Key Points
- It seems likely that One Marina Gardens is better suited for long-term investment, given its early-stage location in Marina South and the 99-year leasehold.
- Research suggests short-term gains (3-8 years) may be challenging due to limited amenities, competition from future launches, and realistic rental yields of 2.5-3%, not the 4% claimed.
- The evidence leans toward strong long-term potential (10-15 years) due to its prime Marina address and proximity to CBD and Gardens by the Bay.
Location and Buzz
One Marina Gardens, a new luxury condo by Kingsford Development, is located in Marina South, an area poised to become Singapore’s next waterfront lifestyle hub, similar to Marina Bay. Launched in 2025, it’s the first plot in this transformation, offering sea views and direct MRT access. The buzz is real, with prices starting at $2,800 psf, or about $1.2M for a 1-bedroom, attracting Singaporeans dreaming of prestige and investment returns.
Short-Term Investment Concerns
For short-term plays (3-8 years), it’s tricky. Marina South is still developing, with limited amenities and construction dust, which might deter buyers looking for immediate appeal. The 99-year leasehold starts ticking now, and with future plots likely to flood the market, reselling at a profit (e.g., $3,200 psf) could be tough. Rental yields, realistically at 2.5-3% gross based on rents of $2,500-$3,200 monthly, may not cover costs like ABSD (20% for second properties) and maintenance, especially with competition from newer units.
Long-Term Potential
For patient investors, the outlook is brighter. In 10-15 years, as Marina South matures with retail, F&B, and green spaces, One Marina Gardens could see significant capital appreciation. Its first-mover advantage, proximity to CBD and Gardens by the Bay, and rare Marina address make it a legacy play for those prioritizing long-term growth over quick flips.
Detailed Analysis of One Marina Gardens for Singapore Investors
This report dives deep into the investment potential of One Marina Gardens, a luxury condominium launched in 2025 by Kingsford Development, located in Marina South, Singapore. Tailored for Singapore readers, it addresses the hype, short-term viability, and long-term prospects, considering local factors like ABSD, leasehold implications, and market trends. The analysis is based on recent data and aligns with the current market as of April 2025, ensuring relevance for potential buyers.
Overview and Location
One Marina Gardens is positioned as a premier waterfront residence in Marina South, an area undergoing transformation under the Urban Redevelopment Authority (URA) Master Plan to become a mixed-use, car-lite neighborhood with green spaces URA Master Plan. It’s the first plot in this development, offering 937 premium units with sea views, direct access to Marina South MRT, and proximity to iconic landmarks like Gardens by the Bay and Marina Bay Sands. The developer, Kingsford, acquired the site in June 2023 for $1.034 billion, translating to a land rate of $1,402 psf per plot ratio, underscoring its strategic value.
Pricing starts at $2,800 psf, with a 1-bedroom unit estimated at $1.2M, aligning with recent transaction data from PropertyGuru, which lists a PSF range of $1,944 to $3,013 for the project. This positions it as a luxury option in the Core Central Region (CCR), appealing to buyers seeking prestige and lifestyle, but also raising questions about short-term versus long-term investment viability.
Short-Term Investment: Challenges and Risks
For investors eyeing a 3-8 year horizon, the evidence suggests significant hurdles. Marina South is in its early stages, surrounded by undeveloped land and ongoing construction, which may deter short-term buyers seeking move-in-ready environments. The 99-year leasehold nature means the lease clock starts ticking upon purchase, and in 3-8 years, buyers might hesitate to pay a premium for an “aged” leasehold in an area still transforming, as noted in market analyses.
Rental yields, a key metric for short-term investors, appear less attractive than claimed. The article initially suggested a 4% gross yield at $4,000 monthly rent for a 1-bedroom, but recent reports indicate luxury condos in Marina Bay yield 2-2.5%, with rents for CCR 1-bedrooms ranging from $2,500 to $3,200 monthly. At $1.2M purchase price, this translates to a 2.5-3% gross yield, which, after factoring in buyer stamp duties (BSD up to 6% and ABSD 20% for second properties), maintenance fees, and vacancy risks, may not cover mortgage costs, especially with potential interest rate fluctuations in 2025.
Moreover, future supply from upcoming plots could flood the market, increasing competition for tenants and resale buyers. Short-term exit strategies may face pressure, as buyers typically seek discounts or move-in-ready units, which One Marina Gardens might not offer early on, given the area’s development timeline.
Long-Term Investment: Potential and Strategy
For those with holding power, One Marina Gardens presents a compelling long-term play. The URA Master Plan envisions Marina South as a vibrant waterfront city, with retail, F&B, and green corridors expected to materialize in 10-15 years, driving capital appreciation. Its first-mover advantage, proximity to CBD, and rare Marina address enhance its prestige, a factor highly valued in Singapore’s tight property market, where Marina locations are scarce.
In 10-15 years, as the area matures, the condo is likely to hold its value well, potentially appreciating significantly. This aligns with trends in CCR properties, where long-term appreciation often outpaces short-term gains, especially for properties near iconic landmarks like Gardens by the Bay and Marina Bay Sands. For investors building legacy wealth or seeking a waterfront lifestyle, it’s a strategic fit, particularly for those who can navigate the initial leasehold and ABSD costs.
Comparative Analysis: Rental Yields and Market Trends
To provide context, here’s a table comparing rental yields for luxury condos in CCR versus suburban areas, based on recent reports:
| Location | Average Purchase Price (1-Bedroom) | Average Monthly Rent | Gross Rental Yield | Notes |
|---|---|---|---|---|
| Marina Bay/Marina South | $1.2M | $2,500-$3,200 | 2.5-3% | High prestige, lower yields due to price |
| Orchard Road | $1.5M | $3,000-$3,500 | 2-2.5% | Prime, similar yield challenges |
| Jurong (Suburban) | $800,000 | $2,000-$2,500 | 3-4% | Lower entry, higher yields, growing demand |
This table highlights why Marina South yields are lower due to high purchase prices, reinforcing the need for long-term holding to realize appreciation potential.
Practical Considerations for Singapore Investors
Singaporeans must factor in local policies like BSD and ABSD, which can add significant upfront costs (e.g., 20% for second properties), and leasehold implications, where the 99-year term starts immediately, affecting resale value over time (ABSD Guide 2025). For short-term investors, these costs, combined with market competition, make quick flips less viable. For long-term holders, however, the prestige and future development of Marina South could offset these challenges, making it a strategic choice for legacy investments.
Conclusion and Recommendation
In summary, our opinion is that One Marina Gardens is not ideal for short-term gains due to its early-stage location, realistic rental yields of 2.5-3%, and leasehold considerations. However, for those with a 10-15 year horizon, it offers strong potential for capital appreciation, driven by its first-mover advantage and prime Marina address. Singapore investors should assess their holding power, factor in BSD and ABSD and maintenance costs, and consult advisors before committing. Holding costs are definitely a key consideration for any property investment. Strategy, not hype, should guide your decision – and for long-term growth, this could be your gem.