One Marina Gardens launched in April 2025 from about $1.25M for a one-bedroom, at a $2,953 psf average that sits under what its $1,402 psf ppr land cost implies. The condo earns its Quality score: waterfront, Gardens by the Bay next door, a future MRT in the block. The exit is the open question: 510 units sold, none resold, and 15 of the 18 Marina One sellers we traced sold at a loss. Buy it to live, not to flip.
One Marina Gardens is the first home you can buy in Marina South. A Kingsford-led consortium paid $1.034 billion for the land in June 2023, then launched 937 units in April 2025 at an average of $2,953 psf. EdgeProp's Cecilia Chow reported the opening weekend cleared 38 percent of the project.
The condo is easy to like. Two towers on the waterfront, next to Gardens by the Bay, with a future MRT station built into the site. On the day you collect keys, you will be living in one of the most photographed views in the country.
One question separates a home from an investment here, and the marketing cannot answer it: when it is your turn to sell, who buys it from you?
The land: $1.034 billion, $1,402 psf ppr, bought June 2023.
The launch: April 2025, 38 percent sold opening weekend at $2,953 psf average. Pricing has held flat since.
Our read: a 5 out of 10. The condo earns its Quality. The Exit is the open question, and it stays open for years.
What to watch: the first resales after the 2029 completion, and whether the rest of the Marina South master plan gets built around it.
One Marina Gardens and the Marina South plan
Marina South is reclaimed land that has sat largely empty next to Gardens by the Bay for years. The URA's Marina South plan turns it into a 45-hectare, car-lite neighbourhood with around 10,000 future homes, where everything you need is meant to be within a 10-minute walk. One Marina Gardens is plot one.
That gives the project a real Quality case. The site is 131,805 sqft holding 937 units across a 30-storey and a 44-storey tower, with shops on the ground floor and the Marina South MRT station on the Thomson-East Coast Line built into the project. The views run across Gardens by the Bay, Marina Barrage, the Marina Bay skyline and the Straits beyond. Few addresses in Singapore open onto that.
Source: Kingsford
The two towers sit on a 12,245 sqm plot, which works out to roughly 141 sqft of land per unit. That is dense, the way every Marina Bay tower is dense, so the value here is the view and the address rather than low-rise breathing room. The facilities deck and ground-floor retail are built to carry the lifestyle case, not a sprawling resort footprint.
The developer is a consortium led by the Kingsford Group. Kingsford is the same developer behind Lentor Gardens Residences, which launched in District 26 in 2026, so this is a builder actively pricing and moving stock in the current market.
Two honest qualifiers belong next to the shine. The MRT at the door is not running yet and has no confirmed opening date, so today the working station is Gardens by the Bay MRT, about a 10-minute walk away. And the 99-year lease only starts from 2029. You are buying a fresh lease, but the clock has not begun.
What does One Marina Gardens cost?
Buyers pay a price, not a psf, so start there. The table below is developer new-sale data from URA caveat records, to mid-2026.
| Unit type | Size | Typical price | Price range | Median psf |
|---|---|---|---|---|
| 1-bedroom | 420–452 sqft | $1.25M | $1.19M–$1.33M | $2,941 |
| 2-bedroom | 646–732 sqft | $2.04M | $1.80M–$2.23M | $2,985 |
| 3-bedroom | 904–1,238 sqft | $3.06M | $2.51M–$3.82M | $2,958 |
| 4-bedroom | 1,647 sqft | $4.97M | $4.73M–$5.16M | $3,016 |
Source: URA caveat records, April 2025–June 2026. All transactions are developer new sales.
The psf looks steep until you trace it back to the land. Kingsford paid $1,402 psf ppr for the site. The standard developer rule of thumb, land cost multiplied by roughly 2.23 to cover construction, financing and margin, points to a launch price near $3,126 psf. One Marina Gardens came to market at $2,953. It launched a touch under what the land cost alone implies. The One Marina Gardens price is rich in absolute terms, but it is not a greedy number on top of the land. It is what land at $1,402 psf ppr produces.
