One Bernam

One Bernam sold slowly and then sold on completion. Eight caveats in the launch year became 104 in 2025 once the building was finished and walkable, which tells you what kind of buyer this address attracts. It is also the leveraged way to hold the Anson Road thesis: the same precinct story on a 99-year title at a lower entry than the freehold neighbours. The sections that follow take price, ladder, supply and fit in turn.

One Bernam Prices: A 99-Year Entry Beside Two Freehold Neighbours

The comparison set is unusually tight, and tenure splits it cleanly. Newport Residences sits 70 metres away with 246 freehold homes for 2027, and Sky Everton brings 262 freehold homes from 2023 at 660 metres. TMW Maxwell adds 324 leasehold units completing this year, V on Shenton holds 510 from 2017, and W Residences Marina View extends the set with 683 homes for 2028. Against both freehold neighbours One Bernam is the cheaper square foot, and that difference is the price of the lease. For a ten to fifteen year rental hold, 92 years remaining is not the constraint buyers instinctively assume, and our 99-year versus freehold guide sets out when the premium actually earns its keep.

Now the record. As of April 2026, the last sixty caveats at One Bernam cleared between $2,306 and $2,985 psf at a median around $2,559 psf. The last twelve months are thin at three caveats between $2,580 and $2,741 psf, so read recent pricing as indicative rather than deep. Launch pricing started at $1,017,000 for a one-bedroom at $2,304 psf, $1,570,000 for a two-bedroom at $2,244 psf and $2,103,000 for a three-bedroom at $2,412 psf, against a full estimated range of $2,223 to $3,351 psf.

The land cost anchors it. The Bernam Street site was acquired at a 2019 tender for $440,900,000, a Land Bid of $1,463 psf per plot ratio. Against a current median near $2,559 psf, the developer’s margin was earned across a five-year sell-down rather than a launch weekend, which is a large part of why pricing here never spiked. One technical note before you compare: One Bernam predates harmonised gross floor area rules, so its strata areas still include aircon ledges the newer rulebook excludes.

Sizing up an entry against the freehold pair on the same few streets? That comparison is worth doing format by format rather than on headline psf. Speak to us before you offer, honest advice, no pressure. WhatsApp us.

One Bernam Floor Plans: A Two-Bedroom Building With a Modest Fee Band

The One Bernam floor plan ladder is short and deliberately weighted. 87 one-bedroom homes from 452 to 463 sqft carry a $390 monthly maintenance fee, the lowest in the building. The two-bedroom core is where the stock is, 116 units from 700 to 732 sqft and 116 with a study from 807 to 872 sqft, all at $480 monthly. The 29 three-bedroom homes at 1,421 sqft sit at $550, and the three penthouses run up to $910.

Those maintenance figures deserve a pause. For a CBD tower with this much facility provisioning, $390 and $480 are modest numbers, and the fee comes off the yield every month regardless of what the rent does. That matters more to a landlord than most buyers realise, and it is a quiet argument for this building over a denser Marina Bay tower.

Run the arithmetic at the April 2026 median of about $2,559 psf and the One Bernam ladder prices out cleanly: the 452 sqft one-bedder lands around $1.15m and the 463 sqft format near $1.2m, the 700 sqft two-bedder around $1.8m and the 732 sqft version about $1.87m, the 807 sqft study format near $2.05m and the 872 sqft one around $2.25m. The 1,421 sqft three-bedder works out close to $3.65m, and the penthouses from about $4.45m at 1,744 sqft to roughly $11m at 4,306 sqft. Treat those as arithmetic on the caveat record rather than quotes.

The live prints track it. A 463 sqft one-bedder cleared at $2,592 psf for $1,200,000 in April 2026 and an 872 sqft two-bed-plus-study at $2,741 psf for $2,390,000 in March. Further back, a 1,421 sqft three-bedder went at $3,511,000 in January 2025 and a 1,948 sqft penthouse at $5,300,000 in February 2025. Note the pattern: compact units command the higher psf and large formats the lower one, the usual CBD shape and the opposite of what suburban buyers expect.

