Marina Bay Residences occupies one of the most coveted addresses in Singapore’s residential landscape — 18 Marina Boulevard, District 1, at the heart of the Marina Bay Financial Centre (MBFC) development. Completed in 2010 by a heavyweight joint-venture consortium comprising Keppel Land, Hongkong Land, and Cheung Kong Holdings, this 55-storey tower delivers 428 units across a range of one- to four-bedroom apartments and nine penthouse units, including a jaw-dropping 11,011 sq ft triplex penthouse. The project sits on a 99-year leasehold tenure commencing 2005, leaving approximately 78 years on the lease as of 2026 — a figure buyers must weigh carefully alongside the development’s exceptional address and prestige.
From its glass-clad heights, Marina Bay Residences commands unobstructed panoramas across Marina Bay, the Central Business District (CBD) skyline, and — on clear evenings — the shimmering lights of Sentosa and the Southern Islands. Surrounding the tower is a curated ecosystem of world-class infrastructure: the Marina Bay Link Mall, three MBFC office towers housing global financial and professional services firms, and direct underground pedestrian connections to Downtown MRT (DT17) on the Downtown Line. The Marina Bay MRT interchange (NS27/CE2/TE20), connecting the North South, Circle, and Thomson-East Coast Lines, is reachable via a sheltered walkway in approximately eight minutes. For buyers who prize proximity to Singapore’s financial nerve centre above all else, this development presents a genuinely unmatched proposition.
Snapshot as of 2026-05 — figures above reflect publicly available URA/HDB data at the time of this editorial review (as of 2026-05).
Marina Bay Residences launched during a buoyant pre-global-financial-crisis market and was marketed as the residential crown of the MBFC mixed-use precinct — an integrated development designed to position Singapore alongside Hong Kong, London, and New York as a premier global financial hub. The residential tower was intentionally positioned to appeal to C-suite executives, senior finance professionals, and ultra-high-net-worth (UHNW) buyers who valued seamless integration between home and the office floors below. The developer consortium — Keppel Land (a Singapore blue-chip developer), Hongkong Land (known for prime Hong Kong and Singapore commercial assets), and Cheung Kong Holdings (the Li Ka-shing conglomerate) — brought institutional-grade credibility and finishing standards to a project that commanded some of the highest launch prices Singapore had seen at the time.
Since TOP in 2010, the development has traded across 103 recorded transactions, with median pricing sitting at approximately S$2,177 per square foot and recent transactions averaging S$2,271 psf over the past six months as of early 2026. The project recorded a District 1 footprint that remains among the thinnest by unit count in the entire Core Central Region (CCR), contributing to the rarity value that underpins its pricing floor. The broader CCR market in 2025–2026 has underperformed relative to the Rest of Central Region (RCR) and Outside Central Region (OCR) in terms of capital appreciation — CCR posted roughly 20.7% appreciation from 2020 to 2025 versus 48.8% in RCR and 49.9% in OCR — a dynamic that reflects how high absolute entry prices compress percentage gains even as absolute dollar values remain firm. Buyers eyeing Marina Bay Residences must therefore frame expectations around capital preservation, prestige, and rental income rather than outsized percentage capital growth. Use our ROI calculator to model realistic return scenarios before committing, and run total acquisition costs through the stamp duty calculator given the premium quantum involved.
We track 96 sales and 1076 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the MARINA BAY RESIDENCES dashboard.
- Average sale price: $3,090,995 across 96 transactions
- Estimated gross rental yield: 3.4%
- District 1 PSF ranking: Above average (top 42%)
- 99 yrs lease commencing from 2005 · CCR · D1 · 428 units
About MARINA BAY RESIDENCES
MARINA BAY RESIDENCES is a 99 yrs lease commencing from 2005 condominium, located at MARINA BOULEVARD in District 1 (Raffles Place, Marina, Cecil, People's Park) (Core Central Region), developed by KEPPEL LAND, HONG KONG LAND, CHEUNG KONG HOLDINGS LTD, comprising 428 residential units, completed in 2010.
With approximately 78 years remaining on its 99-year lease, the property qualifies for full bank financing and CPF usage.
