One Marina Gardens.
The brief
One Marina Gardens is the first residential development in the Marina South precinct, 937 units across a 31-storey and 45-storey twin tower on Marina Gardens Lane, sitting directly above the Marina South MRT (TE21) station box on the Thomson-East Coast Line. The Kingsford Huray-led consortium awarded the GLS site in January 2023 for $1.034 billion ($1,402 psf ppr). Gardens by the Bay is directly adjacent.
Location context. Marina South MRT (TE21) sits immediately beneath the development, three minutes' walk from the lobby, but is not yet in passenger service and LTA has not announced an opening date. The nearest station in service is Gardens by the Bay (TE22). When TE21 opens it will be one stop from the Marina Bay interchange on the North-South and Circle Lines, with Orchard further up the same line. Gardens by the Bay, Marina Bay Sands, and the Marina Barrage are all within the Marina Bay district. The wider Marina South precinct, mixed-use commercial, retail, and F&B, is planned by URA but largely not yet built; first-mover precinct positioning is the core thesis.
Price context. Launch weekend April 12-13 2025 transacted at an average $2,953 psf across 353 units (38% take-up), $50 to $100 psf above the indicative $2,850 to $2,900 band ahead of the project's March 2025 preview. 1-bedroom units (420 to 452 sqft, $2,780 to $3,092 psf at launch) sold out at the launch weekend. Cumulative sales reached 65.2% (~611 units) by 2026-05-07 with weighted avg $2,975 psf per EdgeProp's project page; ~326 units (~34.8%) still available primary-market. Current PropertyGuru transacted range is $2,343 to $3,132 psf. Concurrent CCR launches at River Green ($3,130 avg psf), The Robertson Opus ($3,360 avg psf, 999-year leasehold), and Upperhouse at Orchard Boulevard ($3,350 avg psf) all priced above; freehold CBD comparable Newport Residences sits at roughly $3,000 psf.
Developer note. Kingsford Huray Development was issued a no-sale licence by the Controller of Housing in January 2019 over BCA building-control deviations at Kingsford Waterbay and buyer-feedback issues at Kingsford Hillview Peak; the licence was reinstated on 30 November 2020 after rectification, and both prior projects subsequently received CSC. The track record is a due-diligence flag for buyers weighing developer quality alongside the Marina South first-mover thesis.
What to watch. The Marina South precinct masterplan delivery cadence is the primary risk to the first-mover thesis. URA's mixed-use commercial and waterfront Gardens by the Bay programme runs through the late 2020s; slippage erodes the precinct uplift premium against established CCR neighbours like River Valley and Orchard. The 65.2 percent cumulative-sold figure 13 months in (per EdgeProp 2026-05-07) signals a slower clearance pace than peers like Skye at Holland or Tengah Garden Residences which both cleared 98.8 percent in one launch weekend, buyers should weigh entry timing against the developer's clear-out cadence on the remaining ~326 units.
New briefs before they open.
Three things to know.
First mover in Marina South
The URA Master Plan designates Marina South as a new mixed-use district within the Marina Bay area, and One Marina Gardens is the first residential development in the precinct. Day-one amenity depth is thinner than in established CCR neighbourhoods. Gardens by the Bay is directly adjacent.
Thomson-East Coast Line station at the basement, not yet in service
Marina South MRT (TE21) sits immediately below the development. LTA has not announced an opening date for the station, which will open in tandem with the completion of developments in the area; the nearest station in passenger service today is Gardens by the Bay (TE22). When Marina South opens it will be one stop from Marina Bay, an interchange for the North-South and Circle Lines, with Orchard further up the same line. The TEL connects the East Coast corridor to the Orchard CCR spine in a single line.
Twin-tower scale at Marina Bay launch psf
937 units across a 31-storey and 45-storey tower, with commercial ground floor (two restaurants, two shops, one childcare centre). Launch weekend April 2025 cleared 353 units (38%) at an average $2,953 psf, $50-$100 psf above the indicative $2,850-$2,900 band. Cumulative sales reached 65.2% (~611 units) by May 2026 with weighted avg $2,975 psf per EdgeProp; 1-bedroom units ($2,780-$3,092 psf at launch) sold out and ~326 units (~34.8%) remain available across 2BR, 3BR, and 4BR Premium families with current PSF range $2,343-$3,132.
Fit & trade-offs
Who this is for.
