Project Snapshot
| Attribute | Details |
| Site Area | 131,805.0 sqft / 12,245.1 sqm |
| Developer | Kingsford |
| Tenure | 99 Years Leasehold |
| Total Units | 937 |
| Launch Date | 12 April 2025 |
| Expected TOP | Apr 2029 |
| Land Cost PSF PPR | S$1,402 PSF PPR |
| Units Sold | 570 (60.8% take-up) |
| Median PSF (URA) | S$3,013 |
| Architect | P&T Consultants |
One Marina Gardens is the inaugural residential development in the Marina South precinct, a government-planned waterfront district undergoing long-term transformation. The site sits on a substantial 12,245.1 sqm parcel with 937 units across twin towers, representing the first opportunity for buyers to enter a masterplan area still in its early construction phase. This positioning offers both first-mover advantage and the trade-offs that come with pioneering a nascent neighbourhood.
Location & Connectivity
1. Marina South (NS28) at approximately 270m
The North-South Line station is the closest transit node, providing direct access to Orchard (6 stops), Raffles Place (3 stops), and the northern residential corridors. This proximity places the project firmly in the transit-oriented development category. The walk from the development to platform level takes roughly 3-4 minutes under covered linkways.
2. Multi-line interchange access within 750m
Bayfront (CE1/DT16) sits approximately 750m away, adding Circle and Downtown Line connectivity for cross-island travel. Marina Bay (NS27/CE2/TE20) at approximately 930m brings Thomson-East Coast Line access. This multi-line concentration gives residents flexibility for commutes to Paya Lebar, Changi Business Park, and future developments along the TE corridor. Walking times to these interchanges range from 9 to 12 minutes.
3. Retail and dining concentrated at Marina Bay Sands
The Shoppes at Marina Bay Sands is approximately 1.03km away, offering luxury retail, F&B, and entertainment options. Marina Bay Link Mall sits approximately 1.17km from the site. While these are established hubs, the immediate 500m radius around One Marina Gardens is still underdeveloped, with limited neighbourhood retail or wet markets. Residents will rely on existing Marina Bay infrastructure until the precinct matures.
4. Gardens by the Bay (TE22) at approximately 700m
The TE22 station provides another transit option and direct pedestrian access to the waterfront gardens, Cloud Forest, and Flower Dome. This positions the project within the Marina Bay lifestyle corridor, but the daily amenities typically found in mature estates are absent. For groceries, the nearest FairPrice or NTUC outlets require a short MRT trip or car journey.
5. CBD and Raffles Place within 3km
OUE Downtown and One Raffles Place are both approximately 1.62km away, positioning the project as a viable option for financial district professionals. The Marina Coastal Expressway provides car access to the Central Business District and onward connections to the East Coast Parkway. However, the immediate area lacks the walkable office density found in Downtown Core proper.
6. Limited school options in the immediate vicinity
The 1km radius contains no government primary schools. Tanjong Katong Primary and Haig Girls’ School are approximately 2.5km away. For families prioritising school proximity, this is a material gap. The precinct is designed for professionals and expatriates rather than traditional family-oriented estates.
Sales Performance
| Metric | Value |
| Total Units | 937 |
| Units Sold | 570 |
| Take-Up Rate | 60.8% |
| Remaining Units | 367 |
| Median PSF (URA) | S$3,013 |
| PSF Range | S$2,872 – S$3,160 |
| Average Monthly Sales | 16.3 units |
| District 1 Median PSF | S$2,922 |
One Marina Gardens has achieved a 60.8% take-up rate since launch in April 2025, with 570 units sold out of 937 launched. This translates to an average monthly velocity of 16.3 units over four quarters, a respectable pace for a large-scale development in District 1. The URA median PSF of S$3,013 sits approximately 3.1% above the District 1 median of S$2,922, reflecting the project’s premium positioning within the precinct.
