One Marina Gardens
One Marina Gardens is the first private residential project on a Government Land Sales (GLS) site in the new Marina South precinct, and that single fact reframes every other line of the analysis. The numbers are unusually loud for a project still under construction: 937 units, TOP targeted 2025, and URA caveat data shows 630 sales already cleared — an absorption rate north of 67% despite the developer’s polarising track record. In our framework, “first-mover on a brand-new precinct” is a distinct asset class from “infill in a mature estate”, and the two should not be valued on the same multiples. We rate the underlying location 7/10 (high optionality, low present-day amenity), the project itself 6.5/10, with a clear caveat about Kingsford’s reputational baggage and the unusually concentrated ABSD penalty profile for foreign buyers in this RCR-adjacent pocket.
Snapshot as of 2026-05 — figures above reflect publicly available URA/HDB data at the time of this editorial review (as of 2026-05).
Built by Kingsford Marina Development on the inaugural Marina South GLS parcel, One Marina Gardens occupies a strategic position at the foot of the future Marina South residential precinct — URA’s master plan envisions roughly 9,000 homes here over the next 15–20 years, with the project itself acting as the precinct’s first-light tenant. Tenure is 99 years from 2023 (approximately 96 years remain), comfortably inside CPF usage and bank-financing comfort thresholds. URA classifies the site RCR, though the postcode straddles District 1 and the Marina Bay halo, and pricing has consistently transacted above the RCR median. Kingsford’s portfolio — Normanton Park (1,840 units, completed 2021) and a handful of earlier mid-market projects — carries both balance-sheet credibility (they actually deliver mega-scale) and reputational friction (quality complaints have been persistent at earlier sites). The defining structural feature is that this is genuinely the first piece of a long-cycle precinct: no malls yet, no neighbours, and Marina South MRT on the Thomson-East Coast Line is still phasing into full operation.
Overview & Key Facts
One Marina Gardens is a 937-unit luxury condominium at Marina Gardens Lane in District 1, developed by Kingsford Marina Development Pte Ltd under the Kingsford Group banner on a 99-year leasehold commencing 2023. With approximately 96 years remaining on the lease (expected TOP: April 2029), the development holds a uniquely singular distinction in Singapore residential history: it is the first private condominium to be built in the Marina South precinct — a greenfield waterfront district adjacent to Gardens by the Bay (East) that URA has designated as Singapore’s next major residential and mixed-use urban quarter.
One Marina Gardens is not simply a Marina Bay-adjacent luxury condominium. It is the residential pioneer of a precinct that does not yet exist as a lived environment — a position that carries both the premium of first-mover exclusivity and the inherent uncertainty of a neighbourhood whose infrastructure, commercial activation, and liveability are still being assembled. The development rises across two towers of 30 and 44 storeys on a 131,805 sqft plot, offering a unit mix spanning 1-bedroom to 4-bedroom penthouses, all within approximately 270 metres — a 3–4 minute walk — of the Marina South MRT station on the Thomson-East Coast Line.
At an average transacted price of $2,022,262 and an average PSF of $2,956, One Marina Gardens is firmly positioned as a premium new launch at the lower boundary of Marina Bay luxury pricing. The $2,956 PSF figure reflects the Marina South precinct’s current status as an emerging rather than fully established residential district — a meaningful PSF discount to Marina Bay’s completed luxury stock (Marina One Residences, The Sail, Marina Bay Suites) while commanding the premium of a 96-year lease, direct Marina South MRT proximity, and the once-in-a-generation first-mover position in Singapore’s most anticipated new residential precinct.
For owner-occupiers and investors alike, One Marina Gardens offers a proposition that is simultaneously compelling and requiring careful evaluation: a luxury waterfront address in Singapore’s most prestigious district, adjacent to Gardens by the Bay, with MRT at the doorstep and Marina Bay Financial Centre two stops away — but in a nascent precinct where neighbourhood amenity, daily convenience, and community are still to be established over the coming decade of development.
Location & Connectivity
One Marina Gardens stands at 1, 3 and 5 Marina Gardens Lane in District 1 — Singapore’s most prestigious postal district and home to the Marina Bay financial and tourism precinct. The address occupies one of the last large-scale residential development sites in the Marina South subzone, a waterfront district that sits between the Gardens by the Bay (East) gardens complex to the north, the Marina Bay golf course to the south, and the open Marina Channel to the east. This is not a fringe-of-CBD address: Marina South is physically within Singapore’s inner city waterfront, surrounded by world-class public infrastructure, and earmarked by URA for a decades-long programme of residential, commercial, and amenity development.