Unit Mix Distribution
Transaction data breakdown by bedroom type at MARINA BAY RESIDENCES:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 29 | $2,148 psf | $1,564,310 |
| 3 BR | 40 | $2,176 psf | $2,399,872 |
| 4 BR | 13 | $2,308 psf | $3,776,239 |
| 5+ BR | 14 | $2,819 psf | $7,591,750 |
Sales Market Overview
MARINA BAY RESIDENCES has recorded 96 sale transactions with an average transaction price of $3,090,995, ranging from $1,350,000 to $19,350,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 17 | $2,345 psf | $3,598,235 | — |
| 2022 | 15 | $2,276 psf | $3,493,767 | ↓ 2.9% |
| 2023 | 15 | $2,316 psf | $2,905,000 | ↑ 1.8% |
| 2024 | 32 | $2,245 psf | $2,664,684 | ↓ 3.0% |
| 2025 | 14 | $2,197 psf | $2,471,151 | ↓ 2.2% |
| 2026 | 3 | $2,486 psf | $6,572,667 | ↑ 13.2% |
MARINA BAY RESIDENCES ranks in the top 42% of condos in District 1 by average PSF.
Compared to the CCR average of $2,447 psf, MARINA BAY RESIDENCES trades 6.9% below the segment benchmark.
Loading chart data...
Rental Market Overview
MARINA BAY RESIDENCES has recorded 1076 rental transactions with monthly rents averaging $8,826/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 1 BR | 361 | $5,297/mo | $3,700/mo | $7,700/mo |
| 2 BR | 429 | $7,602/mo | $3,800/mo | $11,000/mo |
| 3 BR | 182 | $11,919/mo | $7,000/mo | $22,000/mo |
| 4 BR | 95 | $17,842/mo | $9,000/mo | $55,000/mo |
| 5+ BR | 9 | $50,922/mo | $18,000/mo | $100,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 200 | $6,537/mo |
| 2022 | 233 | $8,064/mo |
| 2023 | 199 | $10,414/mo |
| 2024 | 194 | $8,906/mo |
| 2025 | 202 | $10,295/mo |
| 2026 | 48 | $8,964/mo |
Loading chart data...
Investment Analysis
Based on average rents and sale prices, MARINA BAY RESIDENCES delivers an estimated gross rental yield of 3.4%. This is above the Singapore-wide benchmark of approximately 3%.
Competing Condos in District 1
Side-by-side comparison against the most actively traded condos in District 1 (Raffles Place, Marina, Cecil, People's Park):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| ONE MARINA GARDENS | 99 yrs lease commencing from 2023 | 937 | $2,957 psf | 633 |
| THE SAIL @ MARINA BAY | 99-year leasehold | 1111 | $2,011 psf | 268 |
| MARINA ONE RESIDENCES | 99 yrs lease commencing from 2011 | 1042 | $2,320 psf | 209 |
| UNION SQUARE RESIDENCES | 99 yrs lease commencing from 2024 | 366 | $3,149 psf | 155 |
| ONE SHENTON | 99 yrs lease commencing from 2005 | 341 | $1,774 psf | 104 |
Location Map
Map shows MARINA BAY RESIDENCES (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- MARINA BAY RESIDENCES
- Downtown MRT
- Marina Bay MRT
- Marina Bay MRT
- Marina Bay MRT
- Marina Bay MRT
- School of the Arts
- Singapore Management University
Nearby MRT Stations
MARINA BAY RESIDENCES is 260m from Downtown MRT (Downtown Line), with 19 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Downtown | DT17 | Downtown Line | 260m |
| Marina Bay | NS27 | North-South Line | 360m |
| Marina Bay | CC33 | Circle Line | 360m |
| Marina Bay | CE2 | Circle Line | 360m |
| Marina Bay | TE20 | Thomson-East Coast Line | 360m |
| Bayfront | CE1 | Circle Line | 560m |
| Bayfront | DT16 | Downtown Line | 560m |
| Raffles Place | NS26 | North-South Line | 600m |
Nearby Schools
There are 2 schools within 2 km of MARINA BAY RESIDENCES.
| School | Type | Distance |
|---|---|---|
| School of the Arts | Jc | 1.9 km |
| Singapore Management University | Tertiary | 2.0 km |
The development’s most compelling strength is its address. No other residential development in Singapore places residents literally above and within the country’s primary financial district in the same seamless way. The underground pedestrian network connecting MBFC to Downtown MRT (DT17) and the covered walkway to Marina Bay MRT interchange mean residents with CBD employment face effectively zero commute friction — a near-unique proposition in a city where even short taxi rides during morning peak can consume 20–30 minutes. For expatriate tenants — the primary rental audience — this connectivity premium translates to sustained rental demand and an ability to hold rents above $5,000 per month for one-bedders and north of $15,000 for three-bedroom units even during periods of broader rental softening.
