Marina Bay Residences: A Resale Owner's Guide

An owner holding a one-bedroom unit in Marina Bay Residences is sitting on a building that turned sixteen in 2026, on a 99-year lease that started back in October 2005. The question that tends to come up at resale or renewal time isn't whether the Marina Boulevard address still carries weight. It's whether the numbers on a 710 sqft unit still make sense against a lease that is now about a fifth gone, in a building where 1-bedroom and 2-bedroom units make up most of the stock.

Building facts

The facts below come from the property information and floor plan material I have on file for this project. I have left out anything not shown in that material rather than guess at it.

Unit mix, from the same property record:

The site plan on file shows recreation decks on two levels: a 7th storey deck with a lap pool, reflecting pool, children's pool, jacuzzi, gym and function room, and a 27th storey sky terrace with a zen garden, tea deck, lounge, play area and spa garden.

Prices: psf and recent resale transactions

PropNex Investment Suite transaction records (generated 11 Sep 2026) show eight resale transactions for 1-bedroom units at 18 Marina Boulevard between 10 October 2024 and 18 December 2025. Area across these deals was 710 to 753 sqft, psf ranged from $2,055 to $2,493, and prices ranged from $1,460,000 to $1,825,000. All eight were marked as resale.

My own tracking of 1-bedroom listings and agreed prices in September 2026 puts current deals at roughly $2,180 to $2,300 psf, about $1.58 million to $1.70 million for a 710 to 753 sqft unit. That sits inside the 2024 to 2025 range rather than clearly above or below it.

Rents by unit type, and an illustrative yield

PropNex rental records (generated 11 Sep 2026) show 1-bedroom rentals at Marina Boulevard, area 700 to 800 sqft, transacting mostly between $7.00 and $8.27 psf per month, with one outlier at $9.33 psf in April 2026. Monthly rents in this set ran from $5,200 to $7,000, with most deals clustering between $5,400 and $6,500, across contract dates from September 2025 to July 2026. The same rental window also shows 2-bedroom units (1,055 to 1,227 sqft) being leased, but the rent figures for those deals were cut off in the record I have, so I am leaving 2-bedroom rent numbers out rather than estimate them.

My own unit tracker shows individual 1-bedroom rents of $5,800, $6,000 and $5,400 a month against tenanted units, consistent with the PropNex range above.

For illustration only: a unit bought at $1,630,000 and rented at $5,800 a month works out to (5,800 x 12) / 1,630,000, or about 4.27% gross, before maintenance, property tax, agent commission or any vacancy period. This is a simple gross-yield illustration, not a return you can expect to replicate, and it ignores financing cost entirely.

Stacks and layouts to look at

The floor plans on file cover three 1-bedroom types on stacks 4, 5 and 6, spanning roughly floors 08 to 51:

• Type A1 (stack 4): 66 sqm / 710 sqft
• Type A2 (stack 5): 67 to 68 sqm / 721 to 732 sqft
• Type A3 (stack 6): 69 to 70 sqm / 743 to 753 sqft

All three share the same basic layout: an entry leading past the kitchen into a combined dining and living area, one master bedroom with a master bathroom, a balcony, and an air-con ledge. There is no separate study or utility yard in this layout, and only one bathroom in each. The larger 2-bedroom through penthouse types exist in the building but I don't have their floor plans on file for this guide, so I can't comment on their layouts here.

Owning here: management and fees

I don't have this building's maintenance fee schedule, sinking fund balance or AGM minutes on file, so I won't put a number on any of that. What I would ask for, as a managing agent, before buying or while holding a unit here:

• The last two AGM minutes, to see what works have been approved or flagged
• Whether the sinking fund is being topped up against a five-year maintenance plan, or just covering immediate repairs
• Any special levies raised or proposed, and what they were for
• The condition and repair history of lifts and the facade, given the building is now into its second decade post-TOP, typically when waterproofing and mechanical items start needing attention
• Any upgrading works quoted or planned for the pool decks and sky terrace

None of this shows up in a floor plan or a transaction table. It only shows up if you ask the managing agent or MCST council directly, or through your lawyer before completion.

Who this suits, and who it may not

In my view, this suits an owner or landlord comfortable with a compact 1-bedroom or 2-bedroom unit in a 99-year leasehold project with about 78 years of lease left as of 2026, who wants a Marina Boulevard address and the rental and psf ranges shown above. It also suits someone treating the roughly 4% illustrative gross yield as a starting point, not a promise.

It may not suit a buyer wanting a freehold or longer-leasehold legacy asset, given CPF usage and loan tenure both get more restrictive as a 99-year lease ages. It also may not suit someone needing a larger family-sized unit, since this guide is built mainly on the 1-bedroom data and plans I have on file.

For the full list of buildings I cover, see City condos.

Questions readers ask

This article is for informational and educational purposes only. It does not constitute financial, investment, or legal advice. Property investments involve risk. Past performance is not indicative of future results. Readers should seek independent advice from licensed professionals before making any property or financial decision. James Ong is a licensed real estate salesperson (CEA Reg No. R008385F) with PropNex Realty Pte Ltd and is not a licensed financial adviser.

James Ong | CEA Reg No. R008385F | PropNex Realty Pte Ltd