Marina Collection
Located in District 4 (Telok Blangah, Harbourfront), Marina Collection is a 99-year leasehold condominium in the Core Central Region (CCR). The development was completed in 2011 and comprises 124 units, on a lease that commenced in 2007. Sale and rental figures on this page are compiled from URA transaction records.
Overview & Key Facts
Marina Collection is a 124-unit luxury waterfront condominium at 13 Cove Drive, Sentosa Cove, completed in 2011 on a 99-year leasehold from 2007. With approximately 81 years remaining on the lease and a full complement of 40 private marina berths directly adjoining the development, Marina Collection is one of Singapore’s most genuinely distinctive residential addresses — a property where residents do not merely overlook the water but moor their vessels in it.
Developed by Lippo Marina Collection Pte Ltd — a vehicle of the Lippo Group, the Indonesian conglomerate with a long track record in high-end Singapore residential development — the project was conceived from the outset as a true marina-front lifestyle product rather than a waterfront-view condo with marina theming. The 40 berths accommodate vessels from leisure craft through to superyachts, and each of the 124 units comes with a complimentary membership to ONE°15 Marina Club, widely regarded as Asia’s premier marina club, adding a layer of lifestyle exclusivity that no other Singapore residential development can replicate.
The unit mix is entirely large-format: 3-bedroom configurations from 1,873–2,099 sqft (42 units), 4-bedroom from 2,185–2,766 sqft (39 units), 4-bedroom with studio from 2,788–3,272 sqft (12 units), and penthouses from 3,412–4,725 sqft (31 units). With an average transacted price of approximately $5.09 million and average PSF of $1,718, the implied average unit size is approximately 2,963 sqft — a scale that positions Marina Collection firmly in Singapore’s ultra-luxury segment. Average rental of $11,022 per month reflects the development’s strong hold on the expatriate and high-net-worth residential rental market.
Sentosa Cove is Singapore’s only residential enclave where non-resident foreigners are permitted to purchase landed and condominium properties without prior government approval — a structural distinction that makes Marina Collection accessible to the widest possible international buyer pool and anchors its long-term demand from expatriate executives, diplomats, and global HNW families.
Location & Connectivity
Marina Collection occupies a prime position along Cove Drive, the primary waterfront boulevard of Sentosa Cove — Singapore’s only integrated marina residential precinct, located on the north-eastern waterfront of Sentosa Island. The development sits directly adjacent to the ONE°15 Marina, with berths opening directly onto the marina basin and, beyond it, the Singapore Strait. The setting is unlike any other residential address in Singapore: views from the units span the marina, the channel, and the southern islands, with the Keppel Harbour container traffic providing an ever-changing maritime backdrop.
Sentosa Cove is connected to mainland Singapore via two principal routes: the Sentosa Gateway road bridge (used by cars, buses, and the Sentosa Express monorail) and the Sentosa Boardwalk pedestrian link to VivoCity. The nearest MRT station is HarbourFront MRT (CC29/NE1) on the Circle Line and North East Line interchange — accessible from Sentosa Island via the Sentosa Express monorail to VivoCity, then a short walk, or by car via the causeway. The total journey from Marina Collection to HarbourFront is approximately 10–15 minutes including the monorail segment. The Sentosa Express provides a dedicated connection between Sentosa and VivoCity at regular intervals throughout the day.
The lifestyle geography is centred on VivoCity — Singapore’s largest mall by floor area — which is accessible from Sentosa Cove in approximately 10–12 minutes and provides full-scale retail, dining, Cold Storage supermarket, Golden Village cinema, and the HarbourFront ferry terminal for regional travel. The Keppel Bay corridor immediately north of Sentosa Cove provides the upscale Keppel Bay Club, Keppel Marina, and the mixed-use dining and retail at Coral Island. Resorts World Sentosa, with Universal Studios Singapore, the integrated resort casino, Michelin-starred restaurants, and the Sentosa leisure belt (beaches, cable car, S.E.A. Aquarium), is approximately 5 minutes by car.