The April 2025 opening was strong, then sales settled into a slow monthly drip, with the psf holding flat in the $2,940 to $3,065 band for more than a year. No discounting, no run-up. A steady, patient absorption at full price. For the latest balance units and current stack pricing, check with us directly, since developer balance-unit data online is almost always out of date.
The exit nobody can show you yet
The showflat will never put this number on a slide.
One Marina Gardens has recorded 510 transactions. Every single one is a developer new sale. Not one unit has resold. Not one has changed hands as a sub-sale. The four-year Seller's Stamp Duty explains part of that, and a 2025 launch is young. But the plain fact stands: the exit at One Marina Gardens is not weak or strong. It has never been written. The first buyer to sell will be the one who finds out what the resale market pays.
That is fine if you are buying to live. It is the whole question if you are buying to eventually sell. And to get any read on it, you have to look next door, at the one Marina Bay project that has actually run the full cycle.
What Marina Bay resale actually looks like
A short distance away sits Marina One Residences, the completed 2017 luxury condo that, for a decade, has been the closest thing Marina Bay has to a finished test of the exit. Its resale record is sobering.
We traced the units we could follow from launch purchase to a later resale: 18 in all, a sample rather than the full project. Of those, 15 sold at a loss, a median of 8.7 percent down after holding almost seven years. The worst was a one-bedroom bought new at $1.76M and sold for $1.30M, down 26 percent. A four-bedroom gave back over a million dollars.
Here is the full list, worst exit to best.
| Unit | Bought at launch (new sale) | Resold | Gain/loss |
|---|---|---|---|
| 1BR #05-xx, 689 sqft | Jul 2018 at $1,762,200 | Aug 2025 at $1,300,000 | -$462,200 (-26.2%) |
| 4BR #05-xx, 2,250 sqft | Sep 2018 at $5,414,500 | Sep 2025 at $4,260,000 | -$1,154,500 (-21.3%) |
| 3BR #19-xx, 1,539 sqft | Apr 2018 at $3,930,000 | Dec 2025 at $3,200,000 | -$730,000 (-18.6%) |
| 3BR #11-xx, 1,539 sqft | Apr 2018 at $3,726,994 | Aug 2025 at $3,220,000 | -$506,994 (-13.6%) |
| 2BR #09-xx, 1,012 sqft | Jul 2018 at $2,532,420 | Apr 2021 at $2,200,000 | -$332,420 (-13.1%) |
| 1BR #08-xx, 732 sqft | Jun 2019 at $1,842,144 | Nov 2022 at $1,640,000 | -$202,144 (-11.0%) |
| 2BR #10-xx, 1,163 sqft | Feb 2019 at $2,600,000 | Dec 2025 at $2,315,000 | -$285,000 (-11.0%) |
| 2BR #25-xx, 1,130 sqft | Apr 2018 at $2,651,223 | Nov 2025 at $2,370,000 | -$281,223 (-10.6%) |
| 4BR #32-xx, 2,250 sqft | May 2017 at $7,103,250 | May 2025 at $6,400,000 | -$703,250 (-9.9%) |
| 2BR #17-xx, 1,141 sqft | Jun 2017 at $2,595,775 | Jun 2025 at $2,400,000 | -$195,775 (-7.5%) |
| 2BR #16-xx, 1,119 sqft | Sep 2016 at $2,471,634 | Dec 2024 at $2,300,000 | -$171,634 (-6.9%) |
| 2BR #08-xx, 1,163 sqft | Jan 2019 at $2,562,120 | May 2026 at $2,388,888 | -$173,232 (-6.8%) |
| 2BR #10-xx, 1,281 sqft | Jul 2018 at $2,784,000 | Apr 2025 at $2,608,000 | -$176,000 (-6.3%) |
| 2BR #29-xx, 1,130 sqft | May 2018 at $2,902,240 | May 2023 at $2,738,888 | -$163,352 (-5.6%) |
| 3BR #14-xx, 1,561 sqft | Mar 2019 at $3,988,000 | Aug 2022 at $3,830,000 | -$158,000 (-4.0%) |
| 3BR #06-xx, 1,518 sqft | Mar 2018 at $3,553,530 | Sep 2022 at $3,600,000 | +$46,470 (+1.3%) |
| 2BR #07-xx, 1,163 sqft | Apr 2019 at $2,552,220 | Jul 2023 at $2,626,000 | +$73,780 (+2.9%) |
| 4BR #18-xx, 2,250 sqft | Apr 2019 at $6,380,550 | Mar 2020 at $6,948,000 | +$567,450 (+8.9%) |
Source: URA caveat records. Unit numbers masked to floor level.
