The Sail @ Marina Bay stands as one of Singapore's most recognisable residential landmarks — twin sail-shaped towers soaring 70 storeys above the Marina Bay waterfront, their glass facades catching the light of the city's most prized postcode. Developed by a joint venture between City Developments Limited (CDL) and AIG, the project broke ground in 2004 as the first residential development to be delivered in the new Marina Bay precinct, and its TOP in 2008 predated the opening of Marina Bay Sands by two full years. With 1,111 units across two towers at 2 and 6 Marina Boulevard, The Sail remains the largest residential project in Marina Bay and continues to command a premium from owner-occupiers and investors alike who want direct access to Singapore's most dynamic urban district. Today, with approximately 78 years of lease remaining (99-year tenure from 2004), the development sits at an interesting inflection point: still firmly in the low-decay zone that most lenders are comfortable with, yet close enough to the 80-year threshold that buyers need to factor lease depreciation into their underwriting. This review covers everything a prospective buyer or tenant needs to know — from location fundamentals and price trends to the nuanced lease-decay arithmetic that separates informed Marina Bay buyers from those who rely on brand name alone.
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 did not exist as a residential address two decades ago. The Urban Redevelopment Authority's (URA) master-plan vision transformed 360 hectares of reclaimed land into what is now Singapore's premier mixed-use financial and lifestyle precinct, anchored by Marina Bay Financial Centre, Asia Square, One Raffles Quay, and the Marina Bay Sands integrated resort. The Sail was the pioneer residential project in this transformation — CDL and AIG secured the 99-year leasehold site in 2002 and launched it to overwhelming interest in October 2004, with buyers betting on a precinct that had yet to be built around them. That bet has largely paid off: the Marina Bay district now houses the regional headquarters of dozens of global financial institutions, commands some of Singapore's highest Grade A office rents, and is served by six MRT stations within a five-minute walk of each other.
The Sail sits at the intersection of the Downtown MRT line (DT17) and within easy walking distance of URA-tracked prime districts including Raffles Place (NS26/EW14, under 500 m). Residents can reach Orchard Road in under 15 minutes by train, Changi Airport in 30 minutes, and the Jurong Lake District — Singapore's second CBD — via a single interchange. This connectivity premium is structural, not cyclical, and underpins The Sail's resilience through multiple property cycles including the 2013–2018 CCR correction, the COVID disruption of 2020, and the post-pandemic ABSD-driven recalibration of 2023–2024. According to URA transaction data, The Sail averaged S$2,051 psf in 2024, with recent six-month averages of approximately S$2,044 psf — a level that reflects both the enduring location premium and the modest but real drag of a lease now in its 22nd year.
We track 268 sales and 3015 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the THE SAIL @ MARINA BAY dashboard.
- Average sale price: $1,929,770 across 268 transactions
- Estimated gross rental yield: 3.5%
- District 1 PSF ranking: Mid-range (top 58%)
- 99-year leasehold · CCR · D1 · 1111 units
About THE SAIL @ MARINA BAY
THE SAIL @ MARINA BAY is a 99-year leasehold condominium, located at Marina Boulevard in District 1 (Raffles Place, Marina, Cecil, People's Park) (Core Central Region), developed by City Developments Ltd (CDL) & AIG, comprising 1111 residential units, completed in 2008.
With approximately 75 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 THE SAIL @ MARINA BAY:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 93 | $1,968 psf | $1,267,080 |
| 2 BR | 102 | $2,030 psf | $1,800,414 |
| 3 BR | 48 | $1,998 psf | $2,394,975 |
| 4 BR | 16 | $2,050 psf | $3,449,993 |
| 5+ BR | 9 | $2,227 psf | $5,059,876 |
Sales Market Overview
THE SAIL @ MARINA BAY has recorded 268 sale transactions with an average transaction price of $1,929,770, ranging from $1,018,000 to $9,000,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 51 | $1,985 psf | $1,914,096 | — |
| 2022 | 44 | $1,917 psf | $1,877,475 | ↓ 3.4% |
| 2023 | 59 | $1,969 psf | $1,910,715 | ↑ 2.7% |
| 2024 | 55 | $2,051 psf | $1,941,910 | ↑ 4.1% |
| 2025 | 50 | $2,111 psf | $1,966,689 | ↑ 3.0% |
| 2026 | 9 | $2,084 psf | $2,119,867 | ↓ 1.3% |
THE SAIL @ MARINA BAY ranks in the top 58% of condos in District 1 by average PSF.
Compared to the CCR average of $2,447 psf, THE SAIL @ MARINA BAY trades 17.8% below the segment benchmark.