The PSF range of S$2,872 to S$3,160 spans 288 PSF, indicating differentiation by stack, view, and floor level. The tighter pricing band suggests the developer has maintained discipline on quantum thresholds rather than pushing upper-floor units to extreme premiums. With 367 units remaining, the project is past the critical halfway mark and has demonstrated market acceptance at these price points.
The velocity of 16.3 units per month indicates sustained buyer interest rather than a front-loaded launch spike. This is a positive signal for remaining inventory, suggesting the project has found its buyer profile and pricing equilibrium.
Unit Mix & Pricing
| Type | Size Range (sqft) | From (S$) | PSF (S$) |
| 2BR | 646 – 732 | 1,835,000 | 2,959 |
| 3BR | 904 – 1,238 | 2,521,000 | 2,889 |
| 4BR | 1,647 | 4,702,000 | 3,014 |
One Marina Gardens offers a compact-heavy unit mix, with 2-bedroom and 3-bedroom configurations forming the core of the development. The sizing and quantums are structured to appeal to investment buyers and dual-income professionals rather than large family households.
The 2-bedroom units range from 646 to 732 sqft, with entry quantums from S$1.835M. At S$2,959 PSF, these units are competitively priced relative to the district median and offer a sub-S$2M entry point into District 1 for compact-unit buyers. The 3-bedroom units span 904 to 1,238 sqft, with the larger configurations pushing into the 4-bedroom territory in terms of absolute size. The quantum spread from S$2.521M to over S$3.5M for larger 3-bedroom units positions them for affluent professionals or small families willing to trade neighbourhood maturity for central proximity.
The single 4-bedroom configuration at 1,647 sqft and S$4.702M is a low-volume, high-value offering. At S$3,014 PSF, the pricing reflects premium stacks and unblocked views. This quantum sits above the comfort zone for most traditional family buyers, making it a niche product for high-net-worth individuals prioritising location over school catchment.
The compact weighting of the unit mix is deliberate. The developer has priced for rental yield and investment demand rather than owner-occupier families, a pragmatic approach given the precinct’s current lack of schools and mature amenities.
Comparables
| Project | Median PSF (S$) | PSF Range (S$) | Transactions | Tenure |
| Union Square Residences | 3,177 | 2,856 – 3,828 | 138 | 99-year leasehold |
| W Residences Marina View – Singapore | 3,352 | 3,302 – 4,256 | 5 | 99-year leasehold |
| Robinson Suites | 2,323 | 2,174 – 2,436 | 7 | Freehold |
| Emerald Garden | 2,282 | 1,896 – 2,354 | 8 | 99-year leasehold |
The following projects represent recent transaction benchmarks in District 1, drawn from URA official data. These comparables provide context for One Marina Gardens’ pricing relative to established and newly launched peers.
One Marina Gardens’ median PSF of S$3,013 sits between Union Square Residences (S$3,177) and older resale stock like Robinson Suites (S$2,323). Union Square Residences, a recent launch in the same tenure category, commands a 5.4% premium, reflecting its Tanjong Pagar location and more mature neighbourhood. W Residences Marina View pushes above S$3,300 PSF, but with only 5 transactions, the sample size limits comparability. Robinson Suites and Emerald Garden, both older developments, trade significantly lower, highlighting the premium buyers pay for new-launch freshness and modern facilities.
The positioning is clear: One Marina Gardens is priced as a premium new launch but below the ultra-luxury tier occupied by W Residences. It offers a value proposition relative to Union Square Residences by trading a more established precinct for first-mover access to Marina South.
Key Strengths
First residential development in a government-backed masterplan precinct
One Marina Gardens is the pioneer project in Marina South, a long-term transformation area with planned commercial, retail, and residential components. First-mover buyers gain early entry pricing before the precinct matures and land costs escalate. The government’s commitment to infrastructure development de-risks the long-term outlook, though the trade-off is living through the construction phase.
