OMG! Is One Marina Gardens an “Oh My Gosh, Take My Money!” or an “Oh My God, What Were They Thinking?” Let’s dive in and find out!
Remember back in 2023, when the Marina Garden Lane site was put up for sale? The winning bid came in at $1.03 billion ($1,402 psf ppr)—a whopping 42% higher than the second-highest offer.
Naturally, many wondered: Did Kingsford Development overpay for this plot of land?
Fast forward to today, and One Marina Gardens is set to rise as the first private residential project in Marina South, a district poised for a major transformation.
A Prime Location with Huge Growth Potential
If you’ve been keeping an eye on Singapore’s property scene, you’ll know that Marina South is set to become the next big waterfront district. Designed for sustainable city living, the area will feature lush greenery, pedestrian-friendly streets, and seamless connectivity. One Marina Gardens, developed by Kingsford Marina Development Pte Ltd, is the first private residential project in this new precinct—meaning it’s setting the standard for what’s to come.
Direct Access to Marina South MRT
One of the best things about this development? Marina South MRT station is right next door. With the Thomson-East Coast Line, you get easy access to key business hubs and lifestyle hotspots. Whether you’re heading to Orchard or Shenton Way, getting around is going to be effortless.
Unblocked Views of the City and Sea
Let’s be real—views matter. And One Marina Gardens doesn’t disappoint. Expect unblocked panoramas of the South China Sea or the iconic Marina Bay skyline. Whether it’s sunrise over the water or city lights at night, it’s a sight that never gets old.
Great for Those Working in the CBD
Location-wise, it’s essentially perfect for those who work in the CBD or love being near the city. You’re just minutes away from Marina Bay Sands, Gardens by the Bay, and Promenade, making it super convenient for dining, entertainment, and weekend strolls. If your office is in Raffles Place or Marina Bay, your daily commute will be a breeze.
Given its prime location and exclusive waterfront lifestyle, One Marina Gardens is expected to generate significant buzz in the market.
With the launch coming up in early April, this project is already getting plenty of attention. But is it a good investment? We’ll break it down soon—so stay tuned!
Project Details
Location Analysis
Prime Location & Seamless Connectivity
One Marina Gardens is situated in one of Singapore’s most prestigious districts, offering easy access to key business hubs, lifestyle destinations, and transport networks. With the upcoming Marina South MRT station (Thomson-East Coast Line) just a short stroll away, getting to the CBD, Orchard Road, or the East will be effortless.
The government’s plan to transform Marina South into a vibrant, car-lite precinct with integrated lifestyle amenities further will further enhance its long-term investment potential.
Seamless Connectivity & Everyday Convenience
Upcoming Marina South MRT Station: Directly adjacent to One Marina Gardens, providing seamless access to the Thomson-East Coast Line.
Marina Bay MRT Station: One stop away, serving as an interchange for the North-South, Circle, and Thomson-East Coast Lines.
Orchard MRT Station: Six stops from Marina South, leading to Singapore’s premier shopping district.
Changi Airport MRT Station: Accessible in a few stops from the Sungei Bedok Station (upon completion of Thomson-East Coast Line), facilitating convenient travel for frequent flyers.
Key Amenities Nearby
Shopping & Dining: Marina Bay Sands, The Shoppes at Marina Bay, Marina Square
Recreation: Gardens by the Bay, Marina Barrage, Esplanade
Work Hubs: Marina Bay Financial Centre, Raffles Place, Downtown Core
Site Plan & Facilities Analysis
One Marina Gardens offers a luxurious urban lifestyle with over 52 premium facilities, providing residents with spaces for relaxation, fitness, and entertainment.
The Sky Gym on Level 45 offers uninterrupted views of Gardens by The Bay, creating a unique workout experience. For those who prefer variety, the development includes both indoor and outdoor gyms, ensuring a full range of fitness options. The Yoga Terrace and wellness spaces provide dedicated areas for stretching, meditation, and relaxation.
The 50m Infinity Lap Pool offers a resort-like experience, with stunning views of the waterfront. Residents can also enjoy the Sky Gardens and Outdoor Decks, which provide panoramic views of Marina Bay and the city skyline.
For social gatherings, the Clubhouse and Function Rooms serve as ideal venues for hosting private events and community activities. Smart Home Features and Concierge Services enhance daily living with added convenience and security.
With its comprehensive range of facilities, One Marina Gardens delivers an exclusive lifestyle in one of Singapore’s most sought-after waterfront locations.
