Marina Bay Residences
Step out of the lobby at Marina Bay Residences and you are standing on the same boulevard that frames Singapore's most photographed skyline. Marina Bay Sands rises to your left; the Financial Centre towers cluster to your right; the bay itself catches the light in the gap between. For most condos, proximity to an icon is a marketing line. Here, it is the address (as of 2026-05).
Marina Bay Residences occupies a 428-unit, 55-storey tower on Marina Boulevard, developed jointly by Keppel Land, Hong Kong Land, and Cheung Kong Holdings and completed in 2010. It was among the first generation of true bayfront condos — before The Sail, before Marina One Residences, before the glass-and-steel second wave arrived. Fifteen years on, its 99-year leasehold title commenced in 2005, leaving approximately 78 years on the clock (as of 2026-05), and the question that matters to every buyer here is whether the address moat is wide enough to justify that ticking clock. The URA transaction record suggests it is, at least so far: average resale PSF across 96 caveats lodged from March 2021 through May 2026 stands at S$2,279, with the three deals recorded in early 2026 printing at S$2,486 PSF — higher than any full-year average since TOP.
Overview & Key Facts
Marina Bay Residences occupies one of the most iconic addresses in Singapore — 18 Marina Boulevard, in the heart of District 1’s Core Central Region. Jointly developed by a formidable trio of Keppel Land, Hong Kong Land, and Cheung Kong Holdings (now CK Asset), this 428-unit development was completed in 2010 under a 99-year lease commencing 2005. Two residential towers rise above the Marina Bay Financial Centre integrated development, placing residents directly above Grade A office space, retail, and the Downtown MRT station.
The development’s pedigree is hard to overstate. The Keppel-HKL-CK consortium brought together three of Asia’s most established property developers, and the result is a building that has aged with a level of finish and management quality befitting its address. At 428 units, it is compact by Marina Bay standards — small enough to maintain exclusivity but large enough to sustain a healthy resale and rental market.
Marina Bay Residences sits at the intersection of Singapore’s financial core and its most ambitious urban-planning project. The neighbourhood has matured dramatically since TOP: Marina Bay Sands, Gardens by the Bay, Marina Barrage, and the Marina Bay Financial Centre campus are all within walking distance. For professionals working in the MBFC towers, Bayfront, or Raffles Place, this is as close to a zero-commute lifestyle as Singapore offers.
Location & Connectivity
Location is the singular defining advantage of Marina Bay Residences. Downtown MRT station (Downtown Line) is just 0.26 km away, accessible via a direct underground connection through the Marina Bay Financial Centre basement. Marina Bay MRT interchange (North-South Line and Circle Line) is 0.36 km away, and Bayfront MRT (Circle Line and Downtown Line) is within comfortable walking distance. This gives residents access to four MRT lines within a 10-minute walk — a level of rail connectivity matched by very few residential addresses in Singapore.
For drivers, the Marina Coastal Expressway (MCE) and East Coast Parkway (ECP) are immediately accessible, while the Ayer Rajah Expressway (AYE) and Central Expressway (CTE) are reachable within minutes. Changi Airport is approximately 20 minutes away via ECP. The CBD offices of Raffles Place, Tanjong Pagar, and Shenton Way are all within a 5-minute drive or a short MRT hop.
Daily amenities are well-served by the retail podium at Marina Bay Financial Centre, which includes restaurants, a supermarket, and essential services. Marina Bay Link Mall connects directly underground, and Marina Bay Sands’ extensive shopping and dining precinct is a 10-minute walk along the waterfront promenade. For green space, the 101-hectare Gardens by the Bay is essentially the development’s backyard — an amenity that no private development can replicate.
Schools & Education
| School | Type | Distance |
|---|---|---|
| School of the Arts | jc | ~1.9 km |
| Singapore Management University | tertiary | ~2.0 km |
Facilities
Marina Bay Residences provides a curated set of facilities appropriate for its premium positioning, though the offering is necessarily more compact than suburban mega-developments. The 11th-floor sky terrace serves as the main recreational deck, featuring a 50-metre lap pool with panoramic bay views, a wading pool, a well-equipped gymnasium, tennis court, BBQ pavilions, and function rooms.
The rooftop infinity pool and sky lounge are the standout features — the views across Marina Bay, the Singapore Strait, and the city skyline are genuinely world-class, particularly at sunset. Residents also have access to a jacuzzi, steam room, sauna, and a well-maintained landscaped garden on the sky terrace level.
“The infinity pool on the rooftop level is spectacular — you look out across the entire bay towards Gardens by the Bay and Marina Bay Sands. It’s the kind of view that reminds you why you pay a premium for this address.”