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Rental Market Overview
THE SAIL @ MARINA BAY has recorded 3015 rental transactions with monthly rents averaging $5,602/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 1 BR | 1423 | $4,206/mo | $2,000/mo | $7,000/mo |
| 2 BR | 1061 | $5,886/mo | $1,000/mo | $10,000/mo |
| 3 BR | 384 | $8,009/mo | $2,500/mo | $15,000/mo |
| 4 BR | 147 | $10,781/mo | $5,200/mo | $32,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 617 | $4,425/mo |
| 2022 | 642 | $5,393/mo |
| 2023 | 541 | $6,194/mo |
| 2024 | 534 | $6,041/mo |
| 2025 | 569 | $5,989/mo |
| 2026 | 112 | $6,369/mo |
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Investment Analysis
Based on average rents and sale prices, THE SAIL @ MARINA BAY delivers an estimated gross rental yield of 3.5%. 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 | 621 |
| MARINA ONE RESIDENCES | 99 yrs lease commencing from 2011 | 1042 | $2,323 psf | 207 |
| UNION SQUARE RESIDENCES | 99 yrs lease commencing from 2024 | 366 | $3,159 psf | 148 |
| ONE SHENTON | 99 yrs lease commencing from 2005 | 341 | $1,774 psf | 104 |
| MARINA BAY RESIDENCES | 99 yrs lease commencing from 2005 | 428 | $2,275 psf | 95 |
Location Map
Map shows THE SAIL @ MARINA BAY (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- THE SAIL @ MARINA BAY
- Marina Bay MRT
- Marina Bay MRT
- Marina Bay MRT
- Marina Bay MRT
- Shenton Way MRT
- Cantonment Primary School
Nearby MRT Stations
THE SAIL @ MARINA BAY is 340m from Marina Bay MRT (North-South Line), with 21 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Marina Bay | NS27 | North-South Line | 340m |
| Marina Bay | CC33 | Circle Line | 340m |
| Marina Bay | CE2 | Circle Line | 340m |
| Marina Bay | TE20 | Thomson-East Coast Line | 340m |
| Shenton Way | TE19 | Thomson-East Coast Line | 440m |
| Downtown | DT17 | Downtown Line | 460m |
| Tanjong Pagar | EW15 | East-West Line | 570m |
| Telok Ayer | DT18 | Downtown Line | 840m |
Nearby Schools
There are 1 schools within 2 km of THE SAIL @ MARINA BAY.
| School | Type | Distance |
|---|---|---|
| Cantonment Primary School | Primary | 2.0 km |
The Sail's investment case rests on five compounding strengths that are difficult to replicate elsewhere in Singapore's residential market.
1. Irreplaceable Landmark Address. The twin sail towers are physically embedded into the Marina Bay waterfront promenade. No future development can block the panoramic views of Marina Bay, the city skyline, Gardens by the Bay, and the Singapore Strait that upper-floor units enjoy. Unlike many CCR developments where the "view" is a neighbour's wall three years after TOP, The Sail's waterfront orientation is protected by the public promenade and the bay itself. This is not just aesthetic — residual value in leasehold assets is closely correlated with uniqueness of position, and The Sail's physical presence on the bay is genuinely singular.
2. Direct MRT Connectivity. The Downtown MRT station (DT17) is directly accessible from the development's basement, making it one of only a handful of Singapore condominiums with an underground connection to the MRT network. This matters especially for expat tenants and high-net-worth locals who value car-lite living and for families where school commutes depend on reliable mass transit. The multi-line interchange at Marina Bay (NS/TE/CE) is a five-minute walk, giving residents access to five MRT lines without changing platforms more than once.
3. Rental Demand from the Financial District. The MBFC towers, Asia Square, One Raffles Quay, and Marina One collectively house tens of thousands of white-collar workers. Many of them seek accommodation within walking distance of their offices — a preference that has intensified post-pandemic as firms balance hybrid work policies with expectations of easy CBD access on office days. This structural demand base keeps The Sail's occupancy high across cycles. Recent data shows the median gross rental yield at approximately 3.6–3.9%, with two-bedroom units fetching S$6,300 per month following the 2022–2025 estate upgrading works — an uplift from the S$5,500 pre-upgrade baseline.
4. Post-Upgrading Refresh (2022–2025). The management corporation completed a five-phase upgrading programme between 2022 and 2025, refurbishing common areas, lobbies, pool facilities, and building facades. This capital expenditure has demonstrably lifted achievable rents and helps the development compete with newer CCR launches on presentation, even if it cannot overcome the structural age of the building itself. Buyers purchasing today are effectively getting a refurbished asset rather than a 17-year-old one.