North, South, East, West Facings
For readers’ reference, we are providing aerial views showcasing the different facings of One Marina Gardens—North, South, East, and West. These visuals offer a clearer perspective of the development’s surroundings and orientation.
North Facing
The north-facing units offer unobstructed views of Marina Bay Sands and Gardens by the Bay. During the day, residents can enjoy the sight of lush greenery and the iconic Supertrees. As night falls, the city skyline comes to life, with the glowing lights of MBS and the surrounding Marina Bay district creating a spectacular view. These units provide a prime vantage point of Singapore’s most iconic landmarks, making them a highly desirable choice.
North-East Facing
The north-east facing units will enjoy an unblocked seaview, alongside views of marina barrage and some greenery from the bush beside it. Owners of these units will have the privilege of the stunning perspective of the open waters and passing ships in the Singapore Strait. From higher floors, residents can take in Marina Coastal Park and the expansive horizon beyond Marina East, providing a sense of openness and tranquility. The unobstructed view of the sea, coupled with the lush greenery in the foreground, makes these units a desirable choice for those who appreciate a peaceful waterfront living experience.
South-East Facing
The south-east facing units offer expansive, unobstructed views of the sea, providing residents with a stunning outlook over the Singapore Strait and its dynamic maritime activity. The sight of ships gliding across the open waters, coupled with the vast horizon, creates a picturesque and ever-changing landscape.
Between the development and the waterfront, the Marina Coastal Expressway (MCE) runs parallel to the shoreline. While lower-floor units may have visibility of the road infrastructure, the presence of Marina Coastal Park and Marina South Promenade helps soften the view with greenery. Higher-floor units, in particular, will benefit from a direct and uninterrupted seafront perspective, making them a prime choice for those who value a waterfront lifestyle with seamless urban connectivity.
North-West Facing
The north-west facing units offer a front-row seat to Singapore’s iconic skyline, featuring the towering skyscrapers of the Marina Bay Financial Centre (MBFC) and the bustling Central Business District (CBD).
Adding to the spectacle, residents will also enjoy a partial view of Marina Bay Sands (MBS), one of Singapore’s most recognisable landmarks. By day, the sight of this world-famous integrated resort stands as a symbol of luxury and vibrancy. At night, the illuminated skyline, combined with the soft glow of MBS, transforms into a stunning panorama, making these units an ideal choice for those who appreciate the pulse of the city.
South-West Facing
The south-west facing units offer scenic seaviews, with sights of the Marina Bay Cruise Centre, passing cruise ships, and the distant Southern Islands. Higher floors enjoy expansive, unobstructed views of the open sea, creating a tranquil and picturesque setting.
For lower-floor units, the evolving landscape includes visibility of ongoing construction, particularly around the upcoming Marina South MRT station and future developments. While this is temporary, the transformation of Marina South into a bustling waterfront precinct will bring enhanced connectivity, vibrant public spaces, and a more polished urban environment—making these units an exciting long-term prospect.
Comparative Market Analysis (CMA)
Comparison With Nearby Developments
In this section, we will go in-depth with the pricing analysis for One Marina Gardens versus the surrounding condominium projects. The two key data points represented are:
Current Quantum ($) (in blue) – The projected price if the lease was reset.
Lease Reset Quantum ($) (in purple) – The current market price of units.
Key Observations:
One Marina Gardens is one of the most competitively priced new launches in the Marina Bay area, with a current quantum starting at $1,160,000 for a 1-bedroom unit. This makes it one of the most affordable freehold/99-year leasehold options in a prime waterfront district. While some existing projects may have lower entry prices, factors such as lease tenure, age, and future growth potential must be considered.
Current Quantum Comparison:
One Marina Gardens ($1.16M) is priced lower than Marina Bay Residences ($1.75M) and Marina One Residences ($1.42M), offering a more attractive entry price for buyers looking to invest in Marina South.
The Sail @ Marina Bay ($1.18M) is close in pricing but is an older development, making One Marina Gardens a more compelling choice with newer facilities, better layouts, and smart home features.
V on Shenton ($1.13M) has a slightly lower price, but with only 85 years of lease remaining, its long-term value may be less attractive compared to a brand-new 99-year leasehold development.
The Clift ($1.02M) is the lowest-priced option but has just 78 years left on its lease, which could limit future appreciation and financing options.
Overall Trend & Takeaway:
At $1.16M, One Marina Gardens offers a well-balanced combination of affordability, tenure security, and future upside. While older leasehold properties like The Clift and V on Shenton may have lower upfront prices, their shorter lease terms could impact resale value.
