Marina One’s resale prices have hit a floor so uncomfortable, even longtime bulls are shifting in their seats. A one-bedroom unit just transacted at S$1,702 psf — a new record low for the project — with one specific unit at 775 sq ft changing hands at S$1,716 psf, or roughly S$1.33 million. That’s not a bargain. That’s a warning sign dressed up as a discount.
To put this in perspective, Marina One launched in 2014 at S$2,327 psf. By 2018, it peaked at S$2,539 psf. Today? You’re looking at a 33% collapse from peak. If COE prices dropped that sharply, Singaporeans would be rioting outside LTA. Yet somehow, the property market treats this quietly, like a hawker uncle quietly lowering his char kway teow portion without telling anyone.
The numbers don’t flatter the project against its neighbours either. Marina Bay Residences is holding at S$2,053 psf. Marina Bay Suites sits at S$1,796 psf. Marina One’s one-bedders are running 12% below the peer average of roughly S$1,900 psf. That gap isn’t closing anytime soon. For context, ultra-luxury developments in the same broader district — such as Aman Residence at Skywaters — are commanding record prices of S$6,501 psf, underscoring just how wide the valuation spectrum in Singapore’s waterfront precinct has become.
And the rental story? It’s not terrible, but it’s not exciting. Gross yield sits at 3.20%, against a peer average of 3.74%. Occupancy is above 95%, which sounds impressive — but yields that thin mean you’re basically working hard just to tread water. The rental range for one-bedders runs S$5.33 to S$8.70 psf per month. Decent. Not exceptional. What makes the yield picture even more pointed is that Marina One’s one-bedroom gross yield has recovered from an early 2.25% to 4.09%, a meaningful re-rating driven almost entirely by rental growth rather than any help from the capital side.
What really stings is the loss record. S$1.154 million in capital losses was recorded on a four-bedroom unit in 2025. Fifteen unprofitable sales logged in the same year. Resale activity for one-bedders has slowed 22% year-on-year. These aren’t random blips. This is a pattern.
Projections suggest a price floor between S$1,650 and S$1,750 psf through 2027, with modest rental growth of 2 to 3% annually. Long-term, the integrated mixed-use concept and MRT connectivity still offer genuine upside. Yet against this backdrop, a current listing in the same project is asking S$18.5 million for a 743 sq ft unit — a price sitting 1,209% above the sample median of S$1.41 million drawn from 24 recent public transactions. But right now? Marina One is asking buyers to be very patient indeed.
