Is The 937-Unit One Marina Gardens Condo Worth A Look? (Prices Start From $1.16m)

10 min read

If you subscribe to the idea of first-mover advantage, One Marina Gardens (OMG) could be one of the more interesting plays in today’s market. Buying into a brand-new precinct (particularly in a district like Marina Bay) comes with its fair share of uncertainty. The area is still a work in progress, and while the long-term vision is promising, that potential will take a long time to materialise.

Despite its prestige and centrality, Marina Bay today is still largely perceived as a zone for affluent expats rather than local families. For instance, there are currently no primary schools within priority enrollment distance—something that might give pause to Singaporean buyers with young children.

That said, OMG (yes, the abbreviation practically writes itself) might well mark the beginning of a shift. With 937 units, it borders on the scale of a mega-development, and its location is practically within the Core Central Region (CCR)*. Two-bedroom units start from around $1.8 million, a figure that (depending on your perspective) is either steep or surprisingly competitive for a Marina Bay address.

The bigger question remains: will buyers commit early in hopes of long-term gains, or wait until the precinct’s live-work-play elements fall into place?

There’s a lot to unpack, and while many details are still under wraps, here’s what we know about OMG so far.

*Technically, this part of Marina Bay is classified under the RCR, but given its proximity to the CBD, it’s no surprise that most would instinctively place it within the CCR.

Overview of One Marina Garden

Project Name	One Marina Gardens
Location	1,3 and 5 Marina Gardens Lane
Developer	Kingsford Marina Development Pte Ltd
Tenure	99-year Leasehold
Site area	131,805 SQFT
GFA Harmonised	Yes
No. of Units	937
Est. TOP	2029

One Marina Gardens is a 937-unit leasehold condominium with a mixed-use component, featuring 150 sqm of retail space. While details aren’t confirmed, the development is expected to house three commercial shops, a restaurant, and a childcare centre—all integrated with the Marina South MRT Station (TEL). The developers will likely manage this segment until the MCST takes over in the future. Given Marina’s current lack of family-oriented amenities, these additions will likely be a welcome convenience.

OMG is helmed by Kingsford, the developer behind Chuan Park – another mega project with 916 units. In fact, Kingsford has built several such large-scale projects, including Kingsford Waterbay, and Normanton Park.

One Marina Gardens consists of two residential towers, one at 44 storeys high, while the other is at 30 storeys. The site spans 131,805 sq. ft., with approximately 45 per cent dedicated to landscaped areas. That’s frankly not high, compared to the greater allocation we’re used to in less urban areas; but it’s fair for such a high-unit count in this heavily built-up area. To balance this, the project takes a linear, high-rise approach, allowing for a more efficient distribution of condo facilities (more on that later).

Kingsford secured the site in June 2023 through the Government Land Sales (GLS) programme, winning the bid at $1.034 billion ($1,401.51 PSF PPR). What raised eyebrows, however, was that the bid was at least 42 per cent higher than the next highest offer: GuocoLand & Hong Leong Group’s $727 million (~$985 PSF PPR).

For context, the opposite Marina Gardens Crescent site received only a single bid from GuocoLand, Intrepid Investments, and TID at $770.5 million ($984 PSF PPR) in 2024. It was 30 per cent lower than Kingsford’s winning bid. 

URA ultimately rejected the offer, citing it as too low. The weak developer interest, however, was much closer to the date of the cooling measure that imposed a 60 per cent ABSD on foreign buyers. Nevertheless, it may serve as a hint of the value (and risk) perceived by local developers in this area in Singapore, and that this truly is a long-term play. 

Still, this may be a positive sign for the developers behind OMG, as it suggests the government has a clear pricing benchmark for the land and appears committed to maintaining price stability in the area. 

As it stands, One Marina Gardens remains the only confirmed project in this emerging district. 