For buyers seeking long-term appreciation and first-mover advantage in Marina South, One Marina Gardens presents a compelling investment opportunity at a relatively lower entry price than many surrounding developments.
Key Observations:
One Marina Garden’s 2-bedroom units are priced starting at $1,800,000, making them cheaper than luxury developments like Marina Bay Residences ($2.3M) and One Shenton ($1.9M) but more expensive than resale options like Marina One Residences ($1.55M) and The Sail @ Marina Bay ($1.54M).
Current Quantum Comparison:
Higher than resale options: Marina One Residences, The Sail @ Marina Bay, and V on Shenton offer lower entry prices but come with aging facilities and shorter lease tenure (V on Shenton: 85 years, The Clift: 78 years).
More affordable than ultra-prime projects: Marina Bay Residences and One Shenton remain the highest-priced options, reflecting their luxury positioning and prime resale demand.
Potential Downsides:
One Marina Gardens’ pricing is higher than some existing resale options, making it less appealing for budget-conscious buyers. However, it offers modern facilities, a fresh lease, and first-mover advantage in Marina South, which older properties lack.
Takeaway:
For those seeking a balance between price, tenure, and future potential, One Marina Gardens presents a compelling investment. However, those prioritising lower upfront cost may find resale units more attractive.
Key Observations:
One Marina Gardens’ 3-bedroom units (904 sqft, $2.45M) are the smallest among its competitors, which explains its lower quantum compared to larger resale options. However, it offers a fresh 97-year lease, modern facilities, and first-mover advantage in the Marina South precinct.
Current Quantum & Size Comparison:
Smaller but more affordable: At 904 sqft, One Marina Gardens is notably more compact than Marina One Residences (1,163 sqft), The Sail @ Marina Bay (1,184 sqft), and V on Shenton (1,152 sqft). However, it remains the cheapest new launch in the area.
Older resale options offer more space: One Shenton (1,583 sqft) and Marina Bay Residences (1,636 sqft) provide significantly larger layouts but come with 79-year leases and older facilities.
Union Square Residences (990 sqft) is slightly larger but priced higher at $2.82M, making One Marina Gardens the more budget-friendly new launch.
Potential Downsides:
Buyers looking for more spacious 3-bedroom layouts might find better options in resale developments. However, this comes with trade-offs like aging facilities and shorter lease tenure.
Takeaway:
One Marina Gardens is a well-priced, brand-new option for buyers prioritizing a fresh lease and modern amenities over size. Those who prefer larger living spaces at a similar price point may find better value in resale properties.
Key Observations:
One Marina Gardens’ 4-bedroom units ($4.45M) are among the most competitively priced options in the Marina Bay area. While its size is more compact than some resale counterparts, it offers a fresh 97-year lease and modern facilities.
Current Quantum Comparison:
More affordable than luxury developments: Marina One Residences ($6.5M), V on Shenton ($7.7M), and Marina Bay Residences ($6.5M) are significantly pricier.
Similar pricing to One Shenton ($4.4M) and Union Square Residences ($4.62M) but with the advantage of a newer development and a longer lease tenure.
Higher than The Sail @ Marina Bay ($3.8M), but The Sail is much older (76-year lease remaining) and lacks the same modern features.
Potential Downsides:
While competitively priced, One Marina Gardens’ 4-bedroom units are smaller than many resale alternatives. Buyers looking for larger layouts may find better value in One Shenton, Marina One Residences, or Marina Bay Residences, though at a higher price.
Takeaway:
One Marina Gardens’ 4-bedroom units offer a well-balanced option between price, tenure, and modern amenities. While resale properties provide more space, they come with shorter lease tenures and aging facilities. For buyers seeking a fresh lease and contemporary living in a developing precinct, One Marina Gardens remains an attractive choice.
PLB New Launch MOAT Analysis: Marina One Residences
Due to the lack of official pricings for One Marina Gardens at the point of writing, we will use Marina One Residences as the benchmark and conduct a MOAT analysis for Marina One Residences and reference it back to One Marina Gardens. Marina One Residences is located 2.8km from One Marina Gardens.
1. Introduction & Project Overview
Marina One Residences is a 99-year leasehold integrated development in Marina Bay, featuring luxury residences, premium office spaces, and retail amenities. As a completed project, it offers immediate rental potential and move-in readiness, making it attractive for owner-occupiers and investors.
