21 Marina Way, Singapore 018978; 23 Marina Way, Singapore 018979
Marina One Residences is the residential half of an integrated Marina Bay address, trading at a median $1,960 psf while sitting directly above two Grade A office towers and a retail podium. The 99-year leasehold project at 21 and 23 Marina Way was completed in 2017 by M+S, the Temasek and Malaysia joint venture. Its 2 towers rise 33 storeys across 36 stacks, holding 1,042 units in total.
The rail access is the strongest card on the table. Marina Bay MRT (NS27/TE20/CC33) sits under 500m away, and two more stations, Downtown (DT17) and Shenton Way (TE19), also fall inside that 500m ring. Widen to 1km and Telok Ayer (DT18), Raffles Place (NS26/EW14), Bayfront (CC34/DT16) and Tanjong Pagar (EW15) join the list, 7 stations across every rail line that serves the CBD.
One honest fact up front: no primary school falls within the 1km ballot radius. Cantonment Primary sits in the 1km to 2km ring instead. Under MOE’s P1 registration framework, home-school distance decides ballot priority in the later phases, and our P1 registration guide explains exactly how. This address is rarely bought for the ballot.
The mix says what the building is built for: 418 one-bedders and 334 two-bedders, then 165 three-bedders and 60 four-bedders, no five-bedroom stock at all. Nearly three quarters of the tower is one- and two-bedroom units, built to let to the tenant pool working in the towers below, and the letting numbers further down show that working.
On tenure: the 99-year lease runs from 2011, leaving roughly 84 years as of 2026. For a Core Central Region address at this price point, that clock still has plenty of room, and the buying case below turns on how the market prices that runway against the yield.
| UNIT TYPE | TOTAL | SIZES | UNIT MIX | FLOORPLANS |
|---|---|---|---|---|
| 1 Bedroom | 453 | 657 - 775 | 43.47% | 1A - 1F (incl. study variants) |
| 2 Bedroom | 346 | 969 - 1,281 | 33.21% | 2A - 2G (incl. study variants) |
| 3 Bedroom | 174 | 1,507 - 1,593 | 16.70% | 3A - 3C (incl. study variants) |
| 4 Bedroom | 60 | 2,034 - 2,250 | 5.76% | 4A - 4B |
| Penthouse | 6,566 - 8,708 | PH5 - PH7 | ||
| Overall | 1042 | 657 - 8,708 |
Marina Bay’s residential subzone prices by a mix of age and format. Marina One Residences sits mid-pack on psf but holds the only integrated office-retail-residential stack of the four projects in the pocket, and the tenant demand for its compact units is the real story. The 4 sections below put numbers on that position.
Most Marina One Residences resale transactions fall between $1,762 and $2,126 psf, with a median of $1,960 psf. That covers 64 transactions recorded with URA across 2025 and 2026, what units actually sold for, not asking prices.
The structural comparison is straightforward. Over the same window, Marina Bay Residences (TOP 2010) traded at a median $2,220 psf and The Sail @ Marina Bay (2008) at $2,062 psf, both above Marina One despite being older stock. Marina Bay Suites (2013) traded lower, at $1,956 psf, almost level with Marina One’s own median. None of these three peers currently carry a live page on our site, so we name them here without a link.
Recent prints, as of mid-2026: a 753.5 sqft compact unit at $1.4M, a 1,162.5 sqft unit at $2.39M on a mid floor, a 1,205.6 sqft unit at $2.6M at $2,158 psf, and a 1,593.1 sqft unit at $3.28M. The spread across those 4 prints alone runs from $1,772 to $2,158 psf, which is the range a buyer should expect stack by stack.
Eyeing a specific stack? We pull the latest transactions for that stack before you offer, honest advice, no pressure. WhatsApp us
The size ladder, priced at the $1,960 psf median:
2-bedders, 969 to 1,206 sqft, 1 or 2 baths, several with a store: about $1.9M to $2.36M.
3-bedders, 1,507 to 1,593 sqft with 3 baths, most with a store: about $2.95M to $3.12M.
4-bedders, 2,034 to 2,250 sqft with 5 to 6 baths plus a store: about $3.99M to $4.41M.
Penthouses, 6,566 to 8,708 sqft, 4 bedrooms with 5 to 6 baths.
The published floor plan data does not carry sizes for the 418 one-bedder units, which is a gap in our own records rather than a fact about the building; the recent prints above suggest they run in the 650 to 780 sqft band. Layouts across the tower favour efficient, letting-ready formats over generous storage, in keeping with an address built to sit above two office towers rather than a school belt.
Supply: the Marina subzone holds 4 condo projects, Marina One Residences, Marina Bay Residences (428 units), The Sail @ Marina Bay (1,111 units) and Marina Bay Suites (221 units), together roughly 2,800 units. Marina One is the newest of the four, completed in 2017, and nothing has launched in the subzone since. Newer district launches nearby, including One Marina Gardens and W Residences Marina View, are pricing well above this resale band.
