MARINA BAY SUITES is a 80-year balance leasehold development along CENTRAL BOULEVARD in District 1 (CBD (Raffles Place, Marina, Cecil)), part of the CCR segment of Singapore's private residential market. The project comprises 221 units and is TOP 2013.
This profile draws on 51 recorded transactions from URA to frame the project's character: who actually lives here, who buys here, and where the pricing sits relative to immediate alternatives. For the broader district context, see the Singapore price-heatmap map.
At roughly 13 years from TOP, MARINA BAY SUITES is in mature-resale territory: a clear track record on capital appreciation, defined renovation and refurbishment cycles, and lease-decay considerations starting to enter the picture (if leasehold).
Within District 1 (CBD (Raffles Place, Marina, Cecil)), the immediate context for MARINA BAY SUITES is shaped by the broader URA Master Plan zoning for the area, ongoing or planned infrastructure (MRT extensions, expressway changes, school relocations), and the supply pipeline of nearby launches. See the URA Master Plan 2019 for the precinct-specific land-use overlay before underwriting medium-term capital appreciation.
We track 51 sales and 455 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the MARINA BAY SUITES dashboard.
- Average sale price: $3,674,712 across 51 transactions
- Estimated gross rental yield: 3.6%
- District 1 PSF ranking: Mid-range (top 68%)
- 99 yrs lease commencing from 2007 · CCR · D1 · 221 units
About MARINA BAY SUITES
MARINA BAY SUITES is a 99 yrs lease commencing from 2007 condominium, located at CENTRAL BOULEVARD in District 1 (Raffles Place, Marina, Cecil, People's Park) (Core Central Region), developed by MARINA BAY SUITES PTE LTD, comprising 221 residential units, completed in 2013.
With approximately 80 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 SUITES:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 4 BR | 28 | $1,907 psf | $3,062,619 |
| 5+ BR | 23 | $1,957 psf | $4,419,870 |
Sales Market Overview
MARINA BAY SUITES has recorded 51 sale transactions with an average transaction price of $3,674,712, ranging from $2,810,000 to $6,400,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 7 | $1,930 psf | $3,806,857 | — |
| 2022 | 11 | $1,909 psf | $3,692,364 | ↓ 1.1% |
| 2023 | 8 | $1,918 psf | $3,443,750 | ↑ 0.5% |
| 2024 | 9 | $1,916 psf | $3,832,556 | ↓ 0.1% |
| 2025 | 15 | $1,966 psf | $3,680,222 | ↑ 2.6% |
| 2026 | 1 | $1,820 psf | $2,900,000 | ↓ 7.4% |
MARINA BAY SUITES ranks in the top 68% of condos in District 1 by average PSF.
Compared to the CCR average of $2,447 psf, MARINA BAY SUITES trades 21.2% below the segment benchmark.
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Rental Market Overview
MARINA BAY SUITES has recorded 455 rental transactions with monthly rents averaging $11,123/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 3 BR | 242 | $8,968/mo | $2,603/mo | $13,000/mo |
| 4 BR | 212 | $13,448/mo | $7,200/mo | $25,000/mo |
| 5+ BR | 1 | $40,000/mo | $40,000/mo | $40,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 92 | $8,116/mo |
| 2022 | 82 | $10,334/mo |
| 2023 | 95 | $12,756/mo |
| 2024 | 77 | $11,813/mo |
| 2025 | 83 | $12,318/mo |
| 2026 | 26 | $12,435/mo |
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Investment Analysis
Based on average rents and sale prices, MARINA BAY SUITES delivers an estimated gross rental yield of 3.6%. 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 SUITES (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- MARINA BAY SUITES
- Downtown MRT
- Raffles Place MRT
- Raffles Place MRT
- Telok Ayer MRT
- Marina Bay MRT
- School of the Arts
- Singapore Management University
- Outram Secondary School
Nearby MRT Stations
MARINA BAY SUITES is 130m from Downtown MRT (Downtown Line), with 23 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Downtown | DT17 | Downtown Line | 130m |
| Raffles Place | NS26 | North-South Line | 380m |
| Raffles Place | EW14 | East-West Line | 380m |
| Telok Ayer | DT18 | Downtown Line | 440m |
| Marina Bay | NS27 | North-South Line | 520m |
| Marina Bay | CC33 | Circle Line | 520m |
| Marina Bay | CE2 | Circle Line | 520m |
| Marina Bay | TE20 | Thomson-East Coast Line | 520m |
Nearby Schools
There are 4 schools within 2 km of MARINA BAY SUITES.