The wider price line points the same way, and it covers far more than the sample. Resale prices at Marina One peaked around $2,433 psf in 2022, then fell every year after.
| Year | Marina One Residences resale (median psf) |
|---|---|
| 2022 | $2,433 |
| 2023 | $2,243 |
| 2024 | $2,080 |
| 2025 | $2,027 |
| 2026 | $1,930 |
Source: URA caveat records — Marina One Residences resale transactions.
Current resale sits near $1,930 psf, below the $2,300 to $2,540 psf the project's own launch buyers paid back in 2016 to 2019. And the market is thin. After the handover churn of 2020, resale volume fell to 49 deals in 2022, then 13 in 2023, then 8 in 2024, against more than a thousand units. When you wanted out, there were few buyers waiting.
One thing to keep straight before you read too much into this. One Marina Gardens is a brand-new 2025 launch; Marina One is a 2017 resale. They are different products, and a new launch is forward-priced: when One Marina Gardens completes in 2029, its own resale will sit higher than today's resale comparables, not at them. Marina One is not a price tag for One Marina Gardens. It is the closest honest answer to a different question: in this corner of the island, what does the exit actually feel like? The answer has been thin demand and flat-to-negative price growth.
Source: EdgeProp
Why pinpointing the buyer is the hard part
The reason Marina Bay resale stays thin comes down to who is, and is not, in the buyer pool.
Most of the launches that resell well in Singapore sit on top of a captive demand engine. A first-mover condo in a heartland town has thousands of HDB flats reaching their five-year minimum occupation period nearby, a wave of upgraders with nowhere else private to go, and a primary school catchment that renews family demand every year. That is what makes a first-mover work: not just being first, but being first in front of a crowd that has to buy.
Marina South has no such crowd. There is no HDB heartland feeding it upgraders. There is no MOE primary school catchment, so no family rush for a Primary 1 place. And Absolute Stamp Duty pushes most second-property and foreign buyers out of the speculative game, which is exactly the demand a pure city-centre lifestyle address used to lean on. That leaves a narrow, discretionary pool: people who specifically want to own a Marina Bay lifestyle home and can write a cheque starting at $1.25M and running past $5M.
That pool is real. It is just small, and hard to name in advance. When you sell in the 2030s, you are not selling to the next upgrader off the MRT. You are waiting for the next person who wants this exact thing as much as you did.
The buyer's break-even makes the stakes concrete.
Break-even on a $2.04M two-bedroom
Own-stay, first property (no ABSD). Illustrative, excludes financing interest.
| Purchase price | $2,040,000 |
| Buyer's Stamp Duty | $71,600 |
| Legal and miscellaneous | $5,000 |
| Selling cost on exit (~2%) | ~$44,000 |
| Resale price just to break even | ~$2.16M (+5.7%) |
You need roughly +5.7 percent before any financing cost just to walk away flat. The only tested Marina Bay neighbour has mostly resold below its launch price.
What could make One Marina Gardens work?
It would be unfair to leave it there, because there is a genuine argument the other way, and it is the reason this is a 5 and not a 2.