With strong rental demand, excellent MRT connectivity, and a prestigious CBD location, Marina One Residences remains a sought-after development. However, with 85 years remaining on its lease, long-term appreciation potential may be more limited compared to newer projects.
Below is an in-depth PLB MOAT Analysis evaluating Marina One Residences’s strengths and weaknesses across 10 key factors.
2. MOAT Analysis Breakdown
Final MOAT Score: 64%
Investment & Buyer Implications
For Investors
High rental demand from expatriates and professionals ensures strong yields and consistent occupancy rates.
Integrated development with premium office spaces attracts corporate tenants, making it an attractive rental asset.
MRT accessibility enhances rental desirability, with direct underground access to Marina Bay MRT.
For Homebuyers & Families
Luxury integrated living with seamless access to retail, F&B, and workspaces.
Spacious layouts for larger units cater to affluent homeowners.
Consideration: Likewise for One Marina Gardens, there are limited school options nearby which may therefore not be ideal for families prioritising education.
Final Assessment
The high scores in rental demand (5 points), MRT accessibility (5 points), and district disparity (3 points) make Marina One Residences, and likewise One Marina Gardens, a strong rental investment in the CBD. However, the niche exit audience (1 points) may limit long-term capital appreciation.
Verdict: One Marina Gardens is poised to be a prime investment for rental yields, benefiting from strong tenant demand, excellent connectivity, and a prestigious location. However, buyers should be mindful of the potential resale demand challenges.
Unit Distribution & Floor Plan Analysis
One Marina Gardens offers a range of unit types catering to different buyer profiles, from singles and couples to families and investors.
The unit mix at One Marina Gardens is heavily skewed towards 1- and 2-bedroom units, making it an attractive choice for investors targeting expatriate tenants working in the CBD, Marina Bay, and nearby business districts. The breakdown is as follows:
With over 70% of the units being 1- and 2-bedders, One Marina Gardens is ideally positioned for rental demand, particularly from expatriates and professionals working in the financial district. These unit types offer affordable entry points for investors while appealing to tenants who prioritise convenience, accessibility, and a vibrant waterfront lifestyle.
The inclusion of dual-key 3-bedroom units further enhances rental income potential, allowing owners to lease out part of their unit while maintaining privacy. Meanwhile, the premium 3- and 4-bedroom units cater to affluent expat families and long-term homeowners looking for a spacious, luxury residence in Marina South.
With Marina South’s transformation into a prime mixed-use district, One Marina Gardens’ unit mix is designed to capture both rental and capital appreciation potential, making it an attractive investment choice in Singapore’s evolving waterfront landscape.
Floor Plan Analysis
In this section, we showcase our top choice for each available unit type. If you want to explore other floor plans not highlighted here, please contact our sales team directly or through our social media platforms.
1-Bedroom (Showflat Unit)
The 1-Bedroom unit at 431 sqft (40 sqm) offers a well-optimised and efficient layout, making it a highly attractive choice for investors and single professionals. Given that the 1-bedroom units are among the most affordable in the Marina Bay area, this unit presents a compelling entry point for those looking to capitalise on rental demand from expatriates working in the nearby CBD area.
Efficient & Flexible Layout
Designed for maximum space efficiency, the living, dining, and open kitchen are arranged in a rectangular format, allowing for easy furniture placement. The master bedroom is spacious enough to accommodate a king-sized bed, a rare feature for a compact unit. A dual-access bathroom provides direct entry from both the bedroom and common space, enhancing convenience for both residents and guests.
For added flexibility, the wall between the master bedroom and living area is hackable, allowing owners to create an open-concept layout or a larger, more versatile living space based on their needs.
Balcony with Unblocked Views
A well-sized balcony extends the living area, bringing in natural light and ventilation. Depending on the unit’s facing, investors can market this space to tenants seeking stunning sea or city views, a key selling point in the rental market.
Investment Potential & Rental Appeal
Affordable Entry Price: One Marina Gardens’ 1-bedroom pricing is more competitive than surrounding projects, making it a cost-effective investment with strong upside potential.
High Rental Demand: The compact size and prime location cater to expatriates and professionals working in the CBD, Marina Bay, and financial district.
Premium Address: Being part of the emerging Marina South precinct, the unit benefits from long-term capital appreciation as the area develops.
Takeaway
This 431 sqft 1-bedroom unit is perfect for investors looking for affordability, strong rental demand, and future capital appreciation. Its well-designed layout, private balcony, dual-access bathroom, and flexible hackable walls make it a highly rentable asset in one of Singapore’s most sought-after districts.
