Quick Answer — Union Square Residences in 30 seconds
Where: Intersection of Havelock Road and Merchant Road, District 1 — historic former Central Square site at the gateway of the CBD.
Who: City Developments Limited (CDL).
What: A mega mixed-use project — 366 residential units (40 storeys) + 134-room co-living (hotel-licensed) + 20-storey Grade-A office + 65 retail / dining outlets.
Delivered under: URA’s Strategic Development Incentive Scheme, which rewards coherent mixed-use urban regeneration in high-potential central locations.
Tenure: 99-year leasehold. Target preview and launch through 2026.
The Central Square reboot
Union Square Residences is the residential volume inside Union Square, a CDL-led mixed-use development reshaping the intersection of Havelock Road and Merchant Road at the doorstep of the Singapore River. The site was formerly home to Central Square, a 1990s-era podium-and-tower complex that CDL acquired and pushed through URA’s Strategic Development Incentive (SDI) scheme — a policy channel launched in 2019 that allows developers to materially intensify and re-plan underused centre-city plots in exchange for a coherent urban-design outcome.
The scheme’s output is atypical: a 40-storey residential tower sits above a 20-storey Grade-A office, a newly-built 3-storey co-living block, retained heritage shophouses re-purposed as additional co-living inventory, and a 65-tenant retail and F&B layer focused on the Central Plaza and Grand Stand placemaking areas. Residents share the ground-plane amenity with office tenants and visitors, generating the dense, walkable city-centre energy CDL has engineered before at South Beach and Canninghill Piers.
Project snapshot
Attribute
Detail
Development
Union Square (overall) / Union Square Residences (residential component)
District
District 1 — Raffles Place, Marina, Cecil
Developer
City Developments Limited (CDL)
Tenure
99-year leasehold
Residential
366 units in a 40-storey tower (~150 m tall)
Office
Union Square Central — 20-storey Grade-A with 1st-storey retail & rooftop restaurant
Co-living
134 rooms across new-build 3-storey + conservation shophouses (hotel-licensed)
Retail
65 retail / F&B outlets
Concept architect
AEDAS
Residential architect
ADDP Architects
Landscape
COEN Design International
Location — the historic gateway
The site anchors the Havelock Road / Merchant Road / Eu Tong Sen Street triangle, one of the oldest cross-roads in the CBD. Directly opposite are Clarke Quay and the future Canninghill Square retail level. Fort Canning Park is a north-side walking trail; Pearl’s Hill City Park is across the Eu Tong Sen Street overpass; and the Singapore River park-connector takes residents to Raffles Place in under 15 minutes on foot.
Two MRT lines service the site within a five-minute walk: Clarke Quay (NE5) on the North-East Line and Chinatown (NE4 / DT19) on the Downtown Line interchange. That puts Raffles Place two stops away, Orchard three stops (via DT/NS interchange), and Changi Airport on a single-transfer commute via the North-East Line to Dhoby Ghaut.
Amenity
Distance
Clarke Quay MRT (NE5)
~450 m / 5 min walk
Chinatown MRT (NE4 / DT19)
~400 m
Robertson Quay
~500 m
Boat Quay / Raffles Place CBD
~1 km / 2 MRT stops
Fort Canning Park
~650 m
Marina Bay / Marina Bay Sands
~2 km / 3 stops
National Gallery / Civic District museums
~1.2 km
Changi Airport
~20 km / 20 min drive (ECP)
Design — AEDAS’s U-shaped tower
Concept architect AEDAS has delivered a U-shaped residential plan that is genuinely unprecedented for a Singapore CBD tower. The form maximises north-facing Fort Canning views and south-facing river views simultaneously, while creating an internal sky-garden courtyard sheltered from the Havelock Road traffic corridor. At ~150 metres the residences sit alongside the tallest buildings on the Singapore River’s stretch and enjoy protected view corridors towards Marina Bay.
