Marina View Residences in Singapore's District 1

Marina View Residences Review: Location, Price, Investment Analysis

Marina View Residences is a luxurious mixed-use development within the Central Business District (CBD) in Singapore’s District 1. Located at Marina View just off Shenton Way in the Marina Bay area, the 7,817.6 sq m (84.147.9 sq ft) site is expected to yield about 905 residences, 2,000 sq m (21,528 sq ft) in gross floor area of commercial & retail spaces, and a hotel with approximately 540 rooms.

Marina Bay is home to a number of multinational corporations and is a thriving business district. The development is also close to a number of tourist attractions.

The development of Marina View Residences is part of the Urban Redevelopment Authority’s (URA) plan to transform the CBD into a thriving place to ‘live, work, play’.

The 99-year leasehold land parcel was awarded to Boulevard View, an entity linked to IOI Properties Group, on 21 September 2021 via a government land tender. It submitted a sole bid of $1,508,000,101, which translates to a land rate of 1,379 per sq ft per plot ratio (psf ppr).

This review of Marina View Residences seeks to offer an unbiased evaluation of the following:

To learn more about the development, arrange a show flat viewing, or find out more about property investment, please WhatsApp me.


Marina View Residences Property Fact Sheet

Project NameMarina View Residences
Type of DevelopmentA mixed-use development with residential, hotel, and commercial spaces
AddressMarina View
DeveloperBoulevard View, an entity linked to IOI Properties Group
Tenure99-year leasehold
Site Area7,817.6 sq m (84,147.9 sq ft)
Gross Floor Area101,629 sq m (1,093,923 sq ft)
Plot Ratio13
Number of UnitsApproximately 905 residential units
Estimated TOP2028
Sales EnquiryClick here


Why Invest in Marina View Residences?

Marina View Residences offers a range of unique selling points that make it an attractive option for those looking for a luxurious residential property in Singapore. These include the following:

  • Prime location in the heart of Singapore's Central Business District (CBD).
  • High rental demand with an existing catchment of ready tenants.
  • Stunning views of Marina Bay and the city skyline.
  • Excellent transport network – within a 3 to 7 minutes walk to three MRT stations. They are Shenton Way (Thomson-East Coast Line), Tanjong Pagar (East-West Line), and Prince Edwards (Circle Line).
  • Seamless connectivity via major expressways such as Marina Coastal Expressway (MCE), Ayer Rajah Expressway (AYE), Central Expressway (CTE), and the East Coast Expressway (ECP).
  • Close proximity to shopping centres, restaurants, and entertainment spots.
  • A short commute to Singapore’s Historical, Civic, and Art districts.
  • A stone’s throw from the Greater Southern Waterfront.
  • Convenient access to schools and higher education institutions, as well as international schools.
  • Marina South's master plan offers an exciting work, live, and play environment.

Who is the Developer of Marina View Residences?

The developer of Marina View Residences is Boulevard View, an entity linked to IOI Properties Group, which is an award-winning conglomerate in Malaysia founded in 1976. The Group's three core business segments are property development, property investments, and hospitality and leisure.

IOI Properties has a strong track record of delivering high-quality, award-winning projects across Malaysia, Singapore, and China. The Group is committed to sustainability and its investment properties are designed to meet the Green Building Index or are Green Mark-certified.

Some of the residential projects it has developed in Singapore are Cape Royal and Seascape at Sentosa Cove, South Beach, Cityscape, and The Trilinq.


What Are the Prices for Marina View Residences?

The prices for Marina View Residences are not available yet.

Nevertheless, at the government land sale (GLS) on 21 September 2021 for the 7,817.6 sq m (84.147.9 sq ft) site, it was awarded to Boulevard View, an entity linked to IOI Properties Group, which submitted a sole bid of $1,508,000,101.

This translates to a land rate of 1,379 per sq ft per plot ratio (psf ppr) and hence, Marina view Residences is estimated to be launched at an average price of $2,600 psf.


Where Is Marina View Residences Located?