Exceptional MRT connectivity with Marina South (NS28) at 270m
The proximity to Marina South station is a tangible advantage for daily commutes. With Bayfront and Marina Bay interchanges within 750m to 930m, residents have direct access to four MRT lines (NS, CE, DT, TE). This multi-line concentration rivals established transit nodes and is a material advantage for professionals working in the CBD or cross-island locations.
Compact unit mix aligned with rental demand dynamics
The 2-bedroom and 3-bedroom configurations dominate the unit mix, targeting expatriate professionals and investment buyers. District 1’s tenant pool skews towards transient, high-income professionals who prioritise location over space. The sub-S$2M entry quantum for 2-bedroom units expands the addressable buyer base, while the 646 to 732 sqft sizing hits the rental sweet spot.
Waterfront lifestyle access to Gardens by the Bay and Marina Bay Sands
The project sits within walking distance of Gardens by the Bay (approximately 700m) and Marina Bay Sands (approximately 1.03km). For buyers prioritising lifestyle over neighbourhood amenities, this positioning offers direct access to the waterfront promenade, dining, and entertainment without the premium commanded by older Marina Bay condominiums.
Land cost PSF PPR of S$1,402 provides pricing headroom relative to recent launches
The developer’s land cost of S$1,402 PSF PPR is moderate for District 1, allowing for competitive pricing at launch and potential holding power during market corrections. This cost base supports the S$3,013 median PSF without overextending financial viability, reducing the risk of distressed pricing for remaining inventory.
Points to Watch
Precinct immaturity with limited immediate retail and daily amenities
The 500m radius around One Marina Gardens is still under development, with no neighbourhood supermarkets, hawker centres, or wet markets. Residents will rely on Marina Bay Sands or MRT trips to established retail nodes for groceries and daily errands. The precinct’s full build-out is a multi-year timeline, meaning early residents will experience ongoing construction activity and limited walkable convenience.
No government primary schools within 1km, limiting appeal for traditional families
Families prioritising school proximity will find the location challenging. Tanjong Katong Primary and Haig Girls’ School are approximately 2.5km away, outside the priority enrolment radius. The precinct is designed for professionals and expatriates, not family-oriented estates. This narrows the owner-occupier buyer pool and increases reliance on the rental market.
High-density development with 937 units competing for common facilities
The project’s scale means pool decks, gyms, and clubhouse spaces will experience higher utilisation, particularly during peak hours. Larger developments can face longer wait times for lifts and shared amenities. Buyers coming from low-density projects may find the transition jarring, though this is standard for urban, high-rise living in District 1.
99-year leasehold tenure with TOP in 2029 starts depreciation clock at 95 years
By the time residents collect keys in 2029, the lease will be 95 years old. While this is not material for the next 20 to 30 years, buyers with long-term holding horizons should factor in the eventual impact on resale values as the lease crosses the 60-year threshold. Freehold alternatives like Robinson Suites exist in the district, though at significantly different price points.
Elevated quantum for 4-bedroom units at S$4.702M limits buyer pool
The 1,647 sqft 4-bedroom configuration exceeds S$4.7M, a price point that competes with freehold alternatives or larger homes in family-oriented districts. Given the lack of nearby schools and neighbourhood maturity, this quantum may face headwinds from buyers who expect more comprehensive amenities at this price level. The product is niche rather than mass-market.
Exposure to broader District 1 supply pipeline and investment-driven market dynamics
District 1 has seen multiple new launches in recent years, including Union Square Residences and W Residences Marina View. The concentration of supply places pressure on rental yields and resale premiums, particularly if investor demand softens. Buyers relying on rental income should stress-test their yields against potential vacancy periods or rental rate compression if tenant supply tightens.
Bottom Line
One Marina Gardens is a calculated play on Marina South’s long-term transformation, priced competitively within District 1’s leasehold segment and structured for rental demand rather than family owner-occupiers. The project’s strengths are tangible: Marina South (NS28) sits 270m away, the unit mix aligns with tenant preferences, and the land cost base supports pricing discipline. The take-up rate of 60.8% and median PSF of S$3,013 indicate market acceptance, though buyers must weigh these positives against the precinct’s current immaturity and limited daily amenities.
