The transformation of Marina South begins with One Marina Gardens
Artist’s impression of One Marina Gardens (Image: Kingsford)
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URA’s Master Plans have guided the development of Singapore’s built environment over the years. The latest iteration, Draft Master Plan 2025, was announced in June. One of the key takeaways from the announcement is that there will be more private and public housing options in central locations, including the Marina South precinct. Additionally, the MRT network will be expanded to improve connectivity across the island.
Stepping confidently into the future
Currently, the Marina South precinct is home to many iconic developments such as Gardens by the Bay and Marina Barrage. Under the latest Master Plan, the precinct is envisioned to be a 10-minute neighbourhood.
This means that future residents will live in a self-contained neighbourhood with a variety of amenities within a 10-minute walking radius. These amenities, including public transport and shops, will cater to residents’ daily needs (see Map 1).
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The car-lite precinct is also expected to feature numerous parks, community spaces and pedestrian-friendly streets. Under the Draft Master Plan 2025, the precinct is slated to house approximately 10,000 new private and public homes.
Source: URA
Buyers of units in One Marina Gardens will have the first-mover advantage because the 99-year leasehold condo is built on the first successfully awarded government land sales (GLS) site in the precinct. Kingsford won the tender for GLS site for $1.035 billion ($1,402 psf ppr) in July 2023.
Such buyers will be pioneers in the Marina South precinct. They will be able to get their foot into the precinct’s property market before property prices for the neighbourhood increase. As the precinct develops, these buyers will benefit from the anticipated capital appreciation of their assets. They are also likely to pocket a handsome profit if they sell their properties.
Unfortunately, far-sighted buyers who wish to snap up a condo unit in the precinct have limited choices. There are no condos within a 500 m radius of One Marina Gardens. Only Marina Bay Residences and the upcoming W Residences Marina View are within a 1 km radius.
Furthermore, in February 2024, URA announced that the nearby Marina Gardens Lane GLS site will not be awarded because the bid of $770.46 million ($984 psf ppr) was deemed too low. The site is currently on the Reserved List. URA’s rejection could indicate a desire to ensure that property prices in the precinct are kept above a certain level.
Future residents in the Marina South precinct can also expect to benefit from the ongoing development of the nearby Greater Southern Waterfront, which extends from Pasir Panjang to Marina East. The Greater Southern Waterfront will be transformed into an urban precinct with a continuous waterfront promenade.
Berlayar Residences, which was just launched for application in this month’s Build-to-Order (BTO) exercise, is the first HDB project in this new precinct. The 880 flats in Berlayar Residences were launched under the Prime category and comprise a mix of two-room flexi to four-room flats. Nearby amenities include Telok Blangah MRT Station, The Southern Ridges and Labrador Nature Park (see Map 2).
Source: HDB
One Marina Gardens
Located along Marina Gardens Lane, One Marina Gardens is in District 1 and part of the Rest of Central Region (RCR). The 99-year leasehold condo features 937 homes, comprising a mix of one-bedroom to four-bedroom units. The development will also offer a wide variety of facilities, including a children’s pool, a children’s playground, a family pool, a 50 m lap pool and several function rooms.
Gardens by the Bay is a short walk from One Marina Gardens (see Map 3). Future residents are expected to benefit from proximity to this well-known attraction. Studies have shown that living near green spaces can result in better mental and physical health. Furthermore, 76% of respondents in our earlier survey indicated that they are willing to pay more to live near a park or a forest.
Source: EdgeProp LandLens (as at 15 October 2025)
One Marina Gardens will also be integrated with the nearby Marina South MRT Station. Additionally, the Marina Coastal Expressway is a short drive away. Apart from Gardens by the Bay, the MRT station, and the expressway, there are limited amenities near the condo. However, URA’s vision of a 10-minute neighbourhood for the Marina South precinct is expected to bring more amenities within walking distance of the condo.
Dominating new sales this year
Two notable trends are apparent when analysing the average new sale price and new sales volume for 99-year leasehold condos in District 1.
Firstly, no sales of new condos in District 1 took place from 2020 to 2023, indicating a lack of new developments in the district during those years. In contrast, 2,045 to 4,318 new sales per year were recorded in the RCR during the same period. Meanwhile, new sales volumes of 4,587 to 9,730 per year were reported for Singapore as a whole during those years.
