As a Singapore property expert with over a decade in the real estate market, I’ve reviewed countless developments across our island. Today, I’m excited to share my insights on One Marina Gardens, a standout project that has captured significant attention since its launch. I recently toured the showflat with several clients, and the interest level was impressive. This luxury development represents a rare opportunity to live in one of Singapore’s most prestigious waterfront locations.
Project Overview & Key Details
One Marina Gardens sits prominently on Marina Gardens Lane, adjacent to the iconic Gardens by the Bay. This prime District 01 location offers residents unparalleled views of the Marina Bay skyline and Singapore Strait.
| Project Detail | Description |
|---|---|
| Project Name | One Marina Gardens |
| Developer | Kingsford Marina Development Pte Ltd |
| Location | 1, 3, 5 Marina Gardens Lane (District 01) |
| Tenure | 99 Years Leasehold from October 9, 2023 |
| Site Area | 12,245.10 sqm / 131,805 sq ft |
| Number of Units | 937 residential units |
| Configuration | 2 blocks: 44-storey and 30-storey |
| Facilities | Childcare Centre, Shops, Restaurant |
| Parking | 445 Carpark Lots (1st storey, basement 1 and 2) |
| Expected Completion | April 30, 2029 (trending toward Q3 2028) |
| Current Status | Showflat open for viewing |
When I first visited the site, I was struck by the thoughtful integration of the development with its surroundings. The architecture incorporates vertical gardens that complement the nearby Gardens by the Bay, creating a seamless connection between urban living and nature.
Unit Distribution & Pricing Analysis
One Marina Gardens offers a diverse range of unit types to cater to different buyer segments. During my showflat visit, I noticed the 1-bedroom units were particularly popular among investors, while the 3-bedroom premium units attracted more owner-occupiers looking for spacious family homes.
Unit Types and Sizes
| Unit Type | Size (sq ft) | Total Units |
|---|---|---|
| 1-Bedroom | 420 – 452 | 240 |
| 2-Bedroom | 646 – 667 | 179 |
| 2-Bedroom + Study | 678 | 41 |
| 2-Bedroom + Household Shelter | 689 – 732 | 198 |
| 3-Bedroom | 904 – 1,012 | 99 |
| 3-Bedroom Dual Key | 969 | 29 |
| 3-Bedroom Premium | 1,066 – 1,238 | 111 |
| 4-Bedroom Premium | 1,647 | 40 |
The unit distribution shows a clear focus on 1-bedroom and 2-bedroom configurations, which make up approximately 70% of the total units. This suggests the developer is targeting both investors and small families or couples.
Price Points and Value Analysis
| Unit Type | Size (sq ft) | Starting Price | Approximate PSF |
|---|---|---|---|
| 1-Bedroom | 420 – 452 | $1.186M | $2,810 – $2,824 |
| 2-Bedroom | 646 – 732 | $1.795M | $2,452 – $2,786 |
| 3-Bedroom | 904 – 1,012 | $2.459M | $2,430 – $2,710 |
| 3-Bedroom Premium | 1,066 – 1,238 | $2.877M | $2,324 – $2,699 |
| 4-Bedroom Premium | 1,647 | $4.454M | $2,704 |
My price analysis reveals a few key insights:
- Smaller units command a higher PSF, which is typical for prime district properties
- The average price of $2,953 PSF positions One Marina Gardens competitively compared to existing resale properties in Marina Bay
- The entry price point of $1.186M for a 1-bedroom unit offers a relatively accessible entry into the Marina Bay district
Sales Performance
As of April 28, 2025, approximately 42% of the units have been sold, with 1-bedroom units showing the strongest demand.
| Unit Type | Available Units | Total Units | Sold Units | Sold Percentage |
|---|---|---|---|---|
| 1-Bedroom | 64 | 240 | 176 | 73% |
| 2-Bedroom | 270 | 418 | 148 | 35% |
| 3-Bedroom | 101 | 128 | 27 | 21% |
| 3-Bedroom Premium | 91 | 111 | 20 | 18% |
| 4-Bedroom Premium | 22 | 40 | 18 | 45% |
| Total | 548 | 937 | 389 | 42% |
The strong take-up rate for 1-bedroom units suggests significant investor interest. The relatively lower sales percentage for 3-bedroom units may indicate that families are more selective or price-sensitive.