— Resident review via PropertyGuru
The facilities list is not as extensive as what you would find at a 1,000+ unit suburban development, but this is by design. The target resident profile — finance professionals, senior executives, and expatriates — tends to prioritise quality and views over quantity of amenities. The development benefits from 24-hour concierge service and security, with a management standard that reflects the triple-developer pedigree.
Unit Sizes & Layout
Marina Bay Residences offers a mix of 1-bedroom to 4-bedroom units and penthouses across its 428 units. Unit sizes are generous by CCR standards: 1-bedrooms start from approximately 570 sqft, 2-bedrooms from around 900 sqft, and 3-bedrooms from approximately 1,300 sqft. The penthouses, spanning up to 4,500+ sqft across duplex levels, are among the most coveted in the Marina Bay precinct.
Higher-floor units command significant premiums for good reason — unobstructed views of the bay, Gardens by the Bay, and the city skyline are the development’s primary differentiator. Units facing the bay and gardens are consistently preferred over city-facing stacks, though the latter offer impressive skyline views in their own right.
Build quality reflects the calibre of the developer consortium. Marble flooring, premium sanitary fittings, and high ceilings (approximately 3.1 m) are standard. The units have held up well over 16 years, though buyers of older units should anticipate some cosmetic updating of kitchens and bathrooms.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 29 | $2,148 | $1,564,310 |
| 3 BR | 40 | $2,176 | $2,399,872 |
| 4 BR | 13 | $2,308 | $3,776,239 |
| 5 BR | 13 | $2,830 | $7,252,654 |
Pricing & Market Position
Based on 95 recorded transactions, sale prices range from $1,350,000 to $19,350,000, averaging $2,997,216 (~$2,298 psf).
Rents range from $3,700 to $100,000 per month across 1062 rental transactions. Current rental yield sits at approximately 3.9%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 1.9% (from $2,345 to $2,389 psf).
Neighbourhood Comparison
The Marina Bay residential precinct is small but fiercely competitive. The Sail @ Marina Bay at an average S$2,008 psf offers a significantly lower entry point, but its 99-year lease started in 2004 (one year earlier) and the development shows its age more visibly. Marina One Residences at S$2,342 psf is the newer competitor (TOP 2018) with a fresh lease and the acclaimed “Green Heart” biodiversity garden, but commands a premium for its recency.
One Marina Gardens, the upcoming integrated development, is expected to reset pricing benchmarks entirely at an estimated S$2,956 psf — positioning it as the new flagship of the precinct. At the other end, One Shenton at S$1,772 psf offers the most affordable entry into a Marina Bay address, though with a smaller-scale development and less integrated connectivity.
Union Square Residences at S$3,187 psf represents the ultra-premium tier, attracting buyers for whom brand positioning and exclusivity outweigh value considerations. Marina Bay Residences sits in the middle of this spectrum — more premium than The Sail and One Shenton, more affordable than Marina One and Union Square, and differentiated by its exceptional rental track record of 1,052 transactions.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| MARINA BAY RESIDENCES | 99 yrs lease commencing from 2005 | 2010 | 428 | $2,298 |
| ONE MARINA GARDENS | 99 yrs lease commencing from 2023 | 2025 | 937 | $2,957 |
| THE SAIL @ MARINA BAY | 99-year leasehold | 2008 | 1,111 | $2,011 |
| MARINA ONE RESIDENCES | 99 yrs lease commencing from 2011 | 2018 | 1,042 | $2,323 |
| UNION SQUARE RESIDENCES | 99 yrs lease commencing from 2024 | 2024 | 366 | $3,159 |
| ONE SHENTON | 99 yrs lease commencing from 2005 | 2010 | 341 | $1,774 |
Lease Decay Analysis
The 99-year lease runs from 2005, meaning approximately 21 years have already been consumed. Roughly 78 years remain — still comfortably within the range where most banks will offer full financing without restrictions.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~78 years | Full bank financing available |
| 2035 | ~69 years | CPF usage still unrestricted for most buyers |
| 2044 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2064 | ~39 years | Significant financing restrictions for next buyer |
| 2104 | Expiry | Lease reverts to state |
For a buyer purchasing today with a 10-year horizon (exit around 2036), the lease situation is essentially a non-issue — you’d be selling a property with ~68 years remaining, which is still very bankable. The risk profile changes for longer holds.
ShiokNest Scores
Our proprietary scoring system evaluates MARINA BAY RESIDENCES across multiple dimensions.
What Residents Say
“Living here feels like being at the centre of everything. I walk to work at MBFC in five minutes, and on weekends Gardens by the Bay is literally my park. The concierge service is excellent.”
— Resident review via PropertyGuru
“Great location and well-maintained building, but the lease is something you need to think carefully about. We bought for the rental income and convenience — on both counts it delivers.”