MRT connectivity is the development’s most immediately tangible infrastructure asset. Marina South MRT (TE28) on the Thomson-East Coast Line is approximately 270 metres from the development — a 3–4 minute walk — making it a genuine walk-to-station address. From Marina South, the Thomson-East Coast Line provides direct access northward to Marina Bay MRT interchange (TE20, 2 stops), Bayfront MRT (CE1/DT16, reachable via interchange at Marina Bay), and the entire TEL corridor through Orchard, Newton, and Woodlands. For CBD workers, Marina Bay MRT connects to the Circle Line and North-South Line, placing Raffles Place and City Hall within a 10–15 minute total journey. The TEL’s East Coast extension connects eastward to Tanjong Rhu and Katong, giving One Marina Gardens residents access to Singapore’s most popular east-side dining and lifestyle precincts as well.
The lifestyle geography of Marina South is still being written. One Marina Gardens’ immediate surroundings as of 2025–2026 are primarily public green space and waterfront promenade: Gardens by the Bay (East) park lawns, the Marina South Promenade running and cycling track, and open marina views. Within 15–20 minutes on foot: Marina Bay Sands (hotel, casino, The Shoppes at Marina Bay Sands, ArtScience Museum), Gardens by the Bay (Bay South, with Cloud Forest and Flower Dome), Lau Pa Sat hawker centre, Marina Bay Link Mall, and the entire Marina Bay financial district. These are extraordinary lifestyle amenities — but they require a walk or a short MRT ride rather than being the day-to-day retail and dining infrastructure of a self-sufficient residential neighbourhood.
The Marina South precinct is URA’s most significant long-term residential development programme. The URA Master Plan designates Marina South for a new mixed-use neighbourhood that will eventually include residential blocks, commercial and retail podiums, community facilities, schools, and enhanced waterfront connectivity. One Marina Gardens is the precinct’s residential first-mover; subsequent residential and commercial sites will be released for sale by the government in the years following. The fundamental investment thesis for buying in Marina South now is the conviction that URA will successfully activate this precinct over a 10–20 year horizon in the same way that Marina Bay itself was transformed from reclaimed land to Singapore’s premier financial and lifestyle district.
For families, the current absence of schools within walking distance is a genuine practical constraint. The nearest primary schools (Cantonment Primary, CHIJ Kellock) are accessible by MRT or car but not on foot. International schools — Overseas Family School, ISS International School — require a taxi or MRT journey. This profile is expected to improve as the Marina South precinct matures and community facilities are added, but for the 2025–2029 period, families with school-age children will need to plan around a school journey that does not involve walking.
Facilities
One Marina Gardens delivers a facilities programme that befits the development’s premium Marina Bay District 1 positioning and its $2,956 average PSF price point. Kingsford Group has designed a vertically distributed amenity deck across the two towers and podium levels, offering both ground-level recreational facilities and elevated sky amenities — the latter providing the panoramic Marina Bay and Gardens by the Bay views that are the development’s most immediately striking lifestyle asset.
The headline facility is the 50-metre infinity pool, one of the largest residential pools in any Singapore new launch. The infinity-edge design is oriented to maximise the Marina Bay skyline view — a visual experience that positions One Marina Gardens in a small group of Singapore condominiums where the pool deck itself is a spectacle rather than merely a functional amenity. Complementing the main pool are leisure swimming pools, a wading zone for families, and poolside pavilions for recreation and entertaining.
The sky amenity levels are the development’s most distinctive facilities feature. Landscaped sky gardens, a sky terrace, and a sky gym are distributed across the upper floors of both towers, providing elevated outdoor spaces with panoramic views of the Marina Bay waterfront, the Gardens by the Bay conservatories, and the open Marina Channel. These sky-level amenities transform the facilities experience from the conventional ground-level resort format into a vertically integrated lifestyle environment where residents can access premium outdoor and recreational spaces without descending to the podium.
The development also incorporates a childcare centre, a ground-level retail cluster, and a restaurant within the development footprint — features that partially address the Marina South precinct’s current limited neighbourhood amenity by bringing essential daily services on-site. The on-site childcare is particularly valuable given the absence of schools within walking distance, and signals Kingsford’s awareness of the family buyer segment. A fully equipped gymnasium, function rooms, BBQ pavilions, and landscaped gardens round out the recreational facilities.