The full-storey height and design quality of the tower deliver views that are genuinely difficult to replicate. Units on floors 30 and above enjoy unobstructed bay and skyline panoramas that have only improved over time as surrounding reclaimed land was developed into Marina Bay Sands, the Helix Bridge, and Gardens by the Bay. This view corridor is institutionally protected by URA planning parameters that restrict high-rise residential construction immediately north and east of the site, making the outlook structurally durable rather than at risk from neighbouring development. The URA’s Master Plan for the Marina Bay district continues to prioritise mixed commercial-residential intensification that is broadly supportive of residential land values in the precinct.
Facilities at Marina Bay Residences are commensurate with its positioning: a long-meadow lap pool, reflecting pool, Jacuzzi, children’s pool, gymnasium, function room, Zen Garden, spa garden, water garden, Tea Deck Lounge, Reading Terrace, and KTV rooms collectively serve the lifestyle expectations of the high-income professionals and expatriate families who make up the resident community. Concierge and building management services have drawn consistent positive feedback from residents, with responsiveness cited as a differentiating feature relative to some older CCR peers. The development’s 428-unit scale keeps facilities from being overwhelmed while sustaining meaningful maintenance sinking funds — a balance many ultra-small boutique developments in the area cannot claim.
From a comparative standpoint, Marina Bay Residences consistently prices at a discount to its direct neighbour Marina Bay Suites (also within MBFC) on a per-square-foot basis, offering buyers an entry point into the same precinct and the same MRT network at marginally lower quantum. Combined with sub-$2,300 psf transacted prints in recent quarters, this positions the development as one of the more accessible entries into the ultra-prime CCR tier for buyers with budgets starting from approximately S$1.7 million for a one-bedroom unit.
The single most significant risk for Marina Bay Residences buyers in 2026 is lease decay. With approximately 78 years remaining on a 99-year leasehold tenure, the property is past the midpoint threshold beyond which Singapore’s valuation and lending framework begins to exert meaningful downward pressure on both mortgage eligibility and resale prices. The Housing Development Board’s Lease Buyback Scheme does not apply to private condominiums, and Monetary Authority of Singapore (MAS) loan-to-value restrictions tighten materially for properties with fewer than 30 years remaining — but the market discount for sub-80-year leasehold already begins long before that formal threshold is reached. Buyers should model the lease decay trajectory using a lease-decay calculator to understand the compounding impact on exit pricing over a 10–20 year holding period.
A related risk is the CCR market’s structural underperformance in capital appreciation. The region’s reliance on a wealthy expatriate and UHNW buyer pool makes it more sensitive to global wealth flows, geopolitical sentiment, and Singapore’s Additional Buyer’s Stamp Duty (ABSD) regime — which imposes 60% ABSD on foreign purchasers and 20%–25% on Singaporean second-property buyers. These levies disproportionately constrain demand in the CCR relative to lower-priced OCR and RCR options. Investors should run a comprehensive cost analysis using the total cost calculator before committing.
Rental yield at Marina Bay Residences is compressed by its high acquisition quantum. Gross yields of 2.5%–3.5% and net yields of approximately 1.8%–2.5% (after maintenance fees of S$600–S$900 per month, property tax, and management costs) mean this is not a yield-maximisation play. Rental demand is heavily tied to the fortunes of Singapore’s financial services and professional services sectors — any structural shift in expatriate headcount in the CBD, whether from remote work trends or corporate right-sizing, would soften demand specifically for Marina Bay–district units. The development’s concentration in one precinct also limits the diversification benefit that spreading exposure across districts would provide. Finally, the transaction volume of 96 sales recorded since launch is modest, meaning price discovery in down cycles can be slow and forced-sale discounts can be sharper than in higher-volume developments.
- ✅ Senior CBD Professional (Local/PR, Upgrader): Walk-to-work access to MBFC and Raffles Place, premium views, and the prestige of a marquee address justify the quantum for high-income earners who value time over return optimisation. Eligible for lower ABSD as a first or second property if PR status is held. The rental fallback is strong should employment change.