For schooling, the nearest international school campuses are at Buona Vista, Pasir Panjang, and the one-north precinct — approximately 15–20 minutes by car from Sentosa Cove. The Singapore American School, Tanglin Trust School, and the Canadian International School (Lakeside campus) are the schools most commonly cited by Sentosa Cove expatriate residents. The Sentosa Cove address is generally incompatible with the proximity-based primary school registration priorities for Singapore government schools, making it primarily an expatriate family or private school catchment.
Schools & Education
| School | Type | Distance |
|---|---|---|
| Invictus International School | international | Within 1 km |
Facilities
Marina Collection’s facilities are built around its central proposition: a true marina lifestyle integrated with luxury residential living. The 40 private berths are the development’s defining amenity — suitable for vessels ranging from standard leisure craft to superyachts, with full marina services provided through the adjacent ONE°15 Marina Club. No other Singapore condominium development offers berths of this scale and quality directly from the residential address.
The on-site amenity deck complements the marina access: the development features a resort-style swimming pool with sun deck, jacuzzi, landscaped gardens, BBQ pavilions, a clubhouse, and a fully equipped gymnasium. The entire facilities package is oriented toward outdoor enjoyment and the waterfront setting — the pool and deck areas are designed to maximise marina views, and the landscaping integrates seamlessly with the water’s edge. At 124 units, the facilities-to-resident ratio is excellent: the pool and sun deck are never crowded, and the communal areas have a resort property feel rather than a standard condominium density.
The complimentary ONE°15 Marina Club membership included with every unit is a significant lifestyle addition. ONE°15 is Asia’s premier marina club, with a 200-berth marina, multiple restaurants and bars, a yacht charter concierge, sailing and water sports programmes, a gymnasium, spa facilities, and an active social and events calendar. For residents who do not own a vessel, the club membership provides full access to the water sports and lifestyle facilities and serves as an amenity extension for the development beyond what the on-site deck provides. For berth-holders, the combined access is unmatched in Singapore residential.
“Among the various condo options in Sentosa, Marina Collection is the best — especially if you like views of yachts and the marina. The pool and surroundings are very well maintained and the feeling is very resort-like.”
— Resident review via 99.co
Unit Sizes & Layout
Marina Collection’s 124 units are configured entirely in large-format layouts, reflecting the development’s premium positioning and the Sentosa Cove land context. The unit mix spans 13 floor plan types: 3-bedroom from 1,873 to 2,099 sqft (42 units), 4-bedroom from 2,185 to 2,766 sqft (39 units), 4-bedroom with studio from 2,788 to 3,272 sqft (12 units), and penthouses from 3,412 to 4,725 sqft (31 units). There are no compact investor units — the smallest configuration is a 3-bedroom at 1,873 sqft, which by any 2025 standard is a generous family apartment.
The average implied size of approximately 2,963 sqft confirms that Marina Collection was designed for owner-occupier families and HNW households rather than buy-to-let investors targeting compact-unit yield. The large 4-bedroom and penthouse configurations in particular deliver living dimensions closer to a landed home than a typical condominium apartment — with room for live-in domestic help quarters, study rooms, and genuinely separate living and dining zones. Penthouse units extending to 4,725 sqft deliver a scale of living that in comparable CCR mainland addresses would command substantially higher price levels.
Units are oriented for maximum marina and water views. The development’s position on the Cove Drive waterfront means that north-facing and east-facing units look directly over the marina basin and the channel, with the Singapore Strait and southern islands as the backdrop. The view corridor is an irreplaceable amenity: the ONE°15 marina with its resident yacht fleet provides visual interest at all hours, the southern outlook avoids direct western sun exposure, and the open water beyond preserves the sightlines permanently from any future development obstructing them.