The overall facilities proposition at One Marina Gardens is strong for a 937-unit development at this price tier. The 50-metre infinity pool, sky gardens, sky gym, smart home integration, and on-site retail and childcare reflect genuine investment in the resident experience beyond the standard pool-and-gym formula. The development’s relative drawback in facilities terms is the absence of the hotel-style concierge and mixed-use precinct integration offered by integrated developments such as Marina One Residences or Midtown Modern — though this is a structural difference in development typology rather than a facilities shortfall per se.
Unit Sizes & Layout
One Marina Gardens’ 937 units are distributed across two towers — a 30-storey block and a 44-storey block — on a 131,805 sqft waterfront site. The unit mix spans 1-bedroom compact configurations through to 4-bedroom penthouses, covering the full spectrum from investor-grade units at the compact end to genuine luxury family residences at the upper tier. The range of configurations and the scale of the development (937 units is large for a luxury D1 product) provide buyers with meaningful choice across bedroom type, floor level, and orientation.
One-bedroom units range from approximately 420 to 453 sqft — compact but efficiently designed for urban singles and investors targeting the premium rental market. Two-bedroom configurations span 642 to 647 sqft (standard), with 2-bedroom study variants at 678 sqft and 2-bedroom dual-key configurations at 689–732 sqft — the dual-key format being particularly relevant for investors seeking rental yield flexibility. Three-bedroom units range from approximately 904 to 1,238 sqft, with standard, DK, and premium sub-tiers offering progressively more generous proportions. The four-bedroom penthouse tier at approximately 1,647 sqft represents the development’s top residential product, offering landed-scale living with Marina Bay waterfront views from the upper floors of the taller tower.
The unit specifications reflect Kingsford Group’s commitment to a premium finish standard commensurate with the $2,956 average PSF price point. Marble and engineered stone finishes, quality kitchen appliances, premium sanitary fittings, and the standard smart home installation create a finish level consistent with D1 luxury positioning. The unit layouts are designed for space efficiency — a practical necessity in a development where unit sizes at the compact end (420 sqft 1-bedroom) need to feel liveable and well-proportioned despite their modest absolute area.
The overall unit quality and configuration at One Marina Gardens is strong for its price tier. The dual-key and study variants within the 2-bedroom range add investment versatility, and the 3-bedroom premium tier at 1,066–1,238 sqft provides genuine family-scale living at a price point below Marina Bay’s older luxury stock. For buyers who are prepared to wait for the Marina South precinct to mature, the unit quality and the building specification provide a sound residential foundation for the long term.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 0 BR | 240 | $2,930 | $1,252,637 |
| 1 BR | 158 | $2,989 | $1,980,215 |
| 2 BR | 102 | $2,960 | $2,224,370 |
| 3 BR | 93 | $2,943 | $3,247,165 |
| 4 BR | 28 | $3,028 | $4,987,397 |
Pricing & Market Position
Based on 621 recorded transactions, sale prices range from $1,192,515 to $5,160,002, averaging $2,064,454 (~$2,973 psf).
Price Appreciation
From 2025 to 2026, the average PSF has appreciated by 0.9% (from $2,954 to $2,980 psf).
Neighbourhood Comparison
The most directly comparable development to One Marina Gardens within the Marina Bay–Marina South precinct is Marina One Residences at Marina View (M+S Pte Ltd, 2017 TOP, 1,042 units). Marina One Residences is the Marina Bay precinct’s closest equivalent in scale, tenure (99-year), and integrated mixed-use positioning — its two residential towers sit above the Marina One commercial podium (Grade A office towers, retail, and F&B), with direct underground pedestrian connectivity to both Marina Bay MRT (NS27/CE2) and Downtown MRT (DT17). Recent resale transactions at Marina One Residences average approximately $2,500–$2,800 PSF — broadly comparable to One Marina Gardens’ $2,956 PSF, though Marina One’s integrated-development and multi-MRT-line access structure arguably justifies a PSF premium over a standalone development. One Marina Gardens’ newer lease (commencing 2023 vs Marina One’s 2013) is a meaningful structural advantage, with approximately 10 additional years of remaining tenure.