Marina View Residences Map Location

Marina View Residences Location

Marina View Residences is located at Marina View and is sandwiched between the Singapore Conference Hall and Asia Square Tower. It overlooks Marina Bay and is a short drive to many popular destinations such as Gardens By The Bay, Sentosa, Chinatown, Boat Quay, and more.

It is well-connected to Singapore's transportation network, with easy access to major roads and public transportation options. The development is located within walking distance (3-7 minutes) of three MRT stations – Shenton Way (Thomson-East Coast Line), Tanjong Pagar (East-West Line), and Prince Edwards (Circle Line).

There are also several bus stops located near it, providing easy access to other parts of the city.

Those who drive will enjoy convenient access to major expressways that include Marina Coastal Expressway (MCE), Ayer Rajah Expressway (AYE), Central Expressway (CTE), and the East Coast Expressway (ECP).


Shopping Centres and Amenities Nearby

Marina View Residences, being a mixed-use development, will enjoy direct access to a wide range of shops, restaurants, and essential amenities, making it an attractive place to work, live, and play.

Surrounding it are several shopping centres that will offer easy access to an array of retail, dining, and entertainment options. These include Marina One, Marina Bay Link Mall, Guoco Tower, Altez, and Icon Village.

Guoco Tower is a short walk from Marina View Residences

Guoco Tower

Icon Village is a short walk from Marina View Residences

Icon Village

Marina View Residences is also located close to popular food centres such as Amoy Street Food Centre and Maxwell Food Centre. Being just an 8-9 minutes walk away, residents will have plenty of food choices available to them.

But for those who prefer home-cooked meals, fret not! Several supermarkets such as Cold Storage, NTUC FairPrice, and Little Farms Market are nearby.

Marina View Residences Review: A short walk to Amoy Street Food Centre.

Amoy Street Food Centre

Maxwell Food Centre is about 9 minutes walk from Marina View Residences

Maxwell Food Centre

Proximity to Singapore’s Civic, Historic, And Art Districts

Marina View Residences is located near many popular attractions such as the Marina Bay Sands, Merlion Park, Gardens by the Bay, and Singapore Flyer.

It is also near a number of museums and cultural institutions, as well as landmarks. These include the National Gallery Singapore, Asian Civilisations Museum, City Hall, and The Padang, all within Singapore’s Civic and Art Districts.

Marina View Residences Review: A short drive to Singapore's National Gallery.

National Gallery

Marina View Residences Review: A short drive to the National Museum in Singapore's Art District

Singapore's National Museum

Moreover, historical districts such as Chinatown and Boat Quay are a stone’s throw away.

Chinatown provides insights into the city-state's cultural heritage, Chinese traditions, vibrant architecture, and bustling streets and markets.

On the other hand, Boat Quay offers a great dining experience beside the picturesque Singapore River. The area is well known for its diverse array of restaurants serving delicious local and international cuisines. It is also a popular place to hang out due to the presence of an assortment of pubs and bars.

Marina View Residences Review: Chinatown is just a short drive away away.


Boat Quay - A popular leisure destination near Marina View Residences.

Boat Quay

Greater Southern Waterfront – A Short Walk from Marina View Residences

The Greater Southern Waterfront is within walking distance of Marina View Residences

The Greater Southern Waterfront

The Greater Southern Waterfront area has been earmarked by the government to transform the southern coastline of Singapore into a new place for urban living. It may subsequently become an extension of the current Central Business District (CBD).

This is unsurprising given its proximity to key business districts like Raffles Place and Marina Bay Financial Centre. Hence, Marina View Residences will attract professionals working in these areas, potentially leading to high rental demand.


Sentosa is Three MRT Stations Away

As Sentosa is Singapore’s premier lifestyle and entertainment destination and is home to Universal Studios and other world-class attractions, this can benefit a property like Marina View Residences in several ways.

Sentosa, Singapore's premier lifestyle and entertainment destination, is just 3 MRT stations from Marina View Residences


Sentosa will just be three stops from Marina View Residences once the remaining loop of the Circle Line is completed by 2026, which will consist of the Prince Edward, Cantonment, and Keppel MRT stations.

