District 01 has long been Singapore's most prestigious residential address, and within it, two developments stand out as benchmarks: One Marina Gardens, the landmark new launch by Kingsford Marina Development, and Marina One Residences, the integrated mixed-use project completed in 2018 by M+S Pte Ltd (a joint venture between Malaysia's Khazanah Nasional and Singapore's Temasek). While both offer waterfront living within walking distance of the CBD, they are fundamentally different products at different stages of their lifecycle.
At a Glance — Side-by-Side Comparison
| Factor | One Marina Gardens | Marina One Residences |
|---|---|---|
| Status | New Launch (TOP Q3 2028) | Completed 2018 |
| Address | 1, 3, 5 Marina Garden Lane, D01 | 21 Marina Way, D01 |
| Developer | Kingsford Marina Development | M+S Pte Ltd (Khazanah / Temasek) |
| Tenure | 99-year leasehold (from 2024) | 99-year leasehold (from 2011) |
| Total Units | 937 residential units | 1,042 residential units |
| Unit Sizes | 420 – 1,647 sqft | 657 – 2,744 sqft |
| Starting Price | From $1.81M (2BR) | From ~$2.3M (resale, 2BR) |
| PSF Range | $2,713 – $3,142 PSF | ~$2,400 – $3,500 PSF (resale) |
| Nearest MRT | Marina South (160m, TEL) | Marina Bay (700m, CC/NS/TEL) |
| Lease Remaining | ~97 years | ~84 years |
| Facilities | 60+ amenities incl. 50m pool, sky terraces at L14/31/34/45 | Pool, gym, clubhouse, integrated retail & office |
| Payment Scheme | Progressive payment (new launch) | Full payment upfront (resale) |
Location and Connectivity
Both developments sit within the Marina Bay area, but their precise positions give them different advantages. Marina One Residences occupies Marina Way, an address embedded in the heart of the existing CBD, placing it directly beside offices, hotels, and Marina Bay Sands. It is approximately 700 metres from Marina Bay MRT (which serves the Circle, North-South, and Thomson-East Coast Lines), making it a genuine walk-to-work option for CBD professionals.
One Marina Gardens sits within the emerging Marina South precinct — a brand-new urban neighbourhood being developed by URA as Singapore's next major residential district. It is just 160 metres from Marina South MRT on the Thomson-East Coast Line, making it arguably the better-connected development for those commuting north (Orchard, Newton, Woodlands) or south (Gardens by the Bay, Tanjong Pagar). Its immediate surroundings are quieter today, but that is precisely the opportunity — buyers are investing in what Marina South will become, not just what it is.
Price and Value
On an absolute basis, One Marina Gardens starts lower. Entry-level 2-bedroom units begin at $1.81M compared to Marina One Residences resale prices typically starting around $2.3M for comparable configurations. On a PSF basis, One Marina Gardens ranges from $2,713 to $3,142 PSF — broadly similar to, or slightly below, Marina One Residences resale transactions, which have ranged between $2,400 and $3,500 PSF depending on floor and facing.
The critical difference is lease tenure. Marina One Residences' lease commenced in 2011, leaving approximately 84 years on the clock. One Marina Gardens' lease commenced in 2024, giving buyers the full 99-year term. For buyers planning to hold the property long-term or pass it on, this 15-year lease advantage at comparable pricing is a meaningful factor that is often underappreciated.
Facilities and Living Experience
Marina One Residences was a pioneering integrated development, and its facilities — pool, gym, function rooms, and the celebrated "Green Heart" garden at the building's core — remain impressive. Its key advantage is the integrated retail podium, which gives residents direct access to F&B, supermarkets, and services without stepping outside.
One Marina Gardens, designed almost a decade later, reflects current expectations for luxury condo living: over 60 facilities across seven levels, including a 50-metre lap pool, family pool, kids pool, multiple sky terraces at levels 14, 31, 34, and 45, a sky gym, outdoor gym, meditation lawn, childcare centre, sauna, and dedicated function rooms. The scale and variety of amenities at One Marina Gardens exceed what Marina One Residences offers for residents.
Investment Outlook
Marina One Residences has a track record — rental yields have historically ranged from 2.5% to 3.5% gross, driven by strong demand from expatriate professionals working in the CBD. It is a known quantity with established rental demand and resale liquidity.
One Marina Gardens carries the higher upside as the first residential development in Marina South. URA's master plan for the precinct envisions thousands of new residential units, commercial nodes, parks, and waterfront promenades over the next 10–15 years. Early buyers in transformative precincts — as seen previously with Tanjong Pagar, Dhoby Ghaut, and Punggol — have historically benefited from significant price appreciation as the surrounding infrastructure matures.
Our view: If you want an established, move-in-ready address with proven rental demand and integrated amenities, Marina One Residences remains a strong choice. If you are a buyer with a 5–10 year horizon who wants a longer lease, newer facilities, better MRT connectivity, and exposure to the Marina South transformation at a comparable or lower entry price — One Marina Gardens is the more compelling purchase in 2026.
Who Should Buy One Marina Gardens?
One Marina Gardens suits buyers who prioritise long lease tenure, new-build quality, and first-mover positioning in an emerging precinct. It is particularly well-suited to investors targeting capital appreciation over a 5–10 year hold, owner-occupiers who want the full suite of modern condo facilities, and families who value the on-site childcare centre and larger unit configurations (up to 1,647 sqft for the 4BR Premium). The progressive payment scheme for a new launch also eases cash flow compared to a full upfront resale purchase.
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View Units & Prices Book AppointmentDisclaimer: All prices and comparisons are based on publicly available information and developer price lists as of May 2026. Resale prices for Marina One Residences are indicative and sourced from URA caveats. All prices are subject to change without prior notice. This article is for general information purposes only and does not constitute financial or property investment advice.