The Sail @ Marina Bay (City Developments, 2008 TOP, 1,111 units) and Marina Bay Suites (Cheung Kong, 2013 TOP, 221 units) represent Marina Bay’s older luxury residential stock. The Sail transacts at approximately $2,000–$2,400 PSF — a PSF discount to One Marina Gardens that reflects its older vintage (2008 TOP), approximately 83 years of remaining lease, and smaller average unit sizes. Marina Bay Suites, at approximately $3,200–$3,600 PSF, trades at a PSF premium over One Marina Gardens reflecting its ultra-low-density boutique positioning (only 221 units), exceptional individual unit sizes, and the prestige premium associated with one of Marina Bay’s most exclusive residential addresses. These two landmarks bracket One Marina Gardens’ PSF position: newer and larger-format than The Sail, more accessible and higher-scale than Marina Bay Suites.
Outside the Marina Bay core, Wallich Residence at Tanjong Pagar Centre (Guocoland, 2016, 181 units, freehold) provides a useful contrast: a supertall integrated development in D2 at approximately $3,500–$4,000 PSF for recent transactions. Wallich’s freehold tenure and Tanjong Pagar MRT direct integration justify its premium over One Marina Gardens, but the comparison illustrates that One Marina Gardens at $2,956 PSF is priced at a meaningful discount to the absolute top of Singapore’s ultra-premium integrated residential market — an entry point into Marina Bay luxury for buyers who prioritise remaining lease tenure and waterfront views over mixed-use integration and multi-line MRT connectivity.
The most critical comparison, however, is not against established Marina Bay developments but against the future: subsequent residential sites in the Marina South precinct that will be launched by the government over the coming 5–15 years. One Marina Gardens buyers are making a first-mover bet that subsequent Marina South launches will be priced at a premium to the 2025 launch price — a thesis that is consistent with URA’s historical approach to precinct development (Marina Bay itself, Queenstown, Jurong Lake District) but that depends on continued government investment, successful neighbourhood activation, and sustained investor confidence in Singapore’s long-term property market.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| ONE MARINA GARDENS | 99 yrs lease commencing from 2023 | 2025 | 937 | $2,973 |
| 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 |
| MARINA BAY RESIDENCES | 99 yrs lease commencing from 2005 | 2010 | 428 | $2,275 |
Lease Decay Analysis
The 99-year lease runs from 2023, meaning approximately 3 years have already been consumed. Roughly 96 years remain — still comfortably within the range where most banks will offer full financing without restrictions.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~96 years | Full bank financing available |
| 2053 | ~69 years | CPF usage still unrestricted for most buyers |
| 2062 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2082 | ~39 years | Significant financing restrictions for next buyer |
| 2122 | 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 ~86 years remaining, which is still very bankable. The risk profile changes for longer holds.
ShiokNest Scores
Our proprietary scoring system evaluates ONE MARINA GARDENS across multiple dimensions.
What Residents Say
“The view from the upper floors is simply breathtaking — Gardens by the Bay on one side, Marina Bay skyline on the other. There is no residential address in Singapore that offers this combination of nature and city. We bought early because this kind of site does not come twice.”
— Early buyer comment via PropertyGuru
“Marina South MRT is literally a 4-minute walk. Thomson-East Coast Line directly to Marina Bay, Orchard, and the East Coast. The connectivity for a waterfront address is better than I expected.”
— Buyer review via 99.co
“The 50-metre infinity pool overlooking Marina Bay is the kind of amenity you cannot put a price on. We looked at Reflections, The Sail, Marina One — nothing compares to the view from this pool deck.”
— Prospective buyer comment via EdgeProp
“The precinct is still being developed, so daily convenience requires a short trip. But that is the trade-off for buying first in a new district. Marina South in 2030 will be a completely different neighbourhood from today.”
— Investor comment via SRX
Buyer and investor sentiment around One Marina Gardens consistently centres on two dominant themes: the irreplaceable quality of the Marina Bay waterfront views and the once-in-a-generation opportunity to be the first residential development in the Marina South precinct. The 38% sales rate on launch weekend — 353 of 937 units at an average PSF of $2,953 — validated strong market appetite for the development at its price point. Feedback from buyers in the early launch cohort indicates that upper-floor buyers have overwhelmingly prioritised view orientation as the primary purchase driver, with MRT connectivity as a secondary but important factor. The precinct’s current limited daily convenience is acknowledged by buyers as a temporary constraint that is expected to improve materially as subsequent Marina South sites are developed and activated.
- First-mover position on a brand-new GLS precinct. Being the inaugural private launch on Marina South means you anchor the precinct’s pricing narrative rather than chase it — subsequent GLS parcels will benchmark against One Marina Gardens, not the other way around. Compare the District 1 baseline on our District 1 page before assuming the premium is justified.