Marina One was built as an office-led project with a thin residential community around it, a place that emptied out on weekends. Marina South is being planned as the opposite: a residential garden neighbourhood with 10,000 homes, its own MRT, retail and waterfront, anchored to Gardens by the Bay. If that master plan actually gets built, One Marina Gardens stops being a lone tower in an empty precinct and becomes the established address that got there first.
Prices here could also be pulled up from below. Every future Marina South plot that launches will be benchmarked against, and likely priced above, what buyers paid in 2025. As later phases come at higher psf, the first homes in can be carried up with them. And when the Marina South MRT finally opens, a station at your lift lobby is the kind of connectivity that does support resale.
None of that is guaranteed, and none of it is quick. The master plan could stretch out over fifteen years. But a fair review has to put that argument next to the exit worry.
One Marina Gardens floor plans
The layouts are efficient rather than generous. The one-bedroom starts at 420 sqft, the two-bedroom from 646 sqft, and the four-bedroom tops out at 1,647 sqft. These are city-centre sizes, drawn for singles, couples and small households who want the address more than the floor area.
That is a deliberate trade-off, not a flaw. If you want a large family home with space to spread out, this is not the plot for it, and the larger heartland new launches give you far more room for the same money. If you want a lock-up-and-leave home in Marina Bay itself, the compact footprint is exactly the point. Look closely at the bedroom dimensions and the balcony-to-indoor ratio at the showflat before you commit, since at these prices every square foot is paid for.
Who is One Marina Gardens not for?
Three honest reservations, framed as fit rather than fault.
If your buying decision rides on a clean, predictable exit inside ten years, this is the hardest part to get comfortable with. The earliest clean exit math is plain: a 2029 completion plus the four-year Seller's Stamp Duty puts your first unpenalised sale around 2033, into a resale market that does not exist yet.
If you are an investor counting on a deep rental and resale pool, the discretionary, small buyer base is a real constraint, and Absolute Stamp Duty thins it further. The yield and the eventual buyer both depend on Marina South filling in as promised.
If you want a family home near schools and the heartland conveniences, this is a pure city-centre address. There is no primary catchment and no neighbourhood in the suburban sense, at least not yet.
But if none of that is your concern, the off-ramp is genuine. If you want to own a Marina Bay home, you plan to live in it for the long haul, and the resale timeline simply is not what you are buying for, then One Marina Gardens is a beautiful place to do exactly that. For that buyer, the exit question matters far less, and the home is the reward.
Should you buy One Marina Gardens?
This One Marina Gardens review scores the project 5 out of 10 on our framework. Quality is a 3 out of 4: the waterfront, the views, the Gardens by the Bay address and the future MRT are top-tier, held back only by compact units and a precinct that is still mostly a plan. Exit is a 1 out of 4, and that is the honest drag: no school or HDB demand engine, a discretionary buyer pool, an MRT not yet running, and a completed neighbour whose resale has been thin and soft. Price is a 1 out of 2: rich in absolute terms, but fair against the land cost, with no real margin of safety.
The simplest way to hold it: this is a beautiful product with an exit that nobody has tested. If you are buying the lifestyle and you will stay, that is a fine trade. If you are buying to sell, you are betting on a master plan and a buyer pool that have not yet shown up. We would rather say that plainly.
We will keep following Marina South as the rest of the precinct launches and the first resales eventually appear. For the running updates between the longer reviews, that is what our Telegram channel is for. If you want to think through whether One Marina Gardens fits your own plan, or which districts have actually paid off for sellers, our look at the most profitable districts in Singapore is a useful next read, and the Tanjong Rhu Road GLS review covers another waterfront launch in the same price conversation.
Data sources: URA caveat records (One Marina Gardens and Marina One Residences transactions), URA Marina South plan, EdgeProp, IRAS stamp duty rates. Marina One figures are completed-resale transactions, used as an exit benchmark, not a price comparison.
Published by Shaik (R058640H), PropNex Realty Pte Ltd.