5. Price Resilience at the Waterfront Premium Level. Current transacted PSF of S$1,750–S$2,818, with a median around S$2,051, is competitive for District 1 waterfront product. The range reflects unit size and floor-level variation — lower floors with limited bay views transact closer to S$1,750 psf, while high-floor bay-facing units command S$2,500+ psf. Critically, The Sail has broadly held its psf values even as some comparable Marina Bay developments — notably Marina Bay Residences — have recorded significant losses on high-entry-price units, suggesting that The Sail's relatively larger unit base and diverse buyer pool provide more liquidity than boutique ultra-luxury neighbours.
No Marina Bay asset is without risk, and The Sail carries three that buyers must model explicitly rather than dismiss.
1. Lease Decay Accelerating Past the 80-Year Threshold. With approximately 78 years remaining on a lease that commenced in 2004, The Sail is crossing an important financing threshold. CPF Housing Board rules and most bank mortgage policies apply more restrictive loan-to-value limits and shorter loan tenures as leases dip below 75 years. While 78 years is not yet at the critical 70-year mark where CPF usage is significantly restricted, the trajectory is clear: within roughly 3–4 years, buyers will begin to face meaningfully tighter CPF eligibility for using their Ordinary Account for purchase financing. This does not make the asset uninvestable — but it does make the lease-decay calculator an essential tool for any serious buyer. Buyers should model scenarios at current age, at 75-year mark, and at 70-year mark to understand how future resale pool shrinks as lease shortens.
2. ABSD Friction for Foreign Buyers. At 60% ABSD for foreigners (as of 2023 policy), The Sail's traditional pool of expatriate owner-buyers from banking and finance has been effectively shut out of the purchase market. While Singapore PRs (20% ABSD) and Singapore citizens (0% for first purchase) remain active, the compression of the foreign buyer pool removes a historically important source of demand and upward price pressure in the CCR. This is a market-wide CCR dynamic, not unique to The Sail, but it affects all Marina Bay assets disproportionately given their historical reliance on international capital.
3. Profit/Loss Bifurcation in Recent Transactions. In the past year, 20 units sold at a profit while 13 sold at a loss — a roughly 60/40 split that is considerably less favourable than typical CCR condominiums at the same stage of their life cycle. Loss transactions are concentrated among buyers who acquired during the 2007–2012 period at psf levels that the market has only recently revisited. This historical buyer-distribution creates a structural overhang: motivated sellers from that era will continue to accept below-cost exits, placing a ceiling on near-term appreciation. Buyers today must assess whether they are acquiring with a sufficient margin of safety relative to where the next supply-demand cycle tops out.
[
{
"persona": "Expat banking or finance professional (PR or EP holder) seeking walkable CBD living",
"fit_color": "green",
"reason": "Direct basement MRT access to Downtown line, five-minute walk to MBFC and Asia Square offices, refurbished facilities, and strong rental demand if the lease eventually expires before their Singapore tenure does make this a near-ideal lock-up-and-leave or owner-occupier choice. ABSD at 20% (PR) is a meaningful cost but is broadly offset by the rental income potential while on assignment."
},
{
"persona": "Singapore citizen investor seeking yield in a prime CCR location",
"fit_color": "green",
"reason": "Zero ABSD on first purchase, gross yields of 3.6–3.9% are competitive for District 1, and the structural tenant base from the Marina Bay financial district provides occupancy resilience. The lease-decay discount versus freehold CCR assets is partially priced in, offering value relative to absolute address quality. Use the <a href=\"/calculator/roi\">ROI calculator</a> and <a href=\"/calculator/lease-decay\">lease-decay calculator</a> to model the exit scenario at 70 years remaining."
},
{
"persona": "High-net-worth buyer seeking a prestige waterfront pied-à-terre",
"fit_color": "green",
"reason": "The Sail's panoramic bay views, landmark architecture, and proximity to Marina Bay Sands, Gardens by the Bay, and the Singapore Arts Festival precinct make it among the most prestigious residential addresses in the country. High-floor bay-facing units at S$2,500+ psf remain accessible relative to equivalent freehold luxury in Orchard or Sentosa Cove, offering a price-to-prestige ratio that few developments can match."
},
{
"persona": "Singapore citizen upgrader buying a second property",
"fit_color": "yellow",
"reason": "17% ABSD on a second property is a significant cash outlay, and the lease-decay trajectory over a typical 10–15 year hold will compress the resale pool at exit. The Sail makes sense only if the buyer has a clear exit thesis — either renting out long-term or selling before the 70-year CPF restriction mark. Run the <a href=\"/calculator/stamp-duty\">stamp duty calculator</a> and <a href=\"/calculator/total-cost\">total cost calculator</a> before committing."