Demand: this is tenant demand, not upgrader demand, and it runs deep. 770 leases were signed since January 2025 against 1,042 units, split 410 for one-bedders, 254 for two-bedders, 81 for three-bedders and 25 for four-bedders. The office towers immediately below, plus the wider Marina Bay Financial Centre and Asia Square cluster, keep a captive professional tenant pool a lift ride from home.
Rental: one-bedders let at a median $4,600 a month, two-bedders at $7,500, three-bedders at $10,500 and four-bedders at $17,000. Against the priced size ladder above, gross yields run about 4.2% to 4.9%, unusually strong for the Core Central Region, where 2.5% to 3% is closer to the norm.
The honest take: no school radius, a lease clock 15 years into its run, and CCR resale liquidity that moves slower than the heartlands, so selling takes patience and the right buyer. Our rental yield guide covers how we read the letting numbers, and the URA Master Plan shows what is still coming to the Marina South and Greater Southern Waterfront corridor around this address.
Income investors buying into the CBD’s own tenant pool, professionals who want to walk to work, and buyers who want a completed, resale-priced integrated address instead of a new launch quoting well above $3,000 psf. The compact 1- and 2-bedroom stock suits investors prioritising yield over space.
Balloting families should look elsewhere entirely, since no school sits inside the 1km radius here. Buyers who want the newest product in the district are better served by One Marina Gardens, Union Square Residence or W Residences Marina View, at new-launch pricing. For everyone else chasing a defensible CCR yield, Marina One Residences remains one of the more straightforward entry points in District 01.
Thinking about Marina One Residences?
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Marina One Residences has 2 blocks of 33 storeys.
Marina One Residences rises 33 storeys across 2 blocks.
Marina One Residences has 1,042 residential units.
Marina One Residences offers 1 Bedroom (657 to 775 sqft), 2 Bedroom (969 to 1,281 sqft), 3 Bedroom (1,507 to 1,593 sqft), 4 Bedroom (2,034 to 2,250 sqft), Penthouse (6,566 to 8,708 sqft).
The floor plans we hold for Marina One Residences are shown on this page. For the full set, a specific stack, or an unblocked-facing recommendation, WhatsApp us and we’ll send them over.
Marina One Residences sits on a site of about 4,264 sqm (roughly 45,900 sqft).
Marina One Residences is 99-year leasehold (lease from Jul 2011).
No, Marina One Residences is a 99-year leasehold development (lease from Jul 2011).
Marina One Residences is developed by M+S Pte Ltd (Temasek & Khazanah).
Marina One Residences is at 21 and 23 Marina Way, in Marina Bay’s new downtown – about 250m from Marina Bay MRT (CE2/NS27/TE20), with direct underground links to the station network.
Marina One Residences is in District 01 (Raffles Place, Cecil, Marina, People’s Park), in the Core Central Region (CCR).
The nearest MRT is Marina Bay (CE2/NS27/TE20), about 250m away. Downtown (DT17), Shenton Way (TE19), Raffles Place (EW14/NS26), Telok Ayer (DT18), Tanjong Pagar (EW15) and Bayfront (CE1/DT16) are all within 1km – four MRT lines from one address.
There are no primary schools within 1km of Marina One Residences. The nearest is Cantonment Primary School at 1.52km.
Primary schools within 2km of Marina One Residences: Cantonment Primary School.
Shopping malls within about 2km of Marina One Residences include Marina One, Marina Bay Link Mall, OUE Downtown, Downtown Gallery, Guoco Tower and Icon Village.
Yes – parks within about 2km of Marina One Residences include Central Linear Park, The Lawn @ Marina Bay, Telok Ayer Park, Raffles Place Park and Telok Ayer Green.
Based on transactions in the last 12 months, PSF ranges from about $1,680 to $2,227.
Based on recent transactions, 1 Bedroom units start from about $1.2M, 2 Bedrooms from about $1.96M, 3 Bedrooms from about $3.2M, 4 Bedrooms from about $4.17M.
Marina One Residences has seen average rental yields of about 4.2% based on recent transactions – strong for a CCR address – because it sits inside the Marina Bay financial district’s own tenant pool, with Marina Bay MRT about 250m away. As with any CCR project, your entry price matters more than the address – speak to us for a detailed breakdown before committing.
Marina One Residences suits professionals, couples and investors more than school-focused families – there are no primary schools within 1km (the nearest is Cantonment Primary School at 1.52km). Families who want city-centre living will still value the 65,000 sqft Green Heart gardens and the full-facility deck.
Marina One Residences is a 99-year leasehold integrated development in District 01 developed by M+S Pte Ltd, the Temasek and Khazanah joint venture, comprising 1,042 units across 2 towers above The Heart office towers and a retail podium. It obtained TOP in 2017.
Marina One Residences obtained TOP in 2017.
Marina One Residences is fully completed – TOP was obtained in 2017. Units are now available on the resale market.
Yes. Foreigners can buy Marina One Residences because it is a private residential development. Foreigners pay 60% Additional Buyer’s Stamp Duty (ABSD) on top of the purchase price.
Marina One Residences is a completed development, so there is no showflat. Viewings of available resale units can be arranged with our sales team.
You can book a viewing with our appointed sales team:
Kelvin Sin 9722 2222
Chew Peixuan 9101 5301
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