Developer Background & Track Record
Kingsford Development Profile
One Marina Gardens is developed by Kingsford Marina Development Pte Ltd, a subsidiary of Kingsford Development. Having followed their projects since they entered the Singapore market in 2011, I’ve watched them grow into a significant player in our property landscape.
In June 2023, Kingsford successfully acquired the Marina Gardens Lane site through a Government Land Sale (GLS) tender for $1.034 billion, which translates to a land rate of $1,402 per square foot per plot ratio (psf ppr).
Notable Past Projects
Kingsford Development has built an impressive portfolio in Singapore:
- Kingsford Hillview Peak – A 512-unit condominium at Hillview Avenue
- Kingsford Waterbay – A mixed-use development at Upper Serangoon View with 1,165 condominium units and retail shops
- Normanton Park – A fully sold-out development that demonstrated their ability to deliver at scale
- Chuan Park – Their latest project at Serangoon North Avenue 3, which achieved 76% sales on the first day of launch in November 2024
Having visited their completed projects, I can attest to their consistent quality and attention to detail. Their track record gives buyers confidence in the execution of One Marina Gardens.
Location & Accessibility Analysis
Transport Connectivity
One Marina Gardens enjoys exceptional connectivity, a critical factor for property value in Singapore:
| Transportation Option | Distance/Details |
|---|---|
| Marina South MRT Station (TEL) | 270m (3-4 min walk) |
| Marina South Pier MRT Station (NSL) | 440m |
| Gardens by the Bay MRT Station (TEL) | 642m |
| Bayfront MRT Interchange | Within 1km |
| Marina Bay MRT Interchange | Within 1km |
| Marina Coastal Expressway (MCE) | Direct access |
| Marina Boulevard | Direct access |
During my site visit, I was impressed by the ease of access to public transportation. The proximity to Marina South MRT station (just 3-4 minutes walk) is a significant advantage that will appeal to both residents and tenants.
Nearby Schools & Educational Institutions
Families with children will appreciate these educational options:
| Educational Institution | Approximate Distance |
|---|---|
| Cantonment Primary School | Within 2km |
| Radin Mas Primary School | Within 2km |
| Zhangde Primary School | Within 2km |
| River Valley Primary School | Within 2km |
| Da Little Pre School at Cecil | Within 5km |
| LeClare Preschool | 3.9km |
| Kinder Home | 2.6km |
The location within 2km of several primary schools is advantageous for families with school-going children, considering Singapore’s school proximity admission priority.
Lifestyle Amenities & Conveniences
Residents will enjoy access to a wide range of amenities:
| Amenity Type | Options and Distance |
|---|---|
| Shopping Malls | The Shoppes at Marina Bay Sands (1.0km), Marina One (1.2km), Marina Bay Link Mall (within 2km), OUE Downtown (within 2km), One Raffles Place (within 2km), Esplanade Mall (within 2km), Marina Square (within 2km) |
| Supermarkets | Cold Storage – Specialty Marina Bay Sands (1.0km), Jasons Deli Marina Bay Sands (1.0km), Cold Storage – Marina One (1.2km) |
| Dining Options | Satay by the Bay (walking distance), Various restaurants at Marina Bay Sands, Food options in Marina South precinct |
| Recreational Facilities | Gardens by the Bay (adjacent), Marina South’s coastline, Marina South Pier (easy access), Marina Bay Cruise Centre (easy access), Marina Barrage (water sports, kite flying, picnicking) |
Living at One Marina Gardens offers a “10-minute neighborhood” experience, where essential amenities like parks, shops, dining options, and public transport are all within a short walk. This convenience significantly enhances quality of life, eliminating the need for long commutes for basic necessities.
URA Masterplan Impact
The URA Draft Master Plan 2025 positions Marina South as a sustainable, car-lite neighborhood:
- Planned as a 45-hectare mixed-use residential neighborhood with more than 10,000 new homes
- Extensive network of public spaces designed as “neighborhood living rooms” for community interactions
- Lively Pedestrian Mall, public plazas, and courtyard spaces
- Well-shaded streets and social spaces with native plant species
One Marina Gardens is the first residential development in this emerging precinct, offering early investors and homebuyers the opportunity to be part of this visionary urban transformation. Based on my experience with similar areas that underwent transformation (like Marina Bay and Punggol), early entrants often enjoy significant appreciation as the neighborhood matures.