The proximity to Sentosa will enhance the prestige and desirability of the development. This can potentially attract buyers who desire a luxury lifestyle and are attracted to the exclusivity associated with the area.

With access to a variety of lifestyle and entertainment amenities, including world-class restaurants, golf courses, and theme parks, residents of Marina View Residences can look forward to a more vibrant and dynamic neighbourhood, thereby increasing the development's investment potential.


Schools And Educational Institutions Near Marina View Residences

Marina View Residences is located near several schools and tertiary educational institutions, making it an ideal location for families with children. Some of the primary schools close to it include Cantonment Primary School, Stamford Primary School, and ZhangDe Primary School.

For secondary schools, they include the School of the Arts, Gan Eng Seng Secondary School, and Outram Secondary School.

Meanwhile, the Singapore Management University (SMU) is just three MRT stations from Marina View Residences, while the National University of Singapore is eight stops away.

Cantonment Primary School is located near Marina View Residences

Cantonment Primary School

Marina View Residences is just 3 MRT stations from Singapore Management University (SMU).

Singapore Management University (SMU)

School of the Arts (SOTA) is 3 MRT stations from Marina View Residences

School of the Arts (SOTA)

National University of Singapore (NUS) is 8 MRT stations from Marina View Residences

National University of Singapore (NUS)

International Schools

Marina View Residences has strong investment potential, thanks to its prime location in the heart of Singapore's Central Business District (CBD) where many expatriates work. Hence, there will be no lack of rental demand, especially now that the Singapore government has imposed a hefty additional buyer’s stamp duty on the purchase of properties by foreigners, driving them into the rental market.

Some of the international schools nearby are:

  • Shelton College
  • Ascensia International School
  • ISS International School
  • Middleton International School
  • Insworld Institute


URA Master Plan And Vision for Marina South

Under the URA master plan and vision for Marina South, the 45-ha district is envisioned to be a mixed-use neighbourhood with residential, retail, office and hotel uses. Upon completion, Marina South is expected to have 10,000 homes. The following are some of the key features of Marina South, making it an ideal place to work, live, and play:

A sustainable 10-minute district: The concept is based on the idea that people should be able to access the essentials of daily life, such as housing, work, education, healthcare, and recreation, within a 10-minute walk or cycle. This will help to reduce car dependency and promote a more sustainable lifestyle.

More green spaces: The district will feature a variety of lush green spaces such as parks, gardens, and waterfront areas. These green spaces will provide residents with a place to relax, exercise, and connect with nature.

Transport connectivity: The district will be well-connected and served by a variety of public transport options, which include the MRT, bus, and ferry. This will make it easy for residents to get around the district and the wider city.

A lively public realm: Create a lively and inclusive public realm where people can gather, interact, and enjoy a variety of activities. This could include events, festivals, markets, and simply people-watching.

Attractions & recreation: Marina South will provide residents and visitors with a variety of things to see and do. Besides Gardens by the Bay and Marina Barrage, the future Marina South Coastal Park will offer visitors the opportunity to immerse in nature, hear, hear birds chirping and enjoy beautiful views of the sea.

Recycling and composting facilities: To help to reduce waste and promote a more sustainable lifestyle, plans are afoot to create a clean and green living environment. This will benefit the environment and the community in the process.


Conclusion: Investment Potential & Rental Yields

Marina View Residences offers a host of appealing features. Besides being situated in the prime Central Business District (CBD), it also boasts stunning sea views, convenient access to amenities, shopping, and entertainment, as well as a sustainable and eco-friendly living environment.

For those looking for a quality place to live, Marina View Residences ticks many boxes. But in terms of property investment and capital appreciation, what will its prospect be?

To answer this question, let’s examine how two nearby properties have performed – Wallich Residences and Marina One Residences. Both are also mixed-used 99-year leasehold developments and were launched in December 2013 and October 2014 respectively.