In terms of sales volume, One Marina Gardens topped this year’s chart for District 1 with 530 transactions, indicating strong demand for the condo (see Table 1). Union Square Residences is a distant second with only 35 transactions. Among 99-year leasehold new condos in the RCR, The Orie took the top spot with 726 transactions, followed by One Marina Gardens. Across the island, PARKTOWN Residence took the top honours with 1,097 transactions, followed by Springleaf Residence (897 transactions) and The Orie.
Secondly, the average new sale price for 99-year leasehold condos in District 1 ($2,982 psf) is consistently higher than that in the RCR ($2,732 psf) and islandwide ($2,568 psf) (see Chart 1).
Source: EdgeProp Market Trends (as at 27 October 2025)
This year’s average new sale price for District 1 is based on sales from only four condos, namely One Marina Gardens ($2,953 psf), Union Square Residences ($3,221 psf), W Residences Marina View ($3,344 psf), and Skywaters Residences ($6,171 psf).
Among the four upcoming condos in District 1, only One Marina Gardens reported an average new sale price below $3,000 psf, which could explain its popularity among buyers of condo units from the district. Its average new sale price of $2,953 psf is also slightly lower than the overall average for District 1 ($2,982 psf).
Robust take-up rate for four-bedroom units
At the time of writing, a total of 530 sale caveats have been lodged for One Marina Gardens. Upon analysis, some interesting trends are revealed.
A robust take-up rate of 62.5% was achieved by the four-bedroom units of the condo (see Table 2). According to caveats lodged at the time of writing, the 25 units were sold for $4.727 million to $5.16 million, averaging $4.969 million. On a per-square-foot basis, the units fetched $2,870 psf to $3,133 psf, with an average of $3,017 psf.
Each of the four-bedroom units in One Marina Gardens measures 1,647 sq ft. Their larger size suggests that they would probably appeal more to owner-occupiers. The lower average price of One Marina Gardens compared to other new condos in District 1 could have appealed to such buyers who recognise the potential of the Marina South precinct. This may have encouraged them to snap up a unit in the condo before the transformation of Marina South pushes up property prices in the precinct.
Additionally, the four-bedroom units in One Marina Gardens have a layout conducive to family living. They feature an en-suite master bedroom, an en-suite junior master bedroom, two additional bedrooms, and a common bathroom (see Floor Plan 1). Families who cook daily will appreciate the enclosed wet kitchen, while those who entertain frequently will appreciate the separate dry kitchen. Residents could also enjoy views of Gardens by the Bay from the spacious balcony that spans the width of the living area.
Notably, One Marina Gardens is a post-GFA harmonisation project, so all unit sizes reflect the actual liveable space. This means that areas such as aircon ledges are not included in the size of the units.
High rents for condos in District 1
The one-bedroom units are the top sellers at One Marina Gardens. At the time of writing, all 240 one-bedders have been sold (see Table 2). Buyers could have been attracted by each unit’s palatable price tag. Each of the units was sold for $1.193 million to $1.331 million, averaging $1.253 million.
The compact sizes of the one-bedroom units indicate that they are likely to have been bought as investment properties for rental. Savvy investors could have known that condos in District 1 are highly rentable due to their close proximity to the CBD, making them popular among tenants who work in the city centre.
Furthermore, the average rent for condos in District 1 ($5.97 psf/month) has consistently trended above that for the RCR ($5.07 psf/month) and islandwide ($4.79 psf/month) (see Chart 2). The high rents commanded by condos in District 1 could have encouraged investors to snap up a unit in One Marina Gardens.
Source: EdgeProp Market Trends (as at 27 October 2025)
Conclusion
Currently, One Marina Gardens is the first and only condo in the Marina South precinct. Transformative changes are on the cards for the precinct, which will not only bring more homes and amenities to the neighbourhood but also give a boost to property prices and rents. Far-sighted and savvy buyers might want to consider snapping up a condo unit in the precinct before the anticipated price surge.
To date, 530 sale caveats have been lodged for the 937-unit One Marina Gardens, indicating a take-up rate of 56.6%. Recognising the potential of the Marina South precinct and the rentability of the condo, buyers have purchased all 240 one-bedroom units. Their average price tag of under $1.3 million could have contributed to the stellar sales performance.
One Marina Gardens also seems to appeal to owner-occupiers, with its four-bedroom units achieving a robust take-up rate of 62.5%. The spaciousness and family-friendly layout of the 1,647 sq ft units could have persuaded these buyers to sign on the dotted line.
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