An owner listing a unit at The Sail @ Marina Bay today is competing against neighbours in the same stack bought years apart, renovated to different standards, and facing different views from the same floor plate. Getting the asking price right depends more on stack and floor here than on the building's postcode alone.
Short answer: The Sail @ Marina Bay is a 99-year leasehold development of 1,111 units that topped out in 2008. Based on a unit tracker dated 13 to 26 September 2026, prices for the units reviewed ranged from about $1,811 to $2,598 psf, and tenanted units showed illustrative gross yields of roughly 2.9% to 4.8%. Stack, floor level and whether a unit faces Marina Bay or the carpark account for much of that spread.
Building facts
The table below is drawn from the Property Info screen of James Ong's own property records and from a PropNex floor plan for Type 1D.
| Item | Detail |
|---|---|
| Tenure | 99 years from 12 August 2002 |
| TOP | 2008 |
| Total units | 1,111 |
| Developer | Glengary Pte Ltd |
| District / address area | District 1, Raffles Place / Cecil / Marina / People's Park (Central Subzone) |
| Land size | 97,855 sq ft |
| Gross floor area | 1,272,099 sq ft |
| Plot ratio | 13.0 |
| Unit mix (partial) | Type 1D, 1-bedroom, 61 sqm / 657 sqft, in stack 07, floors 3 to 43 and 46 to 66. A full unit mix table was not in the records reviewed for this guide. |
Prices: what recent deals and listings show
My own tracking of 11 units across the development between 13 and 26 September 2026, a mix of agreed prices, asking prices and offers under negotiation, shows prices of about $1,811 to $2,598 psf. In dollar terms that was roughly $1.19 million for a 657 sqft 1-bedroom up to about $1.79 million for a renovated high-floor unit. It is a working snapshot, not a full transaction history.
The spread follows a clear pattern. The top of the range sits with renovated units on high floors with an open view of Marina Bay or the sea. The bottom sits with lower and mid-floor units in less sought stacks, including units that face the multi-storey carpark. On several listings, buyers and sellers were settling about 3% to 7% below the first asking price.
Rents and an illustrative yield
Six tenanted units in the same tracking set were let at about $4,500 to $5,800 a month for whole units. One converted unit was let room by room. For illustration only, those whole-unit rents against the matching prices work out to gross yields of roughly 3.6% to 4.8%, before maintenance, property tax, agent commission or any vacancy.
| Illustration | Price | Monthly rent | Gross yield |
|---|---|---|---|
| 657 sqft 1-bedroom, mid floor | about $1.19M | $4,500 | about 4.5% |
| 2-bedroom + study, low floor | about $1.65M | $5,800 | about 4.2% |
| Renovated unit, bay view | about $1.72M | $5,100 | about 3.6% |
The pattern is the usual one for city 1 and 2-bedroom stock: the cheaper units often yield more, because rent does not rise as fast as price for a better view or floor.
Stacks and layouts to look at
The only floor plan in my records is Type 1D, a 1-bedroom of 61 sqm (657 sqft) in stack 07, floors 3 to 43 and 46 to 66. It has one bedroom, a kitchen beside the living and dining area, and a bay window with an air-con ledge and planter; there is no separate balcony on this type.
Facing matters more here than the address suggests. In the units I tracked, the high-floor units with an open view of Marina Bay or the sea carried the highest psf, while one lower unit faces the multi-storey carpark and has no view. Ask which way a unit faces, and check it at the viewing, rather than assume a Marina Bay address comes with a Marina Bay view.
Owning here: management and fees
The one maintenance figure in the records reviewed is for a 657 sqft 1-bedroom: $1,237 per quarter, for a 657 sqft 1-bedroom, September 2026. I have not seen a fuller maintenance fee schedule or sinking fund position for the development in the material gathered for this guide, so I will not extrapolate that single data point across unit types or stacks.
What I would ask for, in my experience as a managing agent, before committing to a unit here:
- The last two to three years of AGM minutes, to see what the MCST council has been raising and voting on.
- The current sinking fund balance against the council's 5-year maintenance plan, not just the balance on its own.
- Any special levies raised or proposed in the last three years, and what they were for.
- The status of any lift modernisation, facade or waterproofing works, given the building topped out in 2008 and is now past the point where major mechanical and envelope works typically surface.
- Which managing agent holds the contract, and when the council last reviewed or retendered it.
Who this suits, and who it may not
Based on the records, The Sail suits an owner comfortable with a large, well-established 99-year scheme where unit condition and stack matter as much as the address, and who will ask pointed questions about view and facing rather than rely on the development's name. It may also suit a landlord targeting tenants who want a Marina Bay postcode at a rent below newer launches nearby.
It may suit a buyer less well if they assume every stack delivers a water view, are not prepared to dig into AGM minutes and sinking fund status on a building now past its first decade, or need a short holding period and are uneasy with the lease decay on a 2002-dated 99-year tenure.
For the full list of buildings I cover, see City condos.
Questions readers ask
Is The Sail @ Marina Bay freehold or leasehold?It is 99-year leasehold, with the lease commencing 12 August 2002. Buyers should factor remaining lease into financing and exit planning, since the lease was already over two decades old as of the records reviewed for this guide.
What is a realistic psf range for a resale unit here?Based on my tracking of 11 units between 13 and 26 September 2026, prices ranged from about $1,811 to $2,598 psf. Where a specific unit sits in that range depends heavily on stack, floor and renovation condition, not just size.
What rent can an owner expect?Whole-unit rents in the same set ranged from about $4,500 to $5,800 a month, giving illustrative gross yields of roughly 3.6% to 4.8% before costs. These are specific unit examples, not a building-wide average.
Only one maintenance figure appears in the records reviewed, at $1,237 per quarter for one unit. I would not assume this applies across all unit types without asking the MCST or managing agent directly for the current fee schedule.
Does every unit at The Sail have a Marina Bay view?No. My tracking notes one unit with no view and facing the multi-storey carpark facade, while other high-floor or premium-stack units were described as having unblocked sea or Marina Bay views. Always confirm facing and outlook for the specific unit, not the building as a whole.
What should I check before buying here?Ask for the last two to three years of AGM minutes, the sinking fund balance against the five-year maintenance plan, any special levies and the status of lift, facade and waterproofing works. At a building completed in 2008, those items shape your costs more than the listing photos do.
Your situation is different. Get it in writing.
I'll work through your sale price, CPF refund, loan, next purchase and timing in a free written Property Decision Review. No obligation.
Get my free Property Decision Review →Sources
James Ong's own records: unit tracking 13 to 26 September 2026 and property information; PropNex floor plan, Type 1D
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
Member discussion