One Marina Gardens
The first private residential project in Marina South — Singapore's newest waterfront precinct south of the CBD, adjacent to Gardens by the Bay. Two residential towers (30 and 44 storeys) on a 131,805 sqft site, with 937 homes and a modest commercial podium. The thesis is first-mover advantage in a master-planned precinct. The test is whether buyers in District 1 are willing to wait for the neighbourhood to catch up with the address.
One Marina Gardens · Marina South · District 1 · Artist impression by Kingsford Group
- Address
- 1, 3 & 5 Marina Gardens Lane
- District
- D01 · Marina South planning area
- Tenure
- 99-year leasehold (from 2023)
- Site area
- 12,245.1 sqm (131,805 sqft)
- Total units
- 937 across 2 towers (Block 3: 30 storeys · Block 5: 44 storeys)
- Unit mix
- 1BR · 2BR · 2BR+Study · 2BR+HS · 3BR · 3BR Dual Key · 3BR Premium · 4BR Premium
- Commercial
- 2 F&B units · 2 retail shops · 1 childcare centre at podium
- Carpark
- 433 lots for 937 homes (~46%) · car-lite precinct policy
- Developer
- Kingsford Huray Development, Obsidian Development & Polarix Cultural & Science Park Investment
- Finishes
- Smeg kitchen appliances · Kohler bathroom fittings · no private lifts
- Land psf/ppr (tender)
- ~$1,402 psf (2023 — record for Marina South at time)
- Indicative breakeven psf
- ~$2,650–2,750 (estimated)
- Expected vacant possession
- 2029
- Nearest MRT
- Marina South (TEL) — direct link, not yet operational · Marina South Pier (NS28)
What this project actually is.
One Marina Gardens is the first residential project in Marina South, a waterfront precinct that the URA has slated for 16 residential sites, mixed-use White Sites, green corridors, and a community spine. The address — beside Gardens by the Bay, within sight of the CBD skyline, on a waterfront that rivals any district in Singapore — is not in question. What is in question is the neighbourhood that surrounds it today, which is mostly still construction hoardings and unreleased plots.
That's the core tension. One Marina Gardens launched at $2,953 psf in April 2025 and has since transacted at $2,950–3,131 psf across unit types. For context: River Green (River Valley, Aug 2025) launched at ~$3,130 psf. Newport Residences (Anson Road, Jan 2026) launched at ~$3,370 psf. One Marina Gardens sits below both — but neither comparison holds cleanly. Those projects sit in established precincts with walkable F&B, operational MRTs, and a proven rental market. One Marina Gardens is asking you to underwrite a vision.
That's not automatically a bad deal. First-movers in Singapore's new precincts have historically done well when the masterplan is credible and the developer's land cost sets a floor for future plots. Kingsford acquired this site at $1,402 psf — a record for Marina South. Every future GLS in the precinct will be benchmarked above that cost. The structural argument for capital appreciation over a 7–10 year horizon is intact.
What the project asks you to accept: a Marina South MRT that's physically connected but not yet operational (no confirmed timeline), a neighbourhood still years from amenity maturity, and no resale comp to benchmark your exit against. Whether that's a manageable inconvenience or a dealbreaker depends entirely on your horizon and your buyer profile.
What you actually live next to.
The physical address is exceptional. One Marina Gardens sits immediately adjacent to Gardens by the Bay — the East and South Gardens are essentially the project's park. Marina Barrage is a 10-minute walk. The Marina Bay waterfront, the CBD skyline, and the iconic Singapore skyline are all in direct line of sight from the upper floors.
The surrounding neighbourhood is the honest caveat. Most of the Marina South precinct is still empty or under development. There are no hawker centres, no supermarkets, no neighbourhood coffeeshops within walking distance. Everyday errands require a car or taxi. The development's modest podium — two F&B units, two retail shops, and a childcare centre — is a start, not a solution.
For drivers, the ECP and MCE provide fast access east toward Changi or west toward the Southern Waterfront. The CBD is a 5-minute drive. For non-drivers, the situation depends on the Marina South MRT. The station is built and linked to the development — but it is not operational. The LTA has tied its opening to sufficient residential demand in the area, with no publicly confirmed threshold or timeline. Buyers should not assume the station will be running at TOP.
