Marina Collection
Cove Drive · District 04 · Core Central Region (CCR) · 99 yrs lease commencing from 2007
Marina Collection is a condominium development in District 04 (CCR). Based on 27 URA-recorded transactions from 2021–2026, its median price is $4,750,000, with prices moving about -4%/yr and a gross rental yield near 3.8%.
The verdict · for an investor
Marina Collection · Condominium · District 04 · Leasehold
Marina Collection is a mixed picture — a real case, with real caveats.
There's a genuine case here, but weigh the caveats below before you commit — the fundamentals and the record don't all point the same way.
Why it's pushing up
What matters most for you
- Convenient — MRT about 57 min on foot; 2 supermarkets nearby.
- Rentable — ~3.8% gross yield.
And what makes it better
- Inside Greater Southern Waterfront — a government-committed long-term catalyst.
- Steady ~3.8% gross rental yield.
What's holding it back
- The 5-bed has lagged (−18.6%).
- MRT is a real walk — Harbourfront MRT, about 57 min.
- No Primary-1 priority school within 1km.
Should I buy?
There's a case — weigh the caveats first.
Rental yield
gross, on this project
Priced vs nearby
priced under the walkable neighbours.
Independent research, not advice. A fair price still isn’t automatically a good buy — the call is always yours.
Pick your exact unit — then check your price
Your unit’s exact size
Every real size that has sold here (URA caveats). Pick yours — or the closest.
What 1,873 sqft (large / penthouse) units go for here
The price they’re asking
Type the price they’re quoting — we’ll judge it against what this exact size really sold for. No opinion until you do.
Recent 1,873 sqft sales
What it rents for — and if that works
The rent you’d get
The price to fight for — and the endgame
No agent, no listing, no one paying us — so we’ll say it plainly, whichever side of the table you’re on, for the size you picked.
If you’re buying
≤ $3.01M
Aim at the middle or below. A patient buyer has been getting closer to $2.90M.
If you’re selling
~$3.14M
List at the top of fair; realistic close is $3.01M–$3.04M unless it’s a high floor.
Why no rush either way: Seller’s Stamp Duty means a buyer can’t sell penalty-free for ~4 years — so you’re holding regardless. That’s your leverage to negotiate down now, not overpay.
The reality check — does the gain even make sense?
Our blunt read: ~$1.03M over 10 years at this project’s own pace. It works — but forward from a cycle top, treat it as a maybe, not a promise. This is our own POV, not a forecast — the pace is the project’s own (~3.0%/yr), and past pace never promises the future.
Built from URA transactions for Marina Collection — an opinion to decide and negotiate with, never a valuation and never financial advice.
If you’re buying — the outlook
Marina Collection
Core Central Region (CCR) · District 04 · ~$1,490 psf · 3.8% yield
Prices are near the top of the cycle, and the government is still cooling it — but cheap loans and steady immigration are holding them up. For Marina Collection, its own prices have been flat lately. Over a 4-year hold, expect sideways-to-modest — not a big jump.
On balance, the wind is roughly even.
What it means for you: At ~$1,490 psf, Marina Collection is priced below similar new projects nearby — good value against its peers. Its own prices are only creeping up (~-4%/yr over ~5 years). You'd also be buying near the top of the cycle, so entry price matters. So — negotiate, don't overpay, and plan to hold past the 4-year stamp-duty window before selling.
The signals behind it
Dots show how much weight each one carries.
Holds prices back
Prices are near the top — up 33% in 5 years, well above the 4.6%/year long-run pace. Less room left to climb.
Holds prices back
Marina Collection's own prices have softened — about -2% in the latest year.
Supports prices
The prime districts (CCR) lagged the others since 2004 — more room to catch up.
Holds prices back
The government is still cooling the market — the latest was SSD back to 4 years at 16/12/8/4% (2025). That caps how fast prices can run.
Supports prices
Loan rates are cheap right now (~1.08%) and falling. Easy to carry — which supports prices, but also means more buyers competing with you.
Supports prices
Against salaries, prices aren't expensive by past standards — people can still afford to buy.
Supports prices
Lots of new people keep moving to Singapore (non-residents up ~16% over 5 years) — steady demand for homes and rentals.
Holds prices back · small effect
The government keeps releasing a lot of new land (~9,200 units this half-year) — more future supply that can weigh on prices years down the road.
Holds prices back
Foreign buying has collapsed since the 60% tax — only ~1.4% of buyers now. For the prime market you're looking at, that's a real missing piece of demand.
Holds prices back
Rents at Marina Collection have slipped ~12% over the last couple of years — weaker support if you rent it out.
Supports prices · small effect
There's more CPF money sitting ready to put toward a home than a few years back — a small support in the background.
Supports prices · small effect
The economy is growing (5% last year) and jobs are steady (1.9% unemployment) — no alarm bells.
Supports prices · small effect
Building costs are high (up ~39% since 2010) and still creeping up — developers can't build cheap, which puts a floor under new-launch prices.
Built from real public data (URA price index back to 1975, plus rates, immigration, rents, the economy). It prepares you — it never promises a price.
How far could it go — and when?
Is the price high? ~$1,490 psf is ~31% below similar nearby projects (~$2,148). good value
(The whole prime average is ~$2,284 psf — but that lumps in older stock, so we compare like with like, not against that.)
What’s realistic here? Its own record and its real neighbours — not the market.
Marina Collection has grown ~-4%/yr over ~5 years. Similar nearby: The Residences At W Singapore Sentosa Cove 0.5%, Cape Royale -0.3% — a -0.3–0.5%/yr spread (most around 0.5%).
You can’t sell for ~4 years without a penalty. Seller’s Stamp Duty is 16/12/8/4% in years 1–4, then 0% — so the honest question is what happens from year 4 on.
What price per sqft are you hoping to sell at one day?
Our own read, not financial advice. We don’t predict a price — we show what your target would need, and when, against what this project and its real neighbours have actually done.
Median price
$4,750,000
2021–2026 (URA)
Appreciation
-4%/yr
median trend
Gross yield
3.8%
~$4.7/psf rent
Lease
~80 yrs left
leasehold
Marina Collection median price per sqft, by year
Median PSF of actual URA transactions each year, with year-on-year change.
Does Marina Collection fit your budget?
GrowKaki models the real take-home — net of stamp duty, agent fee, mortgage interest and CPF — for the exact unit your budget reaches, then hands you to an agent when you’re ready.
Plan your purchase →Units for sale at Marina Collection
Questions people ask about Marina Collection
Is Marina Collection freehold or leasehold?
Marina Collection is on a 99-year lease that began in 2007, so about 80 years remain. It sits in District 04 (Core Central Region (CCR)).
How much does Marina Collection cost per square foot?
Recent transactions at Marina Collection are around $1,490 psf. Across its record, transacted prices range from $2,780,000 to $7,150,000.
Has Marina Collection gone up in value?
Across 27 URA-recorded transactions (2021–2026), prices at Marina Collection have moved about -4% a year on average, with a gross rental yield near 3.8%. That is a past record, not a forecast.
What condos are comparable to Marina Collection?
Within a short walk: The Oceanfront @ Sentosa Cove, Cape Royale, The Coast At Sentosa Cove, The Residences At W Singapore Sentosa Cove, Seascape. These are the honest yardstick for its price and growth — closer and more alike than any whole-market average.
Is Marina Collection a good buy?
Marina Collection sits in Core Central Region (CCR). Whether it is right for you depends on your budget, purpose and holding period — GrowKaki models the net take-home after stamp duty, agent fee and CPF. This is independent research, not advice, and a fair price is not automatically a good buy.