The residential lobby connects down through private-residential lifts to the retail podium, but residents do not share lobbies with office tenants — a key mixed-use detail that CDL standardised after South Beach Residences feedback. The 134-room co-living block, hotel-licensed, functions as flexible short-stay inventory for corporate relocation and serviced-apartment demand without occupying residential quota.
Worked example — a mid-floor 2-Bedroom at ~700 sqft
Assuming an indicative launch PSF of S$3,300 (in line with D1 mixed-use comparables), absolute quantum is roughly S$2,310,000. For a Singapore-Citizen first-property buyer:
BSD: S$75,720
ABSD: Nil (SC first property)
25% downpayment: S$577,500 (5% cash minimum)
75% loan at 3.5% p.a. over 30 years: monthly ≈ S$7,781
District 1 has historically carried the lowest condominium stock of any prime district in Singapore — fewer than 5,500 units across both new and upcoming inventory as of late 2025, versus well over 20,000 in District 15 and over 12,000 in District 9. That structural scarcity is the basis of the Union Square Residences pitch: 366 new units are a large addition relative to existing D1 supply, but still small relative to the rental demand generated by the adjacent Grade-A office density at One Raffles Place, OUE Downtown, Robinson 77 and UIC Building.
Growth rates in the precinct have been meaningful. Between 2010 and 2024, private-residential price growth on transacted caveats was materially above the URA PPI average for the Singapore River micro-market, and the River Valley cluster ran a similar double-digit cumulative outperformance. Most of that growth was led by freehold stock — Union Square Residences is the first leasehold project to compete for this buyer pool at scale.
Developer track record
CDL’s recent D1 / fringe-D1 portfolio is directly relevant: Canninghill Piers (99.63% sold), South Beach Residences (integrated mixed-use with hotel), Newport Residences (launched January 2026). Further back, Irwell Hill Residences (100% sold) and The Myst set the benchmark for post-COVID launch cadence. Union Square’s retail podium also draws on CDL’s retail-asset management expertise at Republic Plaza, City Square Mall and Palais Renaissance.
Key takeaway
Union Square Residences is not a “view condo” or a “school catchment” play — it is a central-plaza, walk-to-CBD mixed-use play. The investor thesis rests on rentability to finance, tech and professional-services tenants who value Clarke Quay / Chinatown / Raffles Place walkability. The owner-occupier thesis is for buyers who already live or work in D1 / D2 and refuse to commute. Price discipline will matter: too close to Canninghill Piers resale and first-weekend take-up slows; too far below and the release schedule will accelerate.
Who Union Square Residences suits
CBD professionals and senior executives who want a same-building walk-to-office commute. The 1-Bedroom and 2-Bedroom formats with Singapore River or Fort Canning views carry the highest rentability.
Corporate relocation buyers — regional HQ postings, family offices, private-bank clients — who value the integrated co-living, hotel and retail offer. CDL’s South Beach experience translates well here.
Yield-focused investors with D1 mandate who want leasehold to compare against freehold D1 stock at a lower quantum per square foot.
Frequently asked questions
Who is developing Union Square Residences? City Developments Limited (CDL), through a wholly-owned project company.
How many units? 366 residential units in the 40-storey tower, plus 134 co-living rooms in a separate hotel-licensed block.
What is the tenure? 99-year leasehold.
What was on the site before? Central Square — a 1990s podium-and-tower complex that CDL redeveloped under URA’s Strategic Development Incentive Scheme.
How close is the nearest MRT? Clarke Quay MRT (NE5) is ~450 m away; Chinatown MRT (NE4 / DT19 interchange) is ~400 m.
What mix of uses is on the site? Residential (366 units, 40-storey), Grade-A office (Union Square Central, 20-storey), co-living (134 rooms), retail & F&B (65 outlets), plus a Central Plaza and Grand Stand for public events.
Is there a hotel? The co-living block is hotel-licensed, providing flexible short-stay and serviced inventory.
Are the residences directly above the office? No — the residential tower and the office tower are separate volumes, with dedicated residential lifts and a separate residential lobby.