Schools: there are no primary schools within 1km of the project, and no plots in the surrounding master plan have been earmarked for educational use. This is not unusual for a District 1 project, but it limits exit demand from the family buyer segment and complicates daily logistics for households with school-age children.
The medium-term case: sixteen residential sites are planned for Marina South. As they come online over the next decade, the retail, F&B, and community infrastructure will build around them. The first-mover case is real — you're locking in before that happens. The question is whether you can afford to wait, and whether the cost of the wait (inconvenience, rental risk, MRT uncertainty) is priced appropriately into the current launch psf.
The whole plot.
12,245 sqm across two towers on a Marina South waterfront site. With 937 units on a relatively compact footprint, most facilities are distributed vertically across four sky levels (14, 31, 34, and 45) in Block 5 — the taller 44-storey tower — to capitalise on the views that are this project's strongest selling point. At ground level: three pools (including a 50m lap pool), a playground, and grand lawn. No tennis court; electric grills replace traditional BBQ pits across elevated communal areas. Car parking: 433 lots for 937 homes — car-lite planning by URA design.
Who this actually fits.
Same six profiles as every econdo guide. The first-mover location, the missing MRT, the 937-unit supply count, and the CCR quantum all shift the answer significantly by profile — read carefully if you're comparing this against established D1 or D9/D10 options.
HDB Upgraders ($15–20k)
The quantum is the first hurdle — $2.03M for a 2BR, $3.16M for a 3BR. Reachable after a strong HDB sale if combined income is $18–20k+, but tight against TDSR. Unit quality and layouts are genuinely liveable. The location risk adds complexity: no school catchment, limited amenities, car-park constraints, and an MRT with no operational timeline. Not the most natural upgrade destination, but not wrong for the right profile with a long horizon.
Investors
The capital appreciation thesis over 7–10 years is credible if Marina South delivers on its masterplan — and there's good structural reason to believe it will. Near-term yield is the weak point: no operational MRT, limited F&B, a CBD location that quiets after office hours. Gross yield of 3.0–3.3% on a 2BR is realistic; more than that is marketing. The 3–5 year exit is harder to model without any resale comp to benchmark against. Best for patient, long-horizon investors.
Rightsizers
Absence of walkable healthcare, limited daily amenities, and a car-lite environment reliant on a non-operational MRT make this difficult for empty-nesters or downsizers who value convenience and ease. The views are spectacular and the 3BR and 4BR layouts are spacious enough. But the neighbourhood infrastructure doesn't support comfortable daily life in the near term — this is a project for people who enjoy urban pioneering, not for those who want everything within reach already.
Families
No primary schools within 1km and none earmarked in the surrounding master plan. Combined with tight car parking (433 lots for 937 homes), no nearby supermarket, and the MRT not yet operational, this doesn't work for families with school-age children. The 3BR and 4BR Premium layouts are generously sized and would suit families in terms of space — the wet + dry kitchen, the walk-in wardrobe, the curved master window. But the surrounding infrastructure won't support family life in the immediate term.
Foreign Buyers & PRs
The most natural buyer profile for One Marina Gardens. International professionals and expats working in the CBD who don't need a school catchment, are comfortable with the car-lite planning, and value views and a prime postcode above established neighbourhood amenities. The District 1 address matters to this demographic — for PRs buying as a couple, the ABSD is manageable. For foreign nationals, the 60% ABSD changes the maths significantly and most should look elsewhere. PRs with a long-term Singapore thesis and a 7–10 year horizon have a clear first-mover case in an open-ceiling precinct.
What we'd flag before signing.
Pros
- District 1 address at psf below some recent CCR peers (River Green, Newport Residences).
- First mover in a precinct with 15 more residential sites to come — structural capital appreciation case.
- Panoramic views of Marina Bay, Gardens by the Bay, and the CBD waterfront from upper floors.
- Generous unit sizes post-GFA harmonisation — what's stated is usable.
