Marina Gardens suitable for high-net-worth individuals, property upgraders, first-time buyers, or investors—and why?

One Marina Gardens appeals most strongly to established high-net-worth individuals and experienced investors, given the premium entry price point and investment sophistication required to optimise returns. Property upgraders seeking to transition from mid-market housing may find this development's price architecture constraining, as ultra-luxury units often deliver diminishing resale-value returns relative to more centrally positioned mid-market alternatives. First-time buyers would typically find entry barriers prohibitive, both in terms of acquisition cost and the specialist knowledge required to evaluate waterfront premium positioning. Portfolio investors specifically targeting waterfront assets with constrained supply and foreign investor interest align well with One Marina Gardens' positioning.

What Total Debt Servicing Ratio (TDSR) headroom and financing capacity should I expect at typical One Marina Gardens price points?

Ultra-premium residential properties at One Marina Gardens often attract cash buyers or highly capitalised investors, reducing the relevance of TDSR constraints for the primary investor cohort. For buyers pursuing mortgage financing, typical loan-to-value ratios for properties in this price segment range between 50% and 60%, implying that buyers need substantial equity buffers—on a S$5 million purchase with a 55% LTV, buyers require approximately S$2.25 million in cash downpayment. This financing architecture naturally filters demand towards established investors and high-net-worth individuals with demonstrable liquid capital, thereby reducing TDSR constraints through self-selection of the buyer pool.

How does One Marina Gardens compare to nearby competing developments in Marina South and the wider Marina Bay corridor?

One Marina Gardens maintains direct competitive positioning with other ultra-luxury waterfront developments in Marina South, such as Marina One and Marina Collection, each commanding comparable per-square-foot valuations and attracting similar investor profiles. Marina South's development pipeline includes ongoing intensification around the MRT station precinct, potentially introducing new residential competition in coming years. However, One Marina Gardens' established market presence, completed development status, and proven rental market track record provide relative advantages over speculative new projects; the development's waterfront positioning and two-minute MRT accessibility differentiate it within the local competitive set, supporting pricing resilience despite new supply arrivals.

Which unit stack or floor level typically offers the best value at One Marina Gardens?

Mid-level units (typically floors 15–25) at One Marina Gardens often represent optimal value propositions, commanding meaningfully lower prices than high-floor corner units whilst retaining excellent Marina Bay views and premium natural light exposure. Lower floors (below floor 10) may experience visual obstruction from surrounding development and reduced privacy perception, translating into 10% to 15% valuation discounts relative to mid-level equivalents. High-floor corner units command scarcity premiums of 15% to 25%, reflecting enhanced views and psychological desirability among luxury buyers; investors prioritising yield should examine mid-stack units, whilst owner-occupiers prioritising lifestyle experience may justify high-floor premiums through enhanced amenity perception.

What does the future supply pipeline look like for residential development in Marina South, and how might this affect One Marina Gardens' appreciation trajectory?

Marina South's future development pipeline remains constrained by limited remaining waterfront parcels and the precinct's progressive establishment as a mixed-use destination combining residential, commercial, and cultural uses. Singapore's planning framework has designated Marina South for selective intensification, with new residential supply likely emerging through vertical densification of existing precincts rather than substantial new greenfield development. This constrained supply framework provides structural support for One Marina Gardens' long-term appreciation, as waterfront scarcity value will likely increase relative to inland alternatives as Singapore's residential stock gradually densifies. Investors should view One Marina Gardens' position within a supply-constrained precinct as a fundamental long-term value driver, insulating the development from excessive downward pressure should broader residential market conditions soften.

[For Sale] Apartment At One Marina Gardens — From S$4.7M