- Twin MRT optionality is genuinely rare. Marina South MRT (Thomson-East Coast Line) sits at the doorstep, with Marina Bay MRT (NSL+CCL+DTL triple interchange) a 7–9 minute walk — this is one of the few RCR-adjacent locations with direct one-seat access to four MRT lines. Verify walk times on our price heatmap.
- Gardens by the Bay and MBS halo are immediate. The 101-hectare Gardens by the Bay sits across the road, and the Marina Bay Sands integrated resort — with its restaurant, retail, and entertainment density — is within an easy walk. For buyers prioritising lifestyle adjacency, the immediate proximity is unmatched outside of Marina Bay Residences and the Sail.
- Strong launch absorption despite headwinds. 630 of 937 units sold pre-TOP, against a backdrop of cooling measures and Kingsford’s reputational scrutiny, suggests genuine demand depth — model rental and capital-gain scenarios in our ROI calculator.
- Tenure runway is long. 96 years remaining places this firmly inside the financing-friendly window; project the trajectory on our lease-decay calculator before stress-testing exit values.
- Precinct master-plan upside is real. URA has committed to a mixed-use Marina South with community amenities, parks, and a town centre — first-movers historically capture disproportionate uplift when precincts mature, with Punggol and Bishan-Bidadari as the working precedents.
- Kingsford’s developer reputation is the dominant risk. Normanton Park’s defect-liability period attracted persistent quality complaints, and earlier Kingsford projects have a mixed delivery record — buyers should physically inspect during the defects-warranty window and budget for a higher-than-usual remediation reserve.
- Marina South precinct is genuinely early-stage. No malls, no supermarkets, no schools within walking distance — you are buying a 5-to-10-year promise, not present-day amenity. Compare your daily-life logistics against established alternatives via our comparison tool.
- ABSD foreigner penalty is unusually acute here. District 1 attracts the highest concentration of foreign buyer interest in Singapore, but the 60% ABSD ceiling under current IRAS rules bites hardest in exactly this micro-market — foreign-buyer thinness directly suppresses resale liquidity for the foreseeable horizon.
- Concentration risk against the next GLS parcels. URA’s pipeline includes additional Marina South parcels over the next 5–7 years — new-launch supply will compete directly with resale One Marina Gardens stock, capping short-cycle upside in any given quarter.
- Marina coastal exposure and noise profile. Stacks facing the ECP and the inland slip roads absorb meaningful traffic noise; coastal-facing units face wind and salt-air exposure that compounds maintenance costs. Stress-test physical viewings at both peak and off-peak hours and run MAS TDSR rules against the higher quantum before assuming affordability holds.
- School catchment is essentially absent. No primary schools within 1km, and the nearest established options are across the river in Districts 2 and 3 — verify OneMap school catchments before assuming family-suitability.
This project sorts into three legitimate buyer archetypes and one that we think is being mis-sold. The cleanest fit is the CBD-employed professional couple or single executive — the walk-to-work geometry against Marina Bay, Shenton Way, and the Cecil Street CBD belt is genuinely best-in-class, and one or two-bedroom units suit the demographic. The second strong fit is the precinct-thesis long-cycle investor willing to hold 10+ years through the Marina South build-out — first-mover capture is real if the master plan delivers. The third fit is the Singaporean buyer recycling proceeds from a District 9/10 sale seeking newer-stock and longer tenure at marginally lower psf. The mis-fit is the foreign buyer — the 60% ABSD penalty on what is structurally a District 1 asset compresses the math harder here than almost anywhere else, and the resale buyer-pool you ultimately exit to is correspondingly thinner.
We recommend One Marina Gardens for CBD-employed professionals prioritising walk-to-work geometry, patient capital betting on the Marina South precinct master plan, and Singaporean buyers consolidating from older prime-district stock — provided you stress-test the Kingsford developer-quality concern via a physical defects-warranty inspection and budget conservatively for remediation. We would avoid One Marina Gardens if you are a foreign buyer (the 60% ABSD math rarely clears here), a family upgrader needing primary-school catchment, or a flipper seeking 3-year capital gain (the next GLS parcels in the precinct pipeline will compress short-cycle upside). Fair-value zone sits modestly above the District 1 RCR median — pay a meaningful premium only for high-floor stacks with unblocked Gardens by the Bay or Marina Bay views, and benchmark every quoted psf against the District 1 baseline on our District 1 page.