Comparative Market Analysis
Nearby Condo Price Comparison
To assess One Marina Gardens’ value proposition, I compared it with established properties in the Marina Bay area:
| Property | Unit Type | Size Range | Price Range (PSF) | Average PSF |
|---|---|---|---|---|
| One Marina Gardens | 1-4BR | 420-1,647 sqft | $2,324-$2,824 | $2,953 |
| Marina Bay Residences | 2-5BR | Varies | $1,858-$2,785 | $2,241 |
| The Sail @ Marina Bay | 1-5BR | Varies | $1,735-$2,832 | $2,067 |
One Marina Gardens commands a premium of approximately 31% over Marina Bay Residences and 43% over The Sail @ Marina Bay. This premium is justified by its newer facilities, better unit layouts, and strategic position within the upcoming Marina South precinct.
The data indicates that despite the higher per-square-foot price, One Marina Gardens offers better value for families with its three-bedroom units priced at $2.45 million, compared to resale three-bedroom units at Marina Bay Residences that have sold for as much as $4.85 million and at The Sail for $3.9 million.
Rental Potential Analysis
| Property | Unit Type | Average Monthly Rental |
|---|---|---|
| Marina Bay Residences | 2BR | $5,500-$6,800 |
| Marina Bay Residences | 4BR | $17,600-$24,000 |
| Marina Bay Residences | 5BR | $35,000-$35,088 |
While specific rental data for One Marina Gardens is not available as it’s still under development, the strong rental potential of the Marina Bay area is evident from the rental rates at Marina Bay Residences. For investors, this suggests promising rental yields given One Marina Gardens’ competitive entry price points.
Based on current rental rates in the area and One Marina Gardens’ pricing, investors could potentially see gross rental yields of approximately 3.0-3.5% for 1-bedroom units and 2.8-3.2% for larger units.
The Final Verdict
Strengths
- First-mover advantage in Marina South: As the pioneer development in the emerging Marina South precinct, One Marina Gardens offers early entry into what will become a vibrant waterfront district.
- Strategic pricing: Despite being in a prime district, One Marina Gardens offers competitive pricing compared to nearby resale properties. The three-bedroom units at $2.45 million present excellent value considering resale units in the vicinity command significantly higher prices.
- Unparalleled location: The development’s position adjacent to Gardens by the Bay, with views of Marina Bay and the CBD, provides residents with an exceptional living environment that combines urban convenience with natural beauty.
- Future-proof connectivity: Direct access to the Marina South MRT station and proximity to multiple transport nodes ensure residents will enjoy seamless connectivity throughout Singapore.
- Developer credibility: Kingsford Development’s track record of successful projects inspires confidence in the quality and execution of One Marina Gardens.
- Investment potential: With the ongoing development of Marina South as outlined in the URA Master Plan 2025, property values in the area have significant appreciation potential.
Considerations
- Construction timeline: With completion expected in 2028-2029, buyers must be prepared for a waiting period before they can occupy or rent out their units.
- Leasehold tenure: The 99-year leasehold status starting from October 2023 may be a consideration for buyers focused on legacy planning, though this is offset by the prime location and relatively new lease.
- Emerging neighborhood: While Marina South’s development promises exciting prospects, early residents may experience some inconveniences as the precinct gradually develops its full suite of amenities and character.
- Premium pricing: At an average of $2,953 PSF, One Marina Gardens commands a significant premium over existing properties in Marina Bay. However, this is justified by its newer facilities, better layouts, and strategic position within the upcoming Marina South precinct.
Conclusion
One Marina Gardens stands out as a premier development that successfully addresses the historical challenges of Marina Bay condominiums – namely, their lack of family-friendly amenities and oversized, investor-targeted units. By offering well-designed three-bedroom units at $2.45 million and creating a development that caters to local families, One Marina Gardens has positioned itself as a significant milestone in Marina South’s transformation into a vibrant residential district.
For homebuyers seeking a luxurious waterfront lifestyle with exceptional connectivity and amenities, One Marina Gardens presents a compelling proposition. For investors, the development’s position in the emerging Marina South precinct, coupled with strong rental potential and capital appreciation prospects, makes it a worthy consideration for portfolio diversification.
With 42% of units already sold as of April 2025, market reception has been positive, affirming the development’s appeal to both investors and homebuyers. As Marina South continues to develop according to the URA Master Plan, One Marina Gardens is well-positioned to become one of the most coveted addresses in Singapore’s evolving urban landscape.