Finishes throughout the development reflect the developer’s luxury positioning: marble and premium stone flooring, high-specification kitchen appliances, quality bathroom fittings, and full-height glazing designed to frame the marina views. The units were completed in 2011 and original-condition units will benefit from selective renovation — particularly kitchens and bathrooms — but the structural bones and space planning are generous enough that renovation budgets are well-justified. Tenanted units are typically offered with rental furniture packages that retain the resort-apartment aesthetic consistent with the development’s target market.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 4 BR | 6 | $1,630 | $3,052,598 |
| 5 BR | 26 | $1,720 | $5,383,670 |
Pricing & Market Position
Across 32 recorded transactions (all-time), sale prices range from $2,780,000 to $7,150,000, averaging $4,946,594.
Over the last 12 months, transactions averaged $1,503 psf.
Rents range from $6,500 to $27,000 per month across 256 rental transactions. Current rental yield sits at approximately 2.4%.
Rental Yield by Bedroom Type
Blended yield hides the spread between unit sizes — smaller units at MARINA COLLECTION typically rent harder per dollar of purchase price:
| Type | Avg Rent | Avg Price | Gross Yield |
|---|---|---|---|
| 4 BR | $11,327/mo | $3,052,598 | 4.45% |
| 5 BR | $17,264/mo | $5,383,670 | 3.85% |
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Price Appreciation
From 2021 to 2026, the average PSF has declined by 18.6% (from $1,829 to $1,490 psf).
From the 2021 high, MARINA COLLECTION prices have given back 18.6% — still 18.6% below the 2021 baseline.
Price Index Check
The ShiokNest Price Index for District 4 reads 85.5 as of October 2025. The index tracks repeat-sales price movement, so it is less distorted by shifts in what happens to be transacting than a raw average PSF.
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Neighbourhood Comparison
The most direct comparables for Marina Collection are the other high-density condominium developments within Sentosa Cove itself. The Coast at Sentosa Cove (249 units, 2010, 99-year leasehold from 2005) is one of the largest Sentosa Cove condo developments and offers pool and sea views without the direct berth access that distinguishes Marina Collection. It generally trades at a lower PSF than Marina Collection, reflecting the absence of the berth and club membership bundle. For buyers who want Sentosa Cove lifestyle at a lower entry price and do not require direct marina berth access, The Coast is the principal volume alternative.
Caribbean at Keppel Bay (969 units, 2004, 99-year leasehold) sits just north of Sentosa Cove in the Keppel Bay precinct. It offers water views, a large facilities deck, and proximity to the Keppel Bay Club — but it is a mainland development, and non-resident foreigners face the standard government approval requirements for condominium purchase that do not apply in Sentosa Cove. The Keppel Bay precinct commands lower PSF than Sentosa Cove, and the scale difference (969 versus 124 units) produces a very different residential community character.
Turquoise at Sentosa Cove (91 units, 2011, 99-year leasehold from 2007) is a direct peer: boutique scale, 2011 completion, adjacent Cove Drive address, similarly positioned for marina views. Turquoise does not have integrated berths in the same configuration and was developed by a different group, but its vintage, scale, and location make it the closest like-for-like comparable. Transaction PSFs for Turquoise generally track within a narrow band of Marina Collection, with any premium or discount attributable to specific unit orientation and floor level.
Against CCR mainland comparables at similar PSF levels — Orchard-area condos, River Valley, District 9/10 addresses — Marina Collection offers a fundamentally different lifestyle proposition. A buyer considering $1,718 PSF on the mainland would be looking at freehold addresses with no lease consideration and full CPF usage, superior MRT access, and greater proximity to Orchard Road and the CBD. The Marina Collection case is not made on price efficiency versus the CCR mainland; it is made on lifestyle uniqueness, berth access, club membership, foreign buyer eligibility, and the resort residential experience that no mainland address can provide.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| MARINA COLLECTION | 99 yrs lease commencing from 2007 | 2011 | 124 | $1,503 |
| REFLECTIONS AT KEPPEL BAY | 99 yrs lease commencing from 2006 | 2011 | 1,129 | $1,741 |
| THE INTERLACE | 99 yrs lease commencing from 2009 | 2013 | 1,040 | $1,475 |
| CARIBBEAN AT KEPPEL BAY | 99 yrs lease commencing from 1999 | 2004 | 969 | $1,769 |
| THE REEF AT KING'S DOCK | 99 yrs lease commencing from 2021 | 2021 | 429 | $2,468 |
| THE RESIDENCES AT W SINGAPORE SENTOSA COVE | 99 yrs lease commencing from 2006 | 2008 | 228 | $1,805 |
Lease Decay Analysis
The 99-year lease runs from 2007, meaning approximately 19 years have already been consumed. Roughly 80 years remain — still comfortably within the range where most banks will offer full financing without restrictions.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~80 years | Full bank financing available |
| 2037 | ~69 years | CPF usage still unrestricted for most buyers |
| 2046 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2066 | ~39 years | Significant financing restrictions for next buyer |
| 2106 | 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 ~70 years remaining, which is still very bankable. The risk profile changes for longer holds.