— Owner review via EdgeProp
“Wind can be an issue on higher floors — the bay funnels it quite strongly. And the area is quiet on weekends. But the weekday convenience is unbeatable if you work in the CBD.”
— Tenant review via 99.co
The resident profile skews heavily toward finance professionals, legal practitioners, and senior expatriates working in the MBFC precinct. Reviews consistently highlight the unbeatable location and premium management, while noting that the neighbourhood can feel sterile on weekends and that wind exposure on higher floors is a genuine consideration. The development maintains a reputation for quiet, professional living rather than a vibrant community atmosphere — which is exactly what its target demographic prefers.
Address and precinct liquidity. The Marina Bay precinct has evolved from a construction site into a 24-hour district anchored by global financial institutions, Marina Bay Sands, Gardens by the Bay, and the upcoming Greater Southern Waterfront developments. URA's 2019 Master Plan identified the area as a key node for future mixed-use intensification (as of 2026-Q1), and that planning headroom continues to underpin demand from corporate tenants and international buyers who want a foot in Singapore's CBD without sacrificing residential quality. The District 1 property market has historically commanded a liquidity premium: even niche unit types in this precinct change hands faster than comparable leasehold stock in fringe CCR districts, because the tenant pool — expatriate bankers, regional executives, and wealth-management professionals — is large and predictably renewing.
Price trajectory and bedroom spread. The resale record from 2022 to 2026 shows measured appreciation rather than the erratic spike-and-correct pattern seen in some CCR towers (as of 2026-05). Average PSF across URA-logged transactions: S$2,276 (2022, 15 deals), S$2,316 (2023, 15 deals), S$2,245 (2024, 32 deals), S$2,197 (2025, 14 deals), and S$2,486 (2026, 3 deals to date). The dip in 2024–2025 coincided with the broader CCR softness triggered by the April 2023 cooling measures which raised Additional Buyer's Stamp Duty for foreigners to 60% (as of 2026-Q2, per IRAS ABSD schedule). The early-2026 recovery to S$2,486 PSF aligns with a rebound in foreign-purchaser activity reported by URA in Q1 2026. On a bedroom basis, 5-bedroom units command the clearest premium — S$2,707 PSF on 12 transactions since 2022 — reflecting a shortage of large-format luxury product in the bay precinct.
Investment score and profit profile. ShiokNest's investment score for Marina Bay Residences sits at 73 out of 100 (as of 2026-05), underpinned by the precinct's liquidity, infrastructure density, and planning uplift. The profitability record is solid: among the 96 resale transactions in the dataset, 57% registered a profit, with a median gain of 42% and a median holding period of just 1.7 years — a short-flip profile that reflects the tenant-heavy buyer base cycling through the building and the narrow unit-price range (S$2,155–S$2,707 PSF by bedroom type). Use the ROI calculator to stress-test holding-period scenarios against your entry PSF and expected rental yield.
Facilities and specification. The tower's 55-storey height ensures bay views from a wide stack of floors rather than just the penthouse band. Facilities include a 50-metre lap pool, gym, tennis court, and function rooms on the podium deck. The condo-grade specification — marble flooring, branded kitchen appliances, full-height glazing — was benchmarks-setting at TOP and remains competitive against the 2015–2020 CCR cohort. The 428-unit count keeps the facilities-to-resident ratio reasonable and maintenance fees manageable relative to mega-towers in the same precinct.
Lease decay is the headline risk at Marina Bay Residences. The 99-year title commenced in 2005, leaving approximately 78 years as of May 2026. That is still well above the 60-year threshold where CPF usage restrictions bite and above the 30-year floor at which banks typically reduce LTV to 40% (as of 2026-Q2, per MAS loan-to-value guidelines). But buyers targeting a 20-year hold should model exit-year lease depth carefully: by 2046 the title has 59 years remaining, placing the property squarely in CPF-restriction territory for the next buyer and reducing the eligible buyer pool. The lease decay calculator maps the CPF and LTV degradation curve against any intended holding period. The 99-Year Leasehold Condo Guide covers the full spectrum of CPF limits and exit-timing strategy.
En-bloc prospects are low. Marina Bay Residences carries an en-bloc score of 41 out of 100 (as of 2026-05), reflecting the combined headwinds of a large-unit-count high-rise (achieving the 80% consensus threshold is harder in dense, mixed-profile towers), government land constraints in the bay precinct, and the relatively recent 2010 TOP limiting development-baseline gain. Buyers who rely on an eventual collective sale to realise returns should factor a low-probability, long-horizon scenario rather than a near-term catalyst.