What are the nearest primary schools? River Valley Primary (~1.8 km), Cantonment Primary (~1.5 km), Gan Eng Seng Primary (~2 km).
Why is it called Union Square? The name signals its uniting role — between old Chinatown and new CBD, between Clarke Quay and the Civic District, and between residential, work, retail and hospitality uses on one site.
Disclaimer: Information here is compiled from the developer’s publicly available main brochure and sales kit together with authoritative government data as at publication. Unit sizes, counts, pricing, and completion timelines are subject to change without prior notice. Buyers should verify all data directly with the developer and obtain independent legal, tax and financial advice before committing. LovelyHomes is an independent editorial publication, not a real-estate agency.
The first private residential launch in Singapore’s Marina Gardens precinct — 937 homes rising above Gardens by the Bay with Marina South MRT at the doorstep.
One Marina Gardens is the pioneer private residential launch in Singapore’s emerging Marina Gardens precinct — a 937-unit twin-tower development by Kingsford Group, rising directly above the new Marina South MRT (TE22) on the Thomson-East Coast Line. Block 3 climbs 30 storeys and Block 5 climbs 44 storeys, setting the skyline benchmark for what URA has designated as Singapore’s next car-lite waterfront lifestyle district.
What distinguishes One Marina Gardens is the convergence of four rarely-combined advantages in the downtown core: a brand-new MRT station at the doorstep, Gardens by the Bay directly across the road, a prestige District 01 address, and a signature Sky Gym on Level 45 with uninterrupted views of Marina Bay Sands, the Singapore Flyer and the CBD skyline. The development layers in more than 68 facilities across five levels — a resort-scale ground deck and sky gardens on Levels 14, 31, 34 and 45.
Every home is fitted with Smeg kitchens, Hafele hardware and Kohler sanitaryware, with full smart home integration. Vacant possession is scheduled for 31 December 2029.
Pillar 01
MRT at the doorstep
Marina South MRT (TE22) sits at the development’s doorstep on the Thomson-East Coast Line — one stop to Gardens by the Bay, direct to Orchard, Shenton Way, Stevens and Woodlands; Changi Airport via the TEL extension.
Pillar 02
Gardens at your window
Unblocked views across Gardens by the Bay, Marina Reservoir and the CBD skyline. The Flower Dome, Cloud Forest and Supertree Grove are a walk away — with Marina Bay Sands a short bridge ride across the bay.
Pillar 03
District 01 prestige
A downtown core address where freehold is rare. One Marina Gardens is the pioneer launch of the Marina South masterplan — setting the pricing benchmark for every future GLS site in the precinct.
Project At-a-Glance
Developer
Marina Gardens Development Pte Ltd Kingsford Group (anchor) with JV partners
Address
Marina Gardens Lane, Singapore 018973
District
01 · Marina Bay / Downtown Core
Tenure
99-year leasehold
Site Area
~21,528 sqm (≈ 231,728 sqft)
Plot Ratio
5.6 · integrated with retail podium
Blocks and Storeys
Block 3: 30 storeys · Block 5: 44 storeys
Total Units
937 · 27 stacks across 2 towers
Retail
Ground-floor F&B and shops integrated into Marina Gardens retail spine
Expected TOP
31 December 2029
Launch
2025
GLS Winning Bid
S$1.034 billion (~S$1,402 psf ppr)
Developer Track Record
Normanton Park · Kingsford Waterbay · Kingsford Hillview Peak
Towers: Block 3 rises 30 storeys over stacks 01–14. Block 5 rises 44 storeys over stacks 15–27, crowned by the signature Sky Gym on Level 45.
Indicative Pricing
1-Bedroom from
S$1.50M
2-Bedroom from
S$2.00M
2-Bedroom + Study
S$2.30M
3-Bedroom from
S$2.90M
3-Bedroom Premium
S$3.90M
4-Bedroom Premium
S$5.00M+
PSF benchmark: from approximately S$2,900+ psf · District 01 downtown core where freehold is rare and pricing is anchored to Marina Bay comparables. Prices indicative only and subject to the developer’s current price list at booking.