Primary-market access to 937 CCR private 99-year leasehold units in Marina South's URA-planned new precinct, balanced 1 to 4 bedroom mix with 240 1BR and a 4BR Premium ceiling at 1,647 sqft priced at a $2,953 psf launch average, three-minute walk to the Marina South MRT station on the Thomson-East Coast Line, which is built but not yet in passenger service, and roughly $180 to $400 psf below concurrent CCR launches in River Valley and Orchard
Established CCR neighbourhood depth available at River Green, Upperhouse at Orchard Boulevard, and the existing Marina One Residences in exchange for greenfield first-mover positioning, freehold tenure available at Newport Residences and Skywaters Residences in exchange for 99-year leasehold pricing, and the Kingsford-track-record discount that buyers should weigh against developer-quality references like Marina One
- ·Buyers prioritising Thomson-East Coast Line at the doorstep with Marina South MRT directly beneath the development and Marina Bay interchange one stop away
- ·Buyers entering Marina South early ahead of the URA precinct masterplan build-out through the late 2020s, accepting greenfield amenity depth in exchange for first-mover land-cost positioning
- ·Buyers seeking CCR private 99-year leasehold quantum below the Orchard or River Valley premium tier with $400 psf headroom to peers like The Robertson Opus and Upperhouse at Orchard Boulevard
- ·Buyers wanting an established neighbourhood with operating retail and dining depth rather than a precinct under build-out
- ·Buyers requiring freehold tenure at Marina Bay given Newport Residences offers freehold CBD comparable at roughly $50 psf above One Marina Gardens
- ·Buyers with strong developer-quality preferences given Kingsford Huray's BCA rectification history at Hillview Peak and Waterbay through 2018-2020
Unit mix
937 units. 8 typologies.
| Type | Size (sqft) | No. of Units |
|---|---|---|
| 1-Bedroom | 420-452 | 240 |
| 2-Bedroom | 646-667 | 179 |
| 2-Bedroom + Study | 678 | 41 |
| 2-Bedroom High-Spec | 689-732 | 198 |
| 3-Bedroom Dual-Key | 969 | 29 |
| 3-Bedroom | 904-1012 | 99 |
| 3-Bedroom Premium | 1066-1238 | 111 |
| 4-Bedroom Premium | 1647 | 40 |
Across launch: $2,700 - $3,132 psf. Per-variant pricing on application.
Floor plans
8 typologies.
Block + stack layout. 937 units across 8 typologies.
| Type | Variant | Plan size (sqft) |
|---|---|---|
| 1 Bedroom | 1BR1 | 431 |
| 1 Bedroom | 1BR2 | 431 |
| 1 Bedroom | 1BR3 | 431 |
| 1 Bedroom | 1BR4 | 420 |
| 1 Bedroom | 1BR5 | 452 |
| 1 Bedroom | 1BR6 | 431 |
| 1 Bedroom | 1BR7 | 420 |
| 1 Bedroom | 1BR8 | 431 |
| 2 Bedroom | 2BR1 | 646 |
| 2 Bedroom | 2BR2 | 667 |
| 2 Bedroom | 2BR3 | 657 |
| 2 Bedroom | 2BR4 | 657 |
| 2 Bedroom | 2BR5 | 657 |
| 2 Bedroom | 2BR6 | 646 |
| 2 Bedroom + Study | 2BR S1 | 678 |
| 2 Bedroom High-Spec | 2BR HS1 | 721 |
| 2 Bedroom High-Spec | 2BR HS2 | 732 |
| 2 Bedroom High-Spec | 2BR HS3 | 689 |
| 2 Bedroom High-Spec | 2BR HS4 | 732 |
| 2 Bedroom High-Spec | 2BR HS5 | 710 |
| 2 Bedroom High-Spec | 2BR HS6 | 721 |
| 3 Bedroom Dual-Key | 3BR DK | 969 |
| 3 Bedroom | 3BR1 | 1012 |
| 3 Bedroom | 3BR2 | 980 |
| 3 Bedroom | 3BR3 | 904 |
| 3 Bedroom Premium | 3BR P1 | 1173 |
| 3 Bedroom Premium | 3BR P2 | 1238 |
| 3 Bedroom Premium | 3BR P3 | 1066 |
| 4 Bedroom Premium | 4BR P | 1647 |
Living here
On site, around.
- 50m lap poolpool
- Family poolpool
- Children's poolpool
- Sky gymwellness
- Yoga and meditation deckwellness
- Sky loungesocial
- Sky function roomssocial
- Sky diningsocial
- Children's playgroundrecreation
- Cascading waterfallsrecreation
Location
1-5 Marina Gardens Lane, Singapore.
Comparables
Other launches in context.
Track record
Kingsford Marina Development priors.
Risks & catalysts
What could move.
