If you've been watching Singapore's CBD evolve and wondering whether the next big residential opportunity is taking shape right now, the answer is yes. And it's happening at one of the most recognisable addresses in the country.
SingLand has announced plans to transform the Marina Square complex into what it calls a "hyper-mixed" development, combining residential units, hotels, offices, retail, serviced apartments, sports, wellness, and cultural spaces into a single integrated precinct. The site spans over 92,000 sqm across roughly 9.2 hectares, encompassing the existing mall and three international hotels: Pan Pacific Singapore, Parkroyal Collection Marina Bay, and Mandarin Oriental.
The critical regulatory milestone has already been cleared. According to SingLand's SGX filings, URA granted Written Permission under its Strategic Development Incentive (SDI) scheme on 31 August 2026, unlocking a GFA uplift to approximately 362,493 sqm. The SDI scheme allows developers of established commercial properties to apply for rezoning and additional GFA in exchange for delivering public benefits. In this case, that includes a 6,500 sqm public park enhancing the green space over Stamford Canal along Raffles Avenue.
DBS Group Research values Marina Square on the books at S$1.05 billion, or around S$490 psf on a GFA basis. DBS analysts project that redevelopment could drive gross development values of between S$3.6 billion and S$4.8 billion upon completion, representing a 3.5x to 4.5x uplift. According to PropNex executive chairman Ismail Gafoor, the residential component will yield 702 units, with a launch targeted for 4Q2026 at 6 Raffles Boulevard.
In 25 years, I've watched Singapore's waterfront go from a fringe amenity to the single most sought-after residential address premium in this market. What's happening at Marina Square isn't just a redevelopment. It's the next chapter of the Marina Bay story, and that story has only ever moved in one direction for property values.
Here's the thing most people miss about projects like this. The real signal isn't the building itself. It's what the URA SDI approval tells us about government intent. When URA grants Written Permission for a site of this scale and complexity, it's a statement that this precinct is being deliberately designed as a permanent live-work-play destination, not just another tower. The URA Master Plan already calls for Marina Bay to become a vibrant 24-hour CBD, and Marina South is slated to bring approximately 10,000 new homes to the broader waterfront district. Marina Square sits right at the centre of that long-term blueprint.
In my view, the 4Q2026 launch timeline is aggressive, and intentionally so. UOL recorded S$5.1 billion in residential sales in 2025, quadrupling the prior year's figure according to data cited in the research notes, with sell-through rates hitting 99% at some launches. A developer that confident, operating in a market that liquid, is not going to price this conservatively. Buyers should expect benchmark-setting psf numbers for the CCR, and they should go in clear-eyed about that.
If you're an HDB upgrader, Marina Square's residential tower is not designed for your immediate budget. This is a luxury CCR product at a premium waterfront address, and the psf will reflect that. The more relevant angle for you is the broader Marina Bay densification play. As the district builds out its resident population, surrounding private condos and even well-located OCR and RCR projects benefit from the spillover in demand and infrastructure investment. The macro tide here lifts more than just the marquee launch.
If you're a private condo investor or CCR buyer, this is the launch to watch most closely in the next 12 to 18 months. The 702-unit tower sits within a precinct that neighbours The Gateway, South Beach, and Millenia Singapore, architectural landmarks that have anchored premium pricing for decades. No official psf guide has been released yet. A useful benchmark from the same developer parentage: UOL and CapitaLand's Skye at Holland JV sold 99% of units at an average of S$2,953 psf, according to data in the research notes. A waterfront integrated development in Marina Bay would command a meaningful premium above that. Do your comparison work early, and make sure you factor in ABSD exposure at your buyer profile. Singapore citizens purchasing a second property face 20% ABSD; PRs face 5%; foreign buyers face 60%.
If you're an investor watching the serviced apartment component, note that the project includes a serviced apartment block alongside the residential tower. These have different regulatory treatment. There's no ABSD on purchase, but CPF cannot be used and the product suits a specific investor profile, typically those prioritising recurring income yield over capital appreciation. Clarify which component you're targeting before you register interest, because the two have very different financial profiles.
Marina Square's transformation is not a future promise. URA approval is in hand, a launch date is publicly anticipated for 4Q2026, and one of Singapore's most capable developers is behind it. Whether you're tracking this as a direct buyer, an investor benchmarking CCR supply, or simply watching how the Marina Bay precinct matures, this is a development that deserves your full attention right now. If you want to talk through how this fits your specific property plans, or whether this is the right moment to reposition your portfolio ahead of the launch, reach out to me directly on WhatsApp at +65 9750 1055 or visit keithtanboonkee.com. Let's work through the numbers together.
25 years experience · 1,000+ transactions · 4,379 TOP units managed
💬 WhatsApp Me