- Smeg appliances, Kohler fittings — a genuine step above mass-market.
- Wet and dry kitchen in 3BR and 4BR Premium layouts; walk-in wardrobe in master.
- Sky facilities across 4 levels maximise the views that define the project.
- 50m lap pool + 2 additional pools at ground level.
- Direct MRT concourse to Marina South (TEL) — when it opens.
- Kingsford's $1,402 psf land cost sets a natural floor for future GLS plots in the precinct.
Cons
- Marina South MRT is connected but not yet operational — no confirmed opening date or demand threshold.
- Surrounding precinct still largely undeveloped — limited everyday amenities now.
- No primary school within 1km; none earmarked in surrounding planning area.
- 433 car park lots for 937 homes (~46%) — car-lite policy; first-come, first-served allocation.
- No private lifts — unusual omission at ~$3,000 psf in a CCR project.
- No tennis court; electric grills replace traditional BBQ pits.
- Facilities concentrated in Block 5 — less convenient for Block 3 residents.
- 1BR units fully sold out — late buyers have fewer entry-point options.
- 937-unit count — less exclusivity; larger secondary market supply competition at resale.
- CBD locations typically quiet evenings and weekends — live-work-play transformation still underway.
Watch-outs
- MRT timing risk is real. If you're buying to lease from TOP and the station is still closed, you'll be marketing a unit with no operational MRT and limited amenities. Budget conservatively on yield.
- 937-unit secondary supply. When resale inventory builds, you'll compete against many near-identical units in the same towers. Stack and floor differentiation will matter more here than in a boutique project.
- No precedent for Marina South exit pricing. You'll be setting the market when you sell, not following it. This is a feature for some buyers and a risk for others.
- Future neighbouring GLS plots. Several adjacent sites are reserved or unreleased — some will become residential, others mixed-use. Confirm view corridor impacts before committing to a specific stack.
How the units actually lay out.
Full floor plans covering all unit types — 1BR, 2BR, 2BR+Study, 2BR+Household Shelter, 3BR, 3BR Dual Key, 3BR Premium, and 4BR Premium. One Marina Gardens was built under the post-GFA harmonisation framework — air-con ledges and void spaces are excluded from the stated floor areas. What's quoted is genuinely usable.
What's actually on offer.
Eight type codes across 937 units. 1-bedrooms are fully sold out. The dominant pool is 2BR (44.6% of all units) — the split between 2BR, 2BR+Study, and 2BR+Household Shelter gives buyer flexibility without sacrificing bedroom count. Larger formats make up just under 30%.
- Sold ~637 68%
- Available ~300 32%
Who's actually building this.
The site is held by a JV between Kingsford Huray Development Pte. Ltd., Obsidian Development Pte. Ltd. and Polarix Cultural & Science Park Investment Private Limited — all entities linked to the Kingsford Group.
Kingsford Group is a Chinese-origin developer that entered Singapore's residential market around 2012. Their most prominent completed Singapore projects include Kingsford Waterbay (Upper Serangoon Road, 2018) and Kingsford Hillview Peak (Hillview, 2016). One Marina Gardens represents their most ambitious Singapore launch by quantum and location — the first time they've operated in a CCR District 1 address.
Buyers should note that Kingsford's Singapore track record sits primarily in OCR and RCR projects. The scale and finish expectations of a District 1 project at ~$3,000 psf are different from their prior launches. The absence of private lifts and the positioning between mid-market and true luxury reflect this — the developer is stretching for a new market segment. Whether the delivered product fully meets CCR buyer expectations is a question worth asking before committing.
The land acquisition at $1,402 psf in 2023 — a record for Marina South at the time — signals that Kingsford is committed to Marina South as a long-term land banking strategy. The pipeline of future Marina South GLS plots will be watched closely by buyers as a signal of whether the precinct vision is gaining momentum.
Want a second opinion on a specific stack?
Message us on WhatsApp. Tell us the type (e.g. "3BR Premium, high floor, Marina Bay-facing"), your buyer profile, and your target quantum. We'll route you to our licenced agent for live availability and current developer pricing — no obligation.