- ·Marina South precinct delivery is greenfield with day-to-day retail and F&B depth dependent on URA masterplan execution through the late 2020s, slippage erodes the first-mover thesis
- ·Kingsford Huray Development was issued a no-sale licence by the Controller of Housing in Jan 2019 over BCA building-control deviations at Kingsford Waterbay and buyer-feedback issues at Kingsford Hillview Peak, the licence was reinstated Nov 2020 after rectification but the track record remains a buyer-due-diligence flag
- ·Cumulative 65.2 percent sold by 13 months after launch (per EdgeProp 2026-05-07) indicates a slower clearance pace than peers like Skye at Holland (98.8 percent in one weekend) or Tengah Garden Residences (98.8 percent in one weekend), with ~326 units remaining for the developer to clear
- ·99-year leasehold decay applies from lease start dated against the 2023 GLS award, with TOP nominally 2029-Q2 the lease clock starts well ahead of full Marina South precinct delivery
- ·Marina South MRT (TE21) is built directly beneath the development but is not yet in passenger service, and LTA has not announced an opening date; when it opens it will give one-stop access to the Marina Bay interchange on the North-South and Circle Lines
- ·URA Marina South masterplan delivers mixed-use precinct amenities and waterfront Gardens by the Bay frontage through the late 2020s, the first-mover precinct uplift is the core capital-gain thesis
- ·The Thomson-East Coast Line connects the site to Orchard and to the East Coast corridor across a single line, and Marina South MRT is the planned network anchor for the new precinct
FAQ
What buyers ask.
Q01What is the launch status of One Marina Gardens?
Available. Launch weekend April 12-13 2025 cleared 353 of 937 units (38%) at an average $2,953 psf, with 1-bedroom units ($2,780 to $3,092 psf, 420-452 sqft) sold out and 2-bedroom, 3-bedroom, and 4-bedroom Premium families holding inventory. Cumulative 65.2% (~611 units) sold by 2026-05-07 per EdgeProp's project page, weighted avg now $2,975 psf, with ~326 units (~34.8%) still available primary-market with the developer. PropertyGuru's live transacted range sits at $2,343 to $3,132 psf.
Q02What is the Marina South precinct timing for One Marina Gardens?
Marina South MRT (TE21) on the Thomson-East Coast Line is built directly below the development but is not yet in passenger service; LTA states it will open in tandem with the completion of developments in the area, with the opening date to be advised. Wider URA Marina South precinct delivery, mixed-use commercial, waterfront Gardens by the Bay frontage, retail and F&B build-out, runs through the late 2020s with phased delivery against the masterplan. One Marina Gardens is the first residential parcel in the precinct; full operating-precinct depth is a forward-dated thesis ahead of the project's nominal 2029-Q2 TOP.
Q03Who developed One Marina Gardens and what is the Kingsford track record?
One Marina Gardens was developed by a Kingsford-led consortium of Kingsford Huray Development, Obsidian Development, and Polarix Cultural & Science Park Investment, awarded the Marina Gardens Lane GLS site at $1.034 billion ($1,402 psf ppr) in January 2023. Kingsford's prior Singapore residential references are Normanton Park (1,862 units, 2021), Kingsford Waterbay (1,165 units, 2014), and Kingsford Hillview Peak (512 units, 2012). Kingsford Huray was issued a no-sale licence by the Controller of Housing in Jan 2019 over BCA building-control deviations at Kingsford Waterbay and buyer-feedback issues at Kingsford Hillview Peak; the licence was reinstated 30 Nov 2020 after rectification, and both prior projects subsequently received CSC. The track record is a due-diligence flag for buyers weighing developer quality.
Q04How does One Marina Gardens compare to concurrent CCR launches at River Valley and Orchard?
Concurrent 2025 CCR launches at River Valley Green (River Green, $3,130 avg psf), Robertson Walk (The Robertson Opus 999-year leasehold, $3,360 avg psf), and Orchard Boulevard (Upperhouse at Orchard Boulevard, $3,350 avg psf) all priced $180 to $400 psf above One Marina Gardens' $2,953 launch average. The trade-off is established-neighbourhood depth at the River Valley and Orchard locations versus first-mover Marina South precinct positioning at One Marina Gardens. Newport Residences in the CBD (Anson Road) launched freehold at roughly $3,000 psf, a $50 psf premium for freehold tenure on a comparable CCR location.
Q05What is special about the Marina South MRT and Thomson-East Coast Line catchment for this project?
Marina South MRT (TE21) is on the Thomson-East Coast Line, which opened in stages from 2020 onward. The TE21 station is structurally complete beneath the development but has never entered passenger service: LTA states it will open in tandem with the completion of developments in the area, with the opening date to be advised, and trains have run past it since TEL Stage 3 opened in November 2022. The nearest station in service is Gardens by the Bay (TE22). When TE21 opens it will be one stop from the Marina Bay interchange on the North-South and Circle Lines, with Orchard further up the same line and the East Coast corridor across it. Like most new-precinct launches, this one inherits its MRT service after completion rather than at launch.
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