- ✅ Long-Stay Expatriate Tenant (Renter, Not Buyer): Ideal rental profile — C-suite professionals on employer-subsidised housing allowances routinely target Marina Bay Residences for its commute convenience and facilities. Gross rents of S$8,000–S$15,000 per month are achievable for two- and three-bedroom units, making this a consistent income asset for landlord-investors.
- ⚠️ UHNW Capital-Preservation Investor (Singaporean, Multiple Properties): The 25% ABSD on a third or subsequent Singapore residential property materially erodes total returns at S$2,270 psf entry pricing. Capital appreciation upside is constrained by CCR underperformance and lease decay. Better suited as a trophy hold than an active yield generator. Run the affordability and cash-flow tools to stress-test assumptions.
- ❌ Foreign Buyer (Non-PR): The 60% ABSD makes acquisition economics deeply unfavourable for most foreign purchasers unless the property is purchased as a company asset or in a structure with specific tax treaty benefits. Even at trophy pricing, the combined ABSD burden at a S$3M–S$5M quantum adds S$1.8M–S$3M to acquisition cost, which is rarely recoverable within a realistic holding period given current CCR yield and appreciation dynamics.
- ❌ First-Time Buyer (HDB Upgrader, Mid-Income): Entry prices from S$1.66M for a one-bedroom unit and minimum cash outlay requirements put this development well beyond the budget of most HDB upgraders. The TDSR framework — which caps debt servicing at 55% of gross income — requires a household income of approximately S$18,000–S$22,000 per month to service a typical mortgage at this quantum. Explore the TDSR calculator and mortgage calculator to confirm eligibility before proceeding.
Marina Bay Residences is one of Singapore’s most recognisable residential addresses and commands a premium that its location, connectivity, and developer pedigree broadly justify. For the right buyer — a senior professional who values seamless CBD access, an investor targeting the expatriate rental market, or a UHNW buyer seeking a trophy Singapore asset — the development delivers on its promise. The combination of direct underground MRT access, iconic bay views, full concierge facilities, and institutional-grade developer finishing makes it difficult to replicate at any price in the same precinct.
However, buyers must enter with clear eyes on the headwinds. Approximately 78 years of lease remaining means lease decay will become an increasingly material factor in resale pricing within the next 10–15 years. CCR capital appreciation has structurally lagged RCR and OCR since 2020, and rental yields are compressed by the high acquisition quantum. The development is best suited to long-hold, income-focused strategies rather than short-term capital gain plays. For investors deploying fresh capital in 2026, the ABSD regime makes this almost exclusively a local and PR proposition — foreign buyers face a near-prohibitive tax burden that fundamentally alters the investment calculus.
On balance, Marina Bay Residences earns a “Hold / Selective Buy” verdict. Existing owners should retain unless lease decay or personal liquidity demands otherwise. New buyers should proceed only where the commute and lifestyle value proposition is primary, ABSD exposure is manageable, and the investment is stress-tested against a conservative rental yield and modest capital appreciation assumption over a 7–10 year horizon. Compare neighbouring options using our property comparison tool and view the broader CCR pricing context on the price heatmap before making a final decision.
FAQ
What is the average price for MARINA BAY RESIDENCES?
What is the rental yield for MARINA BAY RESIDENCES?
Is MARINA BAY RESIDENCES freehold or leasehold?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA.
- Sales data: 96 transactions analysed
- Rental data: 1076 lease records analysed
- Gross yield = (avg monthly rent × 12) / avg sale price
Median values used to minimise outlier impact. PSF = price per square foot.
View Live Data for MARINA BAY RESIDENCES
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.
New Sale vs Resale Mix
Of the 420 condo transactions recorded in District 1 over the last 12 months, 59% new sale, 41% resale. A resale-heavy mix points to an established market trading on fundamentals; a new-sale-heavy mix means developer launches are setting the price benchmarks.
Loading chart data...
HDB Alternatives Nearby
Weighing MARINA BAY RESIDENCES against staying public? These HDB towns sit within walking or short-drive distance:
- Central Area — 4-room average $1,088,814 (1.1 km away), an upgrader gap of about $2,050,000
- Bukit Merah — 4-room average $894,787 (1.7 km away), an upgrader gap of about $2,250,000
- Kallang/whampoa — 4-room average $882,887 (1.8 km away), an upgrader gap of about $2,250,000