3-Bedroom Premium (Showflat Unit)
The 3-Bedroom Premium unit at 1,238 sqft offers a well-designed layout with wide frontage, maximizing natural light, ventilation, and openness. It is ideal for families and owner-occupiers seeking a luxurious living experience in Marina South.
Expansive Living & Dining Area
The wide frontage layout seamlessly integrates the living, dining, and dry kitchen, creating an open and airy space that extends onto a large balcony. This design enhances natural lighting and ventilation, while also offering stunning views towards Marina Bay, the CBD, and the sea.
Well-Planned Kitchen & Utility Spaces
The wet kitchen is naturally ventilated and directly connected to the yard and WC, ensuring practicality for heavy cooking.
A household shelter is strategically positioned next to the kitchen and WC, making it a functional helper’s room that can accommodate a single bed.
Spacious Bedrooms with Walk-in Wardrobe
The master bedroom includes a walk-in wardrobe provision, adding to the luxury and functionality of the space.
It is also positioned to offer scenic views of Marina Bay and the sea, elevating the living experience.
The master bedroom easily fits a king-sized bed, while both common bedrooms can accommodate queen-sized beds, ensuring ample space for all occupants.
Both the master and common bathrooms are naturally ventilated, enhancing airflow and comfort.
Takeaway
This 3-bedroom premium unit is designed for spacious, comfortable living with stunning waterfront views. The wide frontage layout, walk-in wardrobe, naturally ventilated wet kitchen, and well-planned utility areas make it a top choice for families looking for a luxurious yet functional home in Marina South.
While these are our selected options, potential buyers should always consider their individual needs and budget before purchasing a unit at One Marina Gardens.
Final Verdict: One Marina Gardens – A Strategic First-Mover Investment with Key Considerations
One Marina Gardens is a pioneering residential project in the highly anticipated Marina South precinct, offering a rare first-mover advantage in Singapore’s next premier waterfront district. With direct MRT access, unblocked sea and city views, and strong rental demand, this development is positioned as an exciting opportunity for both investors and homebuyers.
For Investors
For investors, One Marina Gardens presents an attractive entry point, with high rental appeal due to its proximity to Marina Bay, the CBD, and key business hubs. The majority of units are 1- and 2-bedders, catering to expatriate professionals who prioritize convenience, connectivity, and lifestyle. Compared to surrounding developments, its lower quantum pricing and newer lease tenure make it a compelling investment with long-term potential.
For Homebuyers
For homebuyers, the project offers a luxury waterfront lifestyle, complemented by extensive facilities such as the Sky Gym, 50m Infinity Lap Pool, and wellness spaces. The 3- and 4-bedroom units provide spacious layouts with walk-in wardrobes and premium finishes, appealing to families or those seeking an exclusive home in a fast-transforming district. However, buyers should note the limited school options nearby and the fact that Marina South is still in its early development phase, meaning some amenities will take time to materialize.
Caution: 60% ABSD May Deter Foreign Buyers
While One Marina Gardens presents a compelling investment opportunity, foreign buyers must consider the steep Additional Buyer’s Stamp Duty (ABSD) of 60%, implemented in April 2023. This substantial tax burden may significantly deter foreign investors, particularly those looking at luxury properties in the Core Central Region (CCR).
Recent market trends suggest that demand from foreign buyers has softened, as seen in the lackluster performance of Aurea Residences, which sold only 13% of its units during its launch weekend. If foreign demand continues to weaken, One Marina Gardens may rely more heavily on local buyers and investors, which could impact take-up rates in the initial phase. That said, Singapore remains a highly attractive market for high-net-worth individuals, and properties in prime districts with strong rental demand and limited supply may still find their niche over time.
Should You Buy One Marina Gardens?
Final Thoughts
One Marina Gardens is a solid long-term investment with significant growth potential, driven by government-backed transformation plans and rising demand for Marina South properties. Its competitive pricing compared to older developments makes it an attractive entry point for investors, while its modern design and luxury offerings ensure strong desirability for future buyers. However, foreign buyers must factor in the increased ABSD, and families should assess whether the developing precinct meets their needs.
As Marina South evolves into a vibrant waterfront hub, early adopters of One Marina Gardens stand to benefit from both capital appreciation and rental demand in the years to come—but take-up rates may be slower due to the foreign buyer restrictions currently in place.
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