Unit Mix & Configurations 

One Marina Gardens offers a range of 1- to 4-bedroom layouts. Here’s a quick breakdown: 

Unit Type	Size (sq ft)	Est. Monthly Maintenance Fees	Total Units	Unit Breakdown
1 Bedroom	431 / 420 / 452	$295	240	25.61%
2 Bedroom	646 / 657 / 667	$354	179	44.61%
2 Bedroom + Study	678		41
2 Bedroom + Homeshelter	689 / 710 / 721 / 732		198
3 Bedroom	904 / 980 / 1,012	$413	99	25.51%
3 Bedroom Dual Key	969		29
3 Bedroom Premium	1,067 / 1,173 / 1,238		111
4 Bedroom Premium	1,647	$472	40	4.27%
			937	100%

Smaller units (1- and 2-bedders) make up 70 per cent of the unit mix, while the larger 3- and 4-bedders make up the remaining. This creates the perception that OMG is skewed toward being a rental asset. But here’s where things get interesting.

The developers have placed a notable emphasis on own-stay 2-bedroom units – specifically the 2-bedroom + home shelter and 2-bedroom + study layouts. Nearly half of all 2-bedders fall into these more functional configurations, likely aimed at families who may be priced out of the larger 3-bedroom options.

This also speaks to a broader pricing strategy – given rising costs, more buyers may lean toward compact but liveable layouts. 

OMG is also a post-GFA harmonisation project, where AC ledges aren’t counted in the total floor area. So, to seasoned buyers, there’s an expectation that the floor plans here will be more efficient and functional than older CCR projects.

Another point worth noting: there are no ground-floor residential units. Instead, that space is occupied by the commercial component and the main drop-off point (and the entrance to the basement car park). As a result, even the lowest-floor residences enjoy greater privacy and elevation—an added perk in a high-density development.

One potential drawback is the project’s density. Block 5 will have 13 units per floor, while Block 3 has 14, significantly more than the eight to nine units per floor that most buyers would consider ideal. This could result in shared corridors feeling more crowded.

The final verdict, however, will depend on how many lifts are allocated to each block – a detail that has yet to be confirmed. While more lifts may not solve the issue of packed corridors, they could go a long way in easing wait times and improving day-to-day convenience for residents.

So, how does it compare?

Since there are few comparables in the Marina South area yet, here’s a look at how One Marina Gardens’ 2-bedroom offerings stack up against other CCR projects. 

Keep in mind, though, that the condos before OMG are pre-GFA harmonisation, meaning their AC ledges are included in the total square footage:

• Aurea – 635 sq. ft.
• Union Square Residences – 700 sq. ft.
• V on Shenton – 883 sq. ft.
• The Sail @ Marina Bay – 882 sq. ft.

With that in mind, here’s a first look at one of the 2-bedroom layouts:

At 667 square feet, this 2-bedder offers a functional and efficient layout. It features a dumbbell layout, intended to maximise spatial efficiency, and a designated kitchen nook, There are two bathrooms and a living/dining area that comfortably fits a four-seater dining set.

If this layout feels familiar, that’s because it closely resembles Aurea’s 2-bedroom Type B2H configuration, except for one key difference. One Marina Gardens includes a balcony, which will likely be a welcome addition for those who want to take in the current unblocked city skyline views.

Facilities: A High-Rise, Linear Approach

OMG sits on a relatively compact site for a 900-plus unit development, with most amenities spread across the two residential blocks. This setup is typical of downtown and CBD-located projects like V on Shenton.

Block 5 (the taller tower) will host the bulk of amenities. The facilities include three pools (one being a 50-metre lap pool), two function rooms, two gyms, and various open spaces designed primarily for enjoying the unblocked views. These facilities are spread across the 14th, 31st, 34th, and 45th floors.

That said, some omissions might raise eyebrows. There’s no tennis court, and while BBQ pits aren’t provided, electric grills will be available instead. For a 937-unit development, maybe more could have been done for the facilities. 

As part of the Marina South Precinct – a designated car-lite town – OMG is only required to provide parking for 40 per cent of its units, similar to projects in One-North. This translates to just 433 parking lots for 937 units, allocated on a first-come, first-served basis.

The main concern in this set-up is inconvenience to guests: there may be no guest parking available, especially during festive seasons. It may also matter if you don’t need a car now but end up needing one later. 

One Marina Gardens is expected to TOP in 2029.