The trade-off is clear. First-mover buyers gain entry pricing ahead of precinct build-out, but they will live through construction noise, limited retail, and no nearby schools for the next several years. This is not a plug-and-play mature estate. It is a medium-to-long-term hold for buyers who prioritise transit connectivity and waterfront access over immediate neighbourhood convenience. The 99-year leasehold tenure and reliance on the rental market add layers of risk that require deliberate assessment.
For Own-Stay Buyers
Professionals working in the CBD or Marina Bay area will benefit from the sub-5-minute walk to Marina South (NS28) and the multi-line interchange network within 1km. The waterfront lifestyle and proximity to Gardens by the Bay offer genuine amenity value for those who prioritise location over space. However, the lack of nearby schools, supermarkets, and hawker centres makes this a challenging choice for traditional families. If you can accept precinct immaturity and are comfortable with MRT trips for daily errands, the location delivers on transit convenience and urban living. If you expect walkable retail and established neighbourhood character, wait for the precinct to mature.
For Investment Buyers
The compact unit mix and sub-S$2M entry quantum for 2-bedroom units position the project for rental yield, particularly targeting expatriate professionals and dual-income households. The median PSF of S$3,013 sits marginally above the District 1 median, providing room for rental competitiveness without overextending on acquisition cost. However, buyers must stress-test rental yields against potential vacancies and the broader District 1 supply pipeline, which includes multiple competing new launches. This is a medium-to-long-term rental hold rather than a quick capital appreciation flip. The precinct’s government backing provides downside protection, but upside will depend on how rapidly Marina South’s retail and commercial components materialise.
Who Is This For
Good fit:
- Professionals working in Raffles Place, Marina Bay Financial Centre, or Tanjong Pagar within 3 to 5 MRT stops who prioritise commute convenience over neighbourhood maturity.
- Expatriate tenants or buyers seeking waterfront lifestyle access to Gardens by the Bay (700m) and Marina Bay Sands (1.03km) without the premium commanded by older Marina Bay developments.
- Investment buyers targeting rental yield with compact 2-bedroom units from S$1.835M, leveraging District 1’s tenant pool of transient professionals and corporate relocations.
- Buyers with medium-to-long-term holding horizons (7 to 15 years) willing to tolerate precinct construction in exchange for first-mover pricing in a government-backed masterplan area.
- Dual-income couples or single professionals who rely on MRT connectivity and are comfortable with limited walkable retail, using Marina Bay Sands or CBD nodes for daily needs.
- Buyers who value multi-line MRT access (NS, CE, DT, TE) within 750m to 930m for cross-island commutes to Changi Business Park, Paya Lebar Quarter, or future Thomson-East Coast Line developments.
Not ideal for:
- Traditional families prioritising government primary school enrolment, as no schools exist within 1km and Tanjong Katong Primary sits approximately 2.5km away outside priority zones.
- Buyers expecting immediate neighbourhood amenities like hawker centres, wet markets, or neighbourhood shopping within 500m, as the precinct is still under construction.
- Owner-occupiers seeking low-density living with exclusive facilities, given the 937-unit scale and higher utilisation of common areas during peak hours.
- Buyers requiring freehold tenure or long lease buffers, as the 99-year lease starts at 95 years remaining upon 2029 TOP, impacting very long-term resale value.
- Families needing large 4-bedroom configurations at family-friendly price points, as the S$4.702M quantum competes with freehold alternatives or larger homes in school-belt districts.
- Buyers seeking immediate capital appreciation or short-term flips, as the precinct’s maturity timeline is multi-year and rental yields will depend on Marina South’s commercial and retail build-out pace.
Review Date: March 2026
Agent: Joe Chow | CEA Reg No.: R072635C
Agency: SRI Pte Ltd | Licence: L3010738A
Contact: +65 8098 0916
This review is based on publicly available data and official URA transaction records. It is not financial advice. Verify all details with the developer before making purchase decisions.