ShiokNest Scores
Our proprietary scoring system evaluates MARINA COLLECTION across multiple dimensions.
What Residents Say
“We have been living here for four years. The marina views are extraordinary — watching the yachts come and go is genuinely relaxing. The ONE°15 club is a wonderful extension of the home. The only trade-off is that you need a car; without one, Sentosa feels very isolated.”
— Resident review via 99.co
“The units are enormous and beautifully positioned for marina views. Management is excellent. The facilities are resort quality. The biggest downside is undoubtedly the location — getting to the mainland takes 10 minutes of dedicated travel even before you hit the expressway.”
— Resident review via PropertyGuru
“For expat families who are used to marina living elsewhere in the world, Marina Collection is the obvious address in Singapore. The berths, the club, the views — nothing else in the city comes close. Location is a compromise but the lifestyle is exceptional.”
— Tenant review via EdgeProp
“We keep our boat in the marina right at our doorstep. On weekends we are out on the water. The pool is lovely, never crowded. Singapore is very compact so even from Sentosa the CBD is 20 minutes by car. Highly recommend for the right buyer.”
— Owner review via SRX
The consistent thread in Marina Collection resident feedback is a genuine appreciation for the marina lifestyle combined with clear-eyed acknowledgement of the Sentosa Cove connectivity trade-off. Residents who are car-owners and who value the water, the club, and the resort ambience find the development outstanding; residents who expected mainland condo convenience are sometimes surprised by the island location’s practical implications. The development’s tenant and owner profile is heavily expatriate — senior banking, shipping, oil and gas, and diplomatic professionals — with the ONE°15 Marina Club serving as a social hub and community anchor for the Sentosa Cove residential community broadly.
Strengths & Weaknesses
- 40 private marina berths directly adjoining the development — the only Singapore condo with integrated berths for leisure craft through superyachts
- Complimentary ONE°15 Marina Club membership with every unit — Asia’s premier marina club, with dining, water sports, and yacht charter services
- Non-resident foreigners permitted to purchase freely — Sentosa Cove’s unique foreign buyer eligibility with no prior government approval required
- ~81-year remaining lease comfortably above 75-year CPF threshold — full CPF OA usage and standard bank financing available
- Large-format units from 1,873 sqft (3BR) to 4,725 sqft (PH) — average implied ~2,963 sqft; genuine family and lifestyle scale
- Unobstructed marina and Singapore Strait views — permanent outlook over the ONE°15 basin with vessel traffic and open water
- Resort-quality facilities: pool, jacuzzi, sun deck, BBQ pavilions, gymnasium — at only 124 units, never crowded
- Strong expatriate rental demand — avg $11,022/month rental anchored by senior professionals, diplomats, and HNW families
- VivoCity and HarbourFront MRT accessible via Sentosa Express monorail — 10–15 minutes total
- Sentosa leisure precinct — Resorts World, Universal Studios, beaches, and ONE°15 Club all within 5 minutes by car
- Car-dependent location — Sentosa Cove is an island; residents without a vehicle face multi-step commute to mainland
- Island premium: 10-minute minimum travel time to mainland Singapore before reaching expressways or MRT network
- No direct MRT station on Sentosa Cove — requires Sentosa Express monorail then transfer at HarbourFront
- Sentosa Cove market illiquidity — ultra-luxury niche with narrow buyer pool; repositioning a $5M+ property requires patience
- Gross yield ~2.6% — characteristic of the luxury waterfront segment; not a yield-optimised investment
- 2011 vintage: kitchens, bathrooms, and fittings in original condition will require renovation budget in many units
- No proximity primary school catchment advantage for Singapore government schools — primarily expatriate family / private school address
- Sentosa Cove CBD commute by car: 20–25 minutes in off-peak; can extend significantly in peak-hour traffic through the Keppel corridor
What Could Work Against You
- With just 7 sales in the trailing year, pricing signals are indicative rather than definitive; expect wider bid-ask spreads when you negotiate.