The Location of One Marina Garden 

Marina South is part of Singapore’s Downtown Core. It sits right next to Marina Bay and offers direct access to an MRT station. For many, this area still feels more like an affluent expat enclave though, than a homely neighbourhood. But take a closer look:

The URA Master Plan highlights just how different this part of Marina Bay will be (in the future). 

OMG is located at the quieter end of the district, right next to the iconic Gardens by the Bay. This is a lifestyle perk for nature lovers. But while its proximity to Gardens by the Bay is a major draw, it also means OMG is a bit isolated from the rest of the Downtown Core. 

Here’s a look at the estate in June of 2024. 

The surrounding plots remain largely undeveloped, with most still zoned as white or reserve sites – aside from the four other mixed-use residential plots planned nearby. In short, this part of Marina South is still a blank slate, and buyers will have to take a leap of faith in how the neighbourhood will eventually take shape.

For residents choosing to live here in the meantime, daily convenience may feel like a stark departure from the familiar comforts of the heartlands. You won’t find coffee shops, hawker centres, or large supermarkets within walking distance. Instead, the current offerings tend to lean upscale – think more artisanal cafés and Italian restaurants than kopitiams and NTUCs.  The nearest shopping options are currently Marina Bay Sands and Marina Bay Link Mall, both of which are more suited for office workers and tourists rather than everyday residential needs.

Then there’s the usual problem of the CBD emptying on weekends. While the government has been rolling out initiatives to inject more vibrancy into the area, it’s still a work in progress. For now, the reality is that most amenities in the CBD shut early or don’t operate on weekends, apart from those within Marina Bay Sands.

While first movers might benefit from future upside as the district matures, they’ll need to weigh that against the short-term inconvenience of living in a precinct that, for now, lacks the everyday amenities and vibrancy of more established estates.

The MRT Factor—Will It Be Ready in Time?

One of the key selling points of OMG is its direct access to Marina South MRT station (TEL). There’s no confirmed opening date for the station yet. Based on previous updates, the station will go operational once there’s sufficient housing demand in the area, meaning there’s no guarantee it will be ready by the time residents move in. That’s a bit annoying in the near term. 

Lack of Schools: A Consideration for Families 

For families with school-going children, the lack of nearby primary schools is a potential drawback. A quick search on OneMap reveals that there are currently no primary schools within a one-kilometre radius. This affects even owners without children, as subsequent buyers may care about this. A quick look at the Master Plan 2019 also shows that no nearby plots are zoned for educational uses. 

Current 360-Degree Unblocked Views: A Key Selling Point 

The undeniable highlight of OMG is its excellent views.

As the first and only skyscraper in this part of Marina South, high-floor residents can expect breathtaking panoramas: the iconic Marina Bay Sands skyline on one side and unblocked sea views toward Marina South Pier on the other.

Views of Gardens by the Bay and Marina Bay Sands may be unimpeded. 

However, the same can’t be said for other vantage points, as much of the surrounding land is still undeveloped. While the current skyline may look pristine, future developments could alter sightlines—something for buyers to keep in mind.

One Marina Gardens Indicative Pricing

Here’s a look at the indicative starting prices for One Marina Gardens: 

• 1-Bedroom: From $1.16 million (~$2,691 psf) 
• 2-Bedroom: From $1.80 million (~$2,786 psf) 
• 3-Bedroom: From $2.45 million (~$2,710 psf) 
• 4-Bedroom: From $4.45 million (~$2,701 psf) 

Considering Kingsford secured the land at 42 per cent higher than the second-highest bidder, you’d expect these prices to be on the steeper side. Surprisingly, though, pricing remains fairly in line with other recent launches. Here’s how OMG compares to some of the latest launches:

• Aurea: Starting from $2,750 psf
• Lentor Central Residences: Starting from $1,984 psf
• ELTA: Starting from $2,200 psf
• The Orie: Starting from $2,395 psf

Keep in mind though, that OMG’s location is too distinct from these other new launches to make a balanced comparison. 

Resale market: A tough exit strategy in the near term?

With OMG being the first residential launch in Marina South, there’s no direct resale comparison. The closest reference points would be Marina One Residences (TOP 2017, 1,042 units) and Marina Bay Residences (TOP 2010, 428 units), both of which provide some insights into how demand has played out in the Marina Bay area.

