One Marina Gardens

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.

Pricing & Market Position

Across 649 recorded transactions (all-time), sale prices range from $1,192,515 to $5,418,000, averaging $2,087,327.

Over the last 12 months, transactions averaged $2,982 psf.

Price Appreciation

From 2025 to 2026, the average PSF has appreciated by 1.2% (from $2,954 to $2,988 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.

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.

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.

Strengths & Weaknesses

Verdict

One Marina Gardens’ investment thesis is anchored on three structural pillars: the irreplaceable scarcity of the Marina South first-mover position, the quality of the Marina Bay waterfront and Gardens by the Bay views from upper floors, and the long lease runway of approximately 96 years at a price point that is accessible relative to Marina Bay’s established luxury stock. Of these, the first-mover scarcity is the most compelling and least replicable: when Marina South’s subsequent residential parcels are released and built out, One Marina Gardens will be the established address in an activated precinct rather than the pioneer in an unproven one — a structural rerating event that the development’s early buyers are pricing in.

The financial metrics are honest in their positioning: $2,956 PSF with no current rental income baseline (the development is a new launch with TOP in April 2029) means that the financial case is entirely forward-looking. Yield comparisons with mature Marina Bay developments are not yet available; investors are buying a growth thesis rather than a yield asset. For buyers who require income-generating property, One Marina Gardens is premature — the rental market for Marina South units will only be established after TOP and precinct activation, introducing uncertainty that yield-focused buyers should weigh carefully.

One Marina Gardens is the right answer for buyers with a 10–15 year conviction horizon on URA’s Marina South precinct vision, who want the first-mover position in Singapore’s most anticipated new waterfront residential district, and whose primary investment thesis is capital appreciation in a newly activated urban precinct rather than near-term rental yield.

The 99-year leasehold commencing 2023 is a structural strength. At approximately 96 years remaining until TOP in 2029, CPF usage is fully unrestricted, bank financing is unconstrained, and the development has the full benefit of a near-fresh lease through any foreseeable hold period. This is arguably the strongest lease profile available in any major new launch in Singapore right now: the combination of District 1 prestige address, Marina Bay waterfront views, and a near-century lease remaining puts One Marina Gardens in a structurally advantaged position relative to older Marina Bay stock with 75–83 years remaining.

For owner-occupiers who value the privilege of living on Singapore’s most iconic waterfront, adjacent to Gardens by the Bay, with a 4-minute walk to the MRT and the Marina Bay Sands skyline as a permanent vista from their home, One Marina Gardens delivers a residential proposition that simply does not have an equivalent in Singapore’s new-launch market. The trade-off is clear: buyers accept the current absence of neighbourhood retail convenience, schools, and community infrastructure in exchange for the first-mover premium in a district that will, over time, become one of Singapore’s most complete and desirable residential addresses. For buyers with the patience and financial conviction that this thesis requires, One Marina Gardens merits a strong buy recommendation.