Who This Actually Suits
Buyers most likely to be happy here: car-owning households, sea-view / waterfront, long-term hold (10+ yr) and foreign / absd-aware buyers. Suits households with a car who value parking access alongside MRT proximity.
For international school families, it can work — but weigh the trade-offs before committing.
yield-focused investors should probably look elsewhere. CCR (Core Central Region) location with rental demand profile worth running through our Rental Yield Calculator.
One caution flagged here: avoid if mrt-dependent — MRT access is meaningfully constrained — transit-dependent buyers should consider better-connected alternatives.
Verdict
Marina Collection’s investment thesis is anchored by a unique combination of factors that no other Singapore residential development can replicate: the only condominium in Singapore with integrated superyacht berths, Sentosa Cove’s status as the only enclave where non-resident foreigners can purchase property freely, and the ONE°15 Marina Club membership that extends the lifestyle beyond what any mainland condo offers. At $1,718 PSF and $5.09 million average transaction price, the development is priced at the intersection of Singapore’s ultra-luxury residential market and its global marina lifestyle segment.
The connectivity trade-off is the development’s most cited practical constraint. Sentosa Cove is an island, and Cove Drive is its furthest point from the mainland causeway. Residents without a car are dependent on the Sentosa Express monorail and then public transport — a functional but multi-step commute. Most Marina Collection residents are owner-driver households or rely on Grab, and the car-centric lifestyle is entirely consistent with the development’s target profile of HNW families and expatriate executives. For car-owners, the drive to the CBD is 20–25 minutes in normal conditions; the drive to Orchard Road is 20–30 minutes. These are acceptable commute times for the lifestyle profile the development attracts.
The rental market at Marina Collection is driven by expatriate demand — senior executives, diplomats, and international banking and shipping professionals who are attracted to the resort lifestyle, the marina access, and the ONE°15 Club. The $11,022 average monthly rental against a $5.09M average purchase price implies a gross yield of approximately 2.6% — characteristic of ultra-luxury Singapore waterfront, where the investment thesis is capital preservation and lifestyle premium rather than yield maximisation. Demand has been consistent: the combination of Sentosa Cove’s unique foreign buyer eligibility, the marina amenity, and the club membership creates a tenant and buyer pool that is relatively insulated from the supply-demand dynamics of the mainstream private residential market.
Marina Collection is the right choice for HNW buyers — local and foreign — who want Singapore’s most distinctive waterfront lifestyle, accept the Sentosa island location as part of the proposition, and are not dependent on public transport for daily commuting.
The development’s ~81-year remaining lease is a practical positive: CPF usage is unrestricted, bank financing is fully available, and the lease runway is sufficient for a multi-decade hold without entering the declining-utility period. For long-hold lifestyle buyers, the lease is not a concern. For investment-oriented buyers with a shorter horizon, the ultra-luxury Sentosa Cove niche market can be illiquid — the buyer pool is narrow by definition, and repositioning a $5M+ property in a specialised enclave requires patience. The development is best suited to buyers whose primary motivation is lifestyle quality rather than near-term capital appreciation on a predictable timeline.
Sources & References
Frequently Asked Questions
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Latest recorded data point: Jun 2026 · 32 records analysed · Source: URA private-sale caveats