},
{
"persona": "Foreign buyer (non-PR) seeking a Singapore trophy asset",
"fit_color": "red",
"reason": "A 60% ABSD on the purchase price makes economic return virtually impossible unless the buyer has an extremely long horizon or exceptional rental yield expectations neither of which The Sail can deliver. Foreign buyers should consult a licensed property professional about alternative structures before proceeding."
}
]
The Sail @ Marina Bay remains one of the most compelling leasehold propositions in Singapore's core central region — not despite its age, but in a nuanced way that accounts for it. The landmark address is irreplaceable, the MRT connectivity is among the best of any Singapore residential development, and the post-2022 upgrading programme has extended the asset's competitive life by a measurable margin. At current psf levels of roughly S$2,000–S$2,100 for mid-floor units, buyers are paying a meaningful discount to equivalent-quality freehold CCR product while accepting the lease-decay trade-off explicitly.
The key tension in any The Sail purchase decision is timing and buyer profile. Singapore citizens buying their first or sole property at today's prices, with a 7–12 year hold in mind and a clear CPF/financing model that accounts for the 78-year starting lease, will likely find this a rational and well-located investment. Expat PRs with 5–7 year Singapore tenures can use the high-quality rental market to generate income during their stay and exit without needing to worry materially about the 70-year CPF threshold. The investor risk/reward at current prices is not spectacular — but it is honest, which is more than can be said for many CCR assets that price in perpetuity despite 99-year tenures.
Use the lease-decay calculator, affordability calculator, and stamp duty calculator to model your specific scenario before making any decision. And compare The Sail against the district comparison tool to benchmark it against Marina Bay Residences, Marina Bay Suites, and other D1 peers on a psf and yield basis.
FAQ
What is the average price for THE SAIL @ MARINA BAY?
What is the rental yield for THE SAIL @ MARINA BAY?
Is THE SAIL @ MARINA BAY freehold or leasehold?
How many years are left on The Sail @ Marina Bay's lease?
The Sail's 99-year leasehold tenure commenced in 2004, leaving approximately 78 years remaining as of 2026. This is above the 75-year CPF Ordinary Account eligibility threshold and the 70-year absolute CPF restriction mark, meaning most financing structures remain available today. However, buyers with a hold period of more than 3–4 years should model how lease decay will affect CPF usability and resale audience at their intended exit date. Use the lease-decay calculator to run specific scenarios.
Is The Sail @ Marina Bay directly connected to the MRT?
Yes — The Sail has a basement connection to Downtown MRT (DT17) on the Downtown Line, one of only a handful of Singapore condominiums with an underground MRT link. The Marina Bay interchange (NS27/TE20/CE2), serving the North-South, Thomson-East Coast, and Circle Lines, is approximately a five-minute walk. Raffles Place MRT (NS26/EW14), which adds East-West Line access, is under 500 metres. This multi-line connectivity is a core structural advantage and is reflected in the rental premium The Sail commands over comparable D1 developments without direct MRT access.
Who developed The Sail @ Marina Bay and when was it completed?
The Sail was developed by a joint venture between City Developments Limited (CDL) and AIG, with the site secured in 2002 and the project launched in October 2004 — making it the first residential development offered for sale in the new Marina Bay precinct. TOP (Temporary Occupation Permit) was obtained in 2008. CDL is one of Singapore's largest property developers by market capitalisation, and the AIG partnership brought international institutional credibility to the project at launch. CDL has subsequently delivered several other Marina Bay-area developments, including South Beach Residences and Canninghill Piers.
How does The Sail compare to other Marina Bay condominiums like Marina Bay Residences?
The Sail is the largest Marina Bay residential development by unit count (1,111 units vs. Marina Bay Residences' 428 units), which generally provides better secondary market liquidity. The Sail's direct MRT basement link is an advantage Marina Bay Residences lacks. On psf, both developments trade in a similar S$2,000–S$2,200 range for mid-floor units, though Marina Bay Residences has recorded some significant loss transactions in recent years on units bought near the 2012 peak. Use the comparison tool to benchmark the two developments across psf, yield, and recent transaction trends.
What should I know about ABSD if I am a foreigner or PR buying The Sail?
As of the 2023 policy change, foreign buyers (non-PR) face a 60% ABSD on all residential property purchases in Singapore, making The Sail — like all Singapore private residential property — economically impractical for most non-PR international buyers on a pure investment basis. Singapore Permanent Residents pay 20% ABSD on a first property purchase (5% on second). Singapore citizens pay 0% on their first residential property and 17% on a second. Given the ABSD impact on total acquisition cost, use the stamp duty calculator and total cost calculator to model full upfront costs before viewing units.
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 268 transactions analysed
- Rental data: 3015 lease records analysed
- Gross yield = (avg monthly rent × 12) / avg sale price
Median values used to minimise outlier impact. PSF = price per square foot.
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