Marina View Residences Investment Analysis - Wallich Residences versus Marina One Residences

Marina View Residences Investment Analysis

As can be seen from the chart above, since their launch, Wallich Residences and Marina One Residences have appreciated by 7.70% and 3.88% respectively. These gains were not particularly impressive when compared to some other properties in prime Districts 9 and 10 such as Martin Modern (+23.13%) and Gramercy Park (+40.45%).

However, do note that not all new launches in Districts 9 and 10 have done well. To delve deeper into this, please WhatsApp Me for further comparative market analysis.

Meanwhile, the rather tepid capital gains by Wallich Residences and Marina One Residences can be attributed to a slew of new property launches in Districts 1 and 2 since early 2000. This can be seen from the list below (Note: this is not an exhaustive list).

Name of DevelopmentLaunched onNo. of UnitsStatusAverage Rental Yield
Onze @ Tanjong PagarSeptember 201356Freehold3.2%
V On ShentonAugust 201251099-year4.0%
Eon ShentonJanuary 201213299-year3.8%
Skysuites @ AnsonMarch 201136099-year5.2%
76 ShentonApril 201020299-year4.5%
Marina Bay SuitesDecember 200922199-year3.9%
One ShentonJanuary 200734199-year4.4%
LumiereDecember 200616899-year4.4%
The Sail @ Marina BayOctober 20041,11199-year4.3%
IconMay 200364699-year4.6%

It is important to take note that several new property launches in Districts 1 and 2 are in the works. These include the following:

The Marina Gardens Lane GLS site was recently clinched by a consortium made up of Kingsford Huray Development (a unit of Chinese developer Kingsford Group), Obsidian Development and Polarix Cultural & Science Park Investment on 27 June 2023.

They submitted a winning bid of $1.034 billion, translating to a land rate of $1,402 psf per plot ratio (psf ppr). Hence, the estimated average launch price is expected to be around $2,650 psf, which will help set the benchmark for the area.

This is slightly higher than the estimated average launch price of $2,600 psf for Marina View Residences, which has a slightly lower land cost of $1,379 psf ppr.

Although the performance of properties in Districts 1 and 2 has been less than stellar, the exciting development of Marina South can offer promising investment potential longer term.


URA Downtown Master Plan

Currently, living in the Central Business District may not be the most appealing as it is very buildup. In fact, it is a concrete jungle where office buildings and skyscrapers dominate the area. But this is set to change after the Singapore government introduced the CBD Incentive Scheme that encourages existing owners of commercial properties to redevelop them into mixed uses.

In addition, under the URA Downtown master plan, it aims to rejuvenate the CBD into a vibrant 24/7 mixed-use district.

Besides encouraging the conversion of older office developments into mixed-use developments, it also seeks to enhance connectivity and create a more people-friendly environment accompanied by lush greenery.

Marina View Residences Review: URA's Downtown Master Plan

URA's Downtown Master Plan

For property investors, this presents exciting opportunities as the plan could potentially increase the value of properties in the area, offer new investment opportunities, and attract a wider range of tenants due to the diversity of uses and improved amenities.

Hence, Marina View Residences is expected to have no issues in terms of rentability. As can be seen from the above table, rental yields in Districts 1 and 2 are quite appealing, primarily ranging from 4.0% to 4.5%.

However, achieving significant capital appreciation may necessitate a longer-term investment approach due to the time required for the URA to fully implement its various master plans.

If you have any queries about property investment or wish to receive updates on Marina View Residences and other new launches, please WhatsApp or Email Me.


Meanwhile, below are other reviews of new property launches:

Core Central Region


Rest of Central Region

Outside Central Region

For more details please refer to our project information.


Posted in Core Central Region, New Properties.

Hi, I'm Lance Kuan, an Associate Marketing Manager at Huttons Asia Pte Ltd, one of the largest property agencies in Singapore.

With almost 30 years of experience in banking, investment and market analysis, I now find immense pleasure in helping others in property investment and asset progression.

My blog - Sg Home Investment - offers essential property reviews, research and guides to help buyers make an informed investment decision. Please feel free to WhatsApp Me if you have any queries about the real estate market in Singapore.