ABSD exposure for foreign buyers. At 60% ABSD for foreigners on residential property (as of 2026-Q2, per the IRAS ABSD rate table), the effective entry cost for a S$3M unit jumps by S$1.8M before accounting for BSD and legal fees. Use the stamp duty calculator to model the full acquisition cost for your residency status. The guide for foreign condo buyers details the current exemption pathways (US and Swiss nationals under FTA) and the timeline for PR status conversion. Singapore citizens and PRs face 20% and 30% ABSD respectively on second properties (as of 2026-Q2), making this primarily a first-residential-property or sole-investment-property play for most Singapore-based buyers.
Walkability and everyday amenities. The walkability score of 40 out of 100 (as of 2026-05) reflects the bay precinct's mixed pedestrian environment: world-class CBD access and Gardens by the Bay within walking distance, but a relative absence of everyday retail (hawker centres, supermarkets, neighbourhood shops) nearby. Residents typically rely on taxis, ride-hailing, or the underpass connection to Marina Bay MRT for daily errands. Families with school-age children should factor in the absence of primary schools within a 1-kilometre radius of Marina Boulevard (as of 2026-05).
[
{
"persona": "Foreign professional (expatriate banker or regional executive)",
"fit_color": "green",
"reason": "The Marina Boulevard address is a credentialing asset for corporate tenants and visiting partners. Short-stay corporate leases at S$8,000–S$15,000/month (3BR) are a realistic rental outcome. ABSD at 60% is the headline cost hurdle, but many buyers in this segment use company or family-office structures that alter the stamp-duty calculus."
},
{
"persona": "Singapore citizen investor, second property",
"fit_color": "amber",
"reason": "Investment score of 73 and a 57% profit win-rate on 96 transactions is solid. ABSD at 20% on a second property adds 6–7 years to break-even at current PSF. Best suited for buyers with a 10–15 year horizon who can absorb the ABSD carry and want a prestige-address CCR anchor in the portfolio."
},
{
"persona": "Ultra-HNW or family-office buyer (large-format unit)",
"fit_color": "green",
"reason": "5-bedroom PSF of S$2,707 on a scarce unit count makes large-format bay units an effectively irreplaceable asset class. The address, views, and developer pedigree (Keppel Land, HKL, Cheung Kong Holdings) support the premium. Low en-bloc score means no forced-exit risk from collective sale."
},
{
"persona": "Young couple or first-time buyer",
"fit_color": "red",
"reason": "Entry quantum for even a 2BR unit exceeds S$2M at current PSF. Financing requires a substantial cash-plus-CPF buffer to clear TDSR at prevailing SORA rates. The lease at 78 years is adequate today but compresses the resale universe for subsequent buyers. Use the <a href=\"/calculator/affordability\">affordability calculator</a> to check whether the quantum is feasible against your income."
},
{
"persona": "HDB upgrader targeting mid-range CCR",
"fit_color": "amber",
"reason": "Marina Bay Residences occupies the upper end of the CCR resale spectrum. Buyers whose budget peaks at S$2.5M will find the quantum tight. Those with S$3M+ and a desire for bay-view premium will find the location justifies the leap from RCR options. Use the <a href=\"/guides/guide-hdb-to-condo-complete-upgrader-roadmap\">HDB-to-condo upgrader roadmap</a> to plan the transition timeline."
}
]
Marina Bay Residences is the rare Singapore condo where the address is a genuine competitive moat rather than a marketing premise. The bay precinct has deepened — Marina Bay Sands, Gardens by the Bay, CapitaGreen, and the ongoing Greater Southern Waterfront pipeline — and that deepening has broadened rather than eroded the project's tenant pool. URA data through May 2026 shows 96 resale transactions averaging S$2,279 PSF, with 57% profitable at a median 42% gain (as of 2026-05). The three early-2026 trades at S$2,486 PSF suggest the post-cooling-measure softness of 2024–2025 is resolving.
The overriding risk is lease decay. At 78 years remaining, the property is not yet in the critical CPF-restriction zone, but buyers must model exit-year lease depth against their intended hold. For a 20-year horizon, the 2046 exit prints at 59 years — a meaningful pool-reduction event for the next resale buyer. The strategy this building rewards is a 5–12 year corporate-tenant rental play for foreign professionals and Singapore-citizen investors with a single CCR anchor in the portfolio, not a multi-decade set-and-forget. Review the optimal holding period guide and use the total acquisition cost calculator to confirm your entry economics before committing.
Compare current D1 pricing against comparable CCR towers via the District 1 price heatmap and the luxury condo buying guide for CCR Singapore. For multi-property portfolio structuring, the ABSD multi-property strategy guide covers the decoupling and sub-trust pathways sophisticated buyers use to manage stamp-duty exposure on bay-precinct assets (as of 2026-Q2).