Recent Transactions in Marina One Residences: 

Contractdate	Address	Unit area(sqft)	Price(S$ psf)	Price(S$)
21 Feb 2025	21 Marina Way #22-XX	678	2,047	1,388,000
17 Feb 2025	21 Marina Way #21-XX	710	2,045	1,452,500
24 Jan 2025	23 Marina Way #19-XX	753	2,522	1,900,000
23 Jan 2025	21 Marina Way #24-XX	764	1,963	1,500,000
10 Jan 2025	21 Marina Way #32-XX	775	2,049	1,588,000
9 Dec 2024	23 Marina Way #10-XX	753	2,017	1,520,000
4 Dec 2024	21 Marina Way #16-XX	1,119	2,055	2,300,000
25 Sep 2024	23 Marina Way #30-XX	753	2,057	1,550,000

Recent Transactions for Marina Bay Residences: 

Contractdate	Address	Unit area(sqft)	Price(S$ psf)	Price(S$)
27 Feb 2025	18 Marina Boulevard #11-XX	710	2,154	1,530,000
2 Jan 2025	18 Marina Boulevard #17-XX	1,130	1,858	2,100,000
27 Dec 2024	18 Marina Boulevard #21-XX	2,379	2,522	6,000,000
20 Dec 2024	18 Marina Boulevard #30-XX	2,368	2,660	6,300,000
20 Nov 2024	18 Marina Boulevard #17-XX	1,066	2,100	2,238,000
15 Nov 2024	18 Marina Boulevard #39-XX	1,636	2,384	3,900,000
13 Nov 2024	18 Marina Boulevard #48-XX	1,227	2,785	3,418,000
12 Nov 2024	18 Marina Boulevard #19-XX	1,066	2,327	2,480,000
1 Nov 2024	18 Marina Boulevard #42-XX	1,130	2,057	2,325,000
24 Oct 2024	18 Marina Boulevard #30-XX	1,636	2,384	3,900,000
23 Oct 2024	18 Marina Boulevard #12-XX	1,055	2,294	2,420,000
11 Oct 2024	18 Marina Boulevard #10-XX	710	2,055	1,460,000
10 Oct 2024	18 Marina Boulevard #51-XX	732	2,493	1,825,000
17 Sep 2024	18 Marina Boulevard #46-XX	1,636	2,353	3,850,000
28 Aug 2024	18 Marina Boulevard #26-XX	1,636	2,323	3,800,000
22 Aug 2024	18 Marina Boulevard #41-XX	1,636	2,323	3,800,000
19 Aug 2024	18 Marina Boulevard #13-XX	721	2,080	1,500,000
14 Aug 2024	18 Marina Boulevard #21-XX	1,066	2,085	2,222,000
8 Aug 2024	18 Marina Boulevard #35-XX	1,066	2,262	2,410,000
6 Aug 2024	18 Marina Boulevard #13-XX	1,066	2,060	2,195,000

One key observation is that profitability in the Marina Bay area hasn’t been particularly strong, especially when compared to OCR and RCR districts. Projects here typically launch at a higher baseline price, which can make further capital appreciation more difficult.

Add to that the 60% Additional Buyer’s Stamp Duty (ABSD) for foreign investors, and it’s clear why demand in this largely expat-driven area has taken a hit.

One Marina Gardens isn’t likely to be a quick-flip investment. Buyers should be prepared for a longer holding period, as resale prospects in the near term may be more challenging than in more established, family-oriented districts.

Marina South: A District in the Making

Marina South is envisioned as a pedestrian-friendly district with direct MRT access, underground linkways, and a seamless live-work-play environment set against the future Greater Southern Waterfront.

For long-term buyers, One Marina Gardens (OMG) may offer a compelling first-mover opportunity. But for others, the lack of an established residential community and everyday conveniences may feel like a tough sell in the short term. With Marina Bay Sands as the nearest mall and luxury brands dominating nearby retail, the contrast to mature estates with hawker centres and supermarkets is stark.

If you’d like to get in touch for a more in-depth consultation, you can do so here.