Inside the gate, the facilities are the design answer to a tight site. Rather than one podium deck, One Bernam stacks them up the tower: the Leisure Deck, Garden Walk and Yoga Deck at the lower levels, then the Club House, swimming pool, spa pool and pool pavilions, and finally the roof layer with the Sky Dining Function Room, North and South Sky Gardens, Sky Hammocks and Sky Gym. Ground-level greenery downtown is always borrowed from the street, so putting the gardens at height gives residents outdoor space that is genuinely theirs.

Is One Bernam Worth Buying? The Supply Picture

Start with the pocket. The Anson subzone holds three private developments and about 799 homes, and One Bernam is the largest of them at 351 units, close to half the pocket. 76 Shenton at 202 homes from 2014 is the older neighbour and Newport Residences at 246 is the one still going up. What makes this building different inside that set is simple: it is the only one of the three that is both recent and finished, so it is the only place a buyer can inspect an actual unit today.

Widen to the Downtown Core and the planning area holds 33 private developments with about 10,820 homes, only 16 projects and 5,868 units of them from 2016 or later. The whole post-2026 pipeline comes to 1,307 homes across four projects spread over four years: Skywaters Residences at 190 for 2027, Newport Residences at 246 for 2027, AUREA at 188 for 2028 and W Residences Marina View at 683 for 2028. Every one of those is an off-plan product, so for the next two years a completed tower with a long lease has very few substitutes downtown.

Demand here runs on employment rather than an upgrader pool, because there is no HDB town behind Anson Road. Tanjong Pagar hosts one of the densest concentrations of office workers in Singapore, and when a tenant leaves the replacement is already working three streets away. Our rental yields guide sets out what this micro-market has been sustaining against the island average. The longer arc is the URA Master Plan and the Greater Southern Waterfront, the decades-long conversion of the Keppel and Pasir Panjang port lands, which will give the southern edge of the CBD a waterfront it has never had. The timeline is long and no honest agent will say otherwise. What is settled is the direction.

Two checks belong in any offer. Absorption is the first and it is a five-year curve: 279 caveats since August 2021, eight in the launch year, 49 in 2022, 68 in 2023, 47 in 2024, then 104 in 2025 as the building completed. Read honestly, buyers here wanted to see the finished product before committing. The second is exit liquidity. A seller competes inside a district of only 21 condominiums and about 4,522 private homes, eight of them under ten years old, so the buyer pool is small but so is the supply. Our Q2 2026 property market review notes how CBD-fringe completions have been leasing, and this building reached its rental phase inside that window.

Who One Bernam Suits

One Bernam suits investors who want CBD rental exposure at a 99-year entry price rather than a freehold one, and professionals buying a walk-to-work base they will actually walk. At 351 units the building is small enough that the facilities stay usable and the lift lobby stays personal, which is not always true of the bigger towers going up around Marina Bay. The amenity belt does the rest: 100 AM, International Plaza and Tanjong Pagar Centre for the malls, and Amoy Street, Maxwell and People’s Park food centres for everything else.

Hold it with the following owner in mind. This is a completed 2025 building with sky gardens, a sky gym and rooftop function space at the door of the country’s densest office cluster, competing against a rental pool that skews older. Landlords holding the compact stacks get the tightest vacancy in Singapore working for them, and the modest fee band means more of the rent stays with the owner.

Fit matters in the other direction too. Buyers who need family-scale space will find only 29 three-bedroom homes in the whole tower, and a school list that stops at two names. Anyone who wants a resort ground plane should note that 3,846 sqm buys a sequence of decks rather than a tennis court and a clubhouse lawn, and that green space here is pocket parks and heritage ridges. Parking at 178 lots against 351 homes is the last constraint a driving household should settle before viewing.

Thinking about One Bernam? The choice against Sky Everton’s freehold resale and Newport’s premium is where the real decision sits. Before you commit, speak to us. We’ll run the numbers with you, honest advice, no pressure. WhatsApp us.