01
Pillar 1
Proven CBD-Waterfront demand
02
Pillar 2
03
Pillar 3
Pillar 1
The most overlooked dimension of investment property analysis is who you’ll sell to in 5–10 years. A property with a single buyer profile is exposed to that segment’s cyclical preferences. A property with multiple structural buyer pools tends to maintain liquidity across cycles. One Marina Gardens’s exit profile is unusual in that all three buyer segments have already been validated at launch — not theorized, but observed on November 9, 2024 when 75 units were absorbed in a single day across the buyer mix below:
Local CBD professionals
International investor demand
17% of launch weekend buyers were Permanent Residents and foreign buyers — drawn from China, Malaysia, the UK, the Netherlands, Norway, and the USA. District 1 CBD-gateway property is one of the few Singapore residential profiles that meaningfully attracts foreign capital, supported by the project’s mixed-use integration and CDL’s international brand recognition. This second pool gives One Marina Gardens a buyer base that lower-CCR projects often lack.
The Tiong Bahru, Outram, Bukit Merah, and Marina Bay Financial Centre HDB estates form a substantial upgrader catchment for this CBD-gateway address. Households who have built equity in their HDB flats and want a private residence within reach of their existing precinct represent a third structural pool. The 4-Bedroom Premium that sold on launch day at S$5.0M demonstrated that the project also has reach into Singapore’s highest-end buyer tier.
Pillar 2
One Marina Gardens sits within walking distance of Marina South MRT (TEL) on two different MRT lines — operational, mature, and already integrated into the daily commute patterns of Singapore’s professional population. This is structurally rarer than the typical “1 MRT within walking distance” claim that anchors most new launches in Singapore. The rental and own-stay value case here is anchored to existing, established demand across multiple commute corridors.
The structural advantage is the three-station catchment — Gardens by the Bay (NE5 on NEL, ~400m), Marina Bay Financial Centre (NE4/DT19 on TEL interchange), and Marina Bay area (DT20 on DTL). From three different walking-distance entry points, residents access the Thomson-East Coast Line + adjacent interchanges, the entire CBD belt, the Civic District, Orchard, and the rest of the island within minutes.
This is not a speculative future-state argument — both the NEL (operational since 2003) and the DTL (Stage 3 operational since 2017) are mature, fully integrated into Singapore’s commute backbone. For investors, having walking-distance access to the Thomson-East Coast Line + adjacent interchanges from a single project means rental yield is supported across cycles, regardless of which specific corridor leads at any given time.
Pillar 3
The URA Marina South precinct — Singapore’s next car-lite waterfront lifestyle district, introduced in 2019, is designed to encourage the rejuvenation of older properties into vibrant, high-yield mixed-use developments aligned with Singapore’s long-term urban planning goals. One Marina Gardens is the pioneer private residential launch in Marina South in the Marina Bay Planning Area — and one of very few large SDI projects in Singapore overall. CDL was granted a 131,805 sqft site with a maximum GFA of 68,573 sqm — one of the largest private residential launches in D01 in the past decade. The pioneer status in the Marina South precinct is the structural foundation of the project’s long-term value and is not available to neighbouring sites without comparable Marina South pioneer status.
Future large-scale residential supply within the Marina South precinct is constrained by the existing built environment and conservation overlay zones. The competitive set for One Marina Gardens — new launches offering walking-distance access to Marina South MRT (TEL) across the Thomson-East Coast Line + adjacent interchanges at the gateway of the CBD — is structurally narrow, and The pioneer position in Marina South is a first-mover advantage that no subsequent GLS site can replicate rather than a repeatable template.
“The URA Marina South scheme is a one-off regulatory uplift — not a launch cadence that the market can simply repeat at neighbouring sites.”
Homes Designed for Every Lifestyle
Homes at One Marina Gardens are sized for the range of people who choose to live here — the smallest a 420 sqft 1-Bedroom for a single professional working the CBD, the largest a 1,647 sqft 4-Bedroom Premium built to hold a whole household. Most residents land somewhere in the middle: 1BR and 2BR homes make up seven in every ten units at the address, and were what most launch weekend buyers came looking for.
Outperforming Other
Launches
in District 1
Delivered by Kingsford, Obsidian and Polarix, with Marina South MRT connected directly to the ground floor.
- Marina South MRT (TEL) directly connected
- 937 twin-tower residences
- Gardens by the Bay across the road + Sky Gym L45
Other District 1
Launches
- Further from Marina South MRT
- Older waterfront alternatives
- Higher total quantum
Phase Pricing Advantage
For investors, stack and floor selection matter more than they do for own-stay buyers. Resale liquidity, rental premium, and capital appreciation all vary meaningfully by stack quality — facing, floor level, layout efficiency, and view of the Marina Bay, Marina Bay, or Gardens by the Bay.