| School | Type | Distance |
|---|---|---|
| School of the Arts | Jc | 1.8 km |
| Singapore Management University | Tertiary | 1.8 km |
| Outram Secondary School | Secondary | 1.9 km |
| Nanyang Academy of Fine Arts | Tertiary | 2.0 km |
Adequate lease horizon. Around 80 years of remaining lease keeps CPF eligibility intact and supports standard 30-year loan tenor for most buyer profiles. Within a 5-10 year hold, lease-decay effects are negligible; beyond that, monitor the year-60 threshold for CPF usage caps.
Genuine walk-to-MRT access. Downtown sits about 0.13km away — true walking distance, not the elastic 800m claim that some listings stretch. For tenants and commuter-owners, this anchors rental demand and supports a steady capital-value floor across cycles.
Established price discovery. 51 transactions in URA (TTM avg $1,961 psf, median sale $3,250,000) gives a deep enough sample to underwrite the project without guessing. Buyers can triangulate fair-value with confidence from per-bedroom, per-stack, per-floor comparables.
Solid facilities scale. 221 units is large enough to support pool, gym, function rooms, and BBQ pavilions without the booking-pressure issues that smaller boutique developments face. Per-unit maintenance is in a manageable band.
School-belt proximity. School of the Arts sits about 1.81km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Lease-decay clock to monitor. Remaining lease is comfortably above critical CPF thresholds but already in the band where 10-15 year holds materially compress the next buyer's CPF eligibility. Plan exit timing with this in mind rather than assuming open-ended hold optionality.
Cycle-sensitivity. Like all Singapore private residential, the project's capital appreciation and rental yields move with broader macro factors — mortgage rate environment, MAS macroprudential stance (TDSR, ABSD), and the supply-pipeline tempo. Build a 5pp rate buffer into your stress test.
- ⚠️ Young couple, first home: Lease horizon constrains long-hold optionality
- ✅ Family with school-age kids: Nearby schools support MOE registration priority
- ✅ CBD commuter: Walking-distance MRT supports daily commute
- ⚠️ Rental investor (yield-focused): Adequate price discovery; verify per-bedroom net yield manually
- ✅ Foreign professional (expat): MRT plus mid-size facility suite typically meets expat-tenant criteria
- ⚠️ Long-term hold (10+ yr): Plan exit timing around lease-decay thresholds
Composite assessment: MARINA BAY SUITES benefits from MRT proximity but the lease horizon or district position requires careful exit-timing planning. Active management of the hold matters more than passive accumulation. 51 transactions in URA provide the data foundation for this view.
Suggested holding period for most buyer profiles: 5-8 years with monitored exit windows. Cross-reference per-bedroom net yield against district comparables via the compare-tool, model monthly cash-flow with the mortgage calculator, and confirm your effective BSD+ABSD cost using the stamp-duty calculator before finalising. This profile is informational; not a personal investment recommendation.
FAQ
What is the average price for MARINA BAY SUITES?
What is the rental yield for MARINA BAY SUITES?
Is MARINA BAY SUITES 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: 51 transactions analysed
- Rental data: 455 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 SUITES
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.
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HDB Alternatives Nearby
Weighing MARINA BAY SUITES against staying public? These HDB towns sit within walking or short-drive distance:
- Central Area — 4-room average $1,088,814 (810m away), an upgrader gap of about $2,600,000
- Bukit Merah — 4-room average $894,787 (1.4 km away), an upgrader gap of about $2,800,000
- Kallang/whampoa — 4-room average $882,887 (1.8 km away), an upgrader gap of about $2,800,000