Developers typically step up pricing through subsequent phase releases as inventory absorbs — historically 3–5% per phase. Booking at the current phase locks the present price; every subsequent phase increment after that affects unsold inventory, not your signed contract. The earlier you reserve, the more of the river-facing and higher-floor inventory is still available.
Current-Phase Buyers Receive
1
2
3
4
Project at a Glance
A quick look at
One Marina Gardens.
Location
1–5 Marina Gardens Lane, District 1
Marina South precinct · Marina Bay waterfront · Gardens by the Bay directly across the road
Developer
Kingsford Group + Obsidian + Polarix (JV)
Kingsford Marina Development Pte Ltd · JV with Obsidian Development and Polarix Cultural & Science Park Investment · Architect: P&T Consultants
Unit Mix
1BR to 4BR Premium
937 residences across two towers · Block 3 (30 storeys) + Block 5 (44 storeys) · 1BR (420–452sqft) to 4BR Premium (1,647sqft) · 1BR + 2BR represent 70% of unit mix
CONNECTIVITIY
Marina South MRT (TE22, TEL)
Directly connected to Marina South MRT on the Thomson-East Coast Line · Gardens by the Bay MRT (TE23) one stop away · Marina Bay MRT interchange (TEL + NSL + CCL + DTL) two stops · Marina Coastal Expressway nearby
Schools Nearby
CBD education cluster
Cantonment Primary School · SMU · School of the Arts (SOTA) · LASALLE and NAFA within short reach
Lifestyle
Gardens by the Bay + Marina Bay waterfront
Gardens by the Bay across the road · Marina Bay Sands and Marina Bay Financial Centre a short walk · Marina Barrage · Singapore Flyer · Iconic Marina Bay skyline views
Facilities
Sky Gym Level 45 + resort-scale amenities
Sky Gym on Level 45 with uninterrupted views of Marina Bay Sands, Singapore Flyer, and CBD skyline · Ground-floor commercial component · Twin-tower configuration with full facility suite across a 131,805 sqft site
Tenure
99-Year Leasehold
Land awarded July 2023 at S$1,402 psf ppr · S$750.57M land price · Expected TOP April 2029
Sales Status
Currently selling · Showflat open daily
Launched 12–13 April 2025 · 353 of 937 units (38%) sold launch weekend at S$2,953 psf ASP · Current transactions in the $2,904–$3,160 psf range
Location
1–5 Marina Gardens Lane, District 1
Marina South precinct · Marina Bay waterfront · Gardens by the Bay directly across the road
Developer
Kingsford Group + Obsidian + Polarix (JV)
Kingsford Marina Development Pte Ltd · JV with Obsidian Development and Polarix Cultural & Science Park Investment · Architect: P&T Consultants
Unit Mix
1BR to 4BR Premium
937 residences across two towers · Block 3 (30 storeys) + Block 5 (44 storeys) · 1BR (420–452sqft) to 4BR Premium (1,647sqft) · 1BR + 2BR represent 70% of unit mix
Connectivity
Marina South MRT (TE22, TEL)
Directly connected to Marina South MRT on the Thomson-East Coast Line · Gardens by the Bay MRT (TE23) one stop away · Marina Bay MRT interchange (TEL + NSL + CCL + DTL) two stops · Marina Coastal Expressway nearby
Schools Nearby
CBD education cluster
Cantonment Primary School · SMU · School of the Arts (SOTA) · LASALLE and NAFA within short reach
Lifestyle
Gardens by the Bay + Marina Bay waterfront
Gardens by the Bay across the road · Marina Bay Sands and Marina Bay Financial Centre a short walk · Marina Barrage · Singapore Flyer · Iconic Marina Bay skyline views
Facilities
Sky Gym Level 45 + resort-scale amenities
Sky Gym on Level 45 with uninterrupted views of Marina Bay Sands, Singapore Flyer, and CBD skyline · Ground-floor commercial component · Twin-tower configuration with full facility suite across a 131,805 sqft site
Tenure
99-Year Leasehold
Land awarded July 2023 at S$1,402 psf ppr · S$750.57M land price · Expected TOP April 2029
Sales Status
Currently selling · Showflat open daily
Launched 12–13 April 2025 · 353 of 937 units (38%) sold launch weekend at S$2,953 psf ASP · Current transactions in the $2,904–$3,160 psf range
What Kind of Buyer Are You?
Learn more about the Project Based on Your Profile.
Upgrader
Early-Birds
Unit Types
Home Page
One Marina Gardens
Developer: Kingsford Group + Obsidian + Polarix (JV)
Tenure: 99-year leasehold
Expected TOP: April 2029
Sales Launched: April 2025 · Currently Selling
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