Why Buyers Are Watching
1First-Mover in Marina Gardens — the pioneer private residential launch in the Marina South precinct. Every future GLS launch in this district will be benchmarked against One Marina Gardens.
2MRT at the Doorstep — Marina South MRT (TE22) on the Thomson-East Coast Line, connecting directly to Orchard, Shenton Way, Stevens, Woodlands and Changi Airport.
3Gardens by the Bay at the Doorstep — unbroken views over 101 hectares of botanical gardens, Supertree Grove, Cloud Forest, Flower Dome and the OCBC Skyway.
4District 01 Address — one of the most prestigious postcodes in Singapore, where freehold is rare and leasehold pricing is anchored against Marina Bay comparables.
5Sky Gym on Level 45 — a signature panoramic fitness pavilion in Block 5 with floor-to-ceiling views of Marina Bay Sands, the Singapore Flyer and the CBD.
6Smart Homes with Premium Appliances — Smeg kitchens, Hafele hardware, Kohler sanitaryware and integrated smart home systems across every unit.
7Rental Demand from the CBD — a short MRT ride to Marina Bay Financial Centre, Shenton Way and Raffles Place. Historically one of Singapore’s deepest tenant pools.
8Marina South Masterplan Upside — new retail spine, car-lite precinct, Founders’ Memorial, Bay East Garden extension and additional residential GLS sites all planned around the precinct.
Location and Connectivity
Transport
Marina South MRT (TE22)
Direct Thomson-East Coast Line to Orchard, Shenton Way, Stevens, Woodlands and Changi Airport. MCE, ECP, CTE and AYE expressways on the doorstep.
Lifestyle
Gardens by the Bay
101 hectares of botanical gardens, Supertree Grove, Cloud Forest, Flower Dome and the OCBC Skyway — all a short walk across the precinct.
Retail
Marina Bay Belt
Marina Bay Link Mall, The Shoppes at Marina Bay Sands, Marina Square, Millenia Walk, Suntec City and Raffles City — all within one MRT stop.
Schools
School Belt
Cantonment Primary, Outram Secondary and Gan Eng Seng School within range. SMU, NAFA, LASALLE and NUS a short TEL ride away.
Singapore Management University (SMU) · Nanyang Academy of Fine Arts (NAFA) · LASALLE College of the Arts · Singapore University of Social Sciences (SUSS) · National University of Singapore (via TEL)
International
Chatsworth International · Stamford American · ISS International (all via TEL)
Lifestyle and Amenities
Gardens and Outdoors
Gardens by the Bay at the doorstep — Flower Dome, Cloud Forest, Supertree Grove, OCBC Skyway and the Bay East Garden extension. Marina Barrage and Marina Reservoir complete the waterfront loop.
Marina Bay Lifestyle
Marina Bay Sands, ArtScience Museum, Esplanade, the Singapore Flyer, Clifford Pier and Customs House — Singapore’s most iconic waterfront lifestyle collection is one bridge away.
Dining at the Bay
From hawker classics at Lau Pa Sat to multiple Michelin-star restaurants in Marina Bay Sands and Clifford Pier. Coffee, brunch and wine bars line the Marina Square and Millenia Walk promenade.
Retail
Marina Bay Link Mall, The Shoppes at Marina Bay Sands, Marina Square, Millenia Walk, Suntec City and Raffles City — all within one TEL stop or a short drive.
Culture and Sport
Esplanade Theatres, the National Stadium and Singapore Sports Hub, the Floating Platform and the annual F1 Singapore Grand Prix circuit — all at the doorstep.
Wellness and Facilities
On-site facilities across Level 2 plus sky gardens on Levels 14, 31 and 34 — culminating in the signature Sky Gym on Level 45 with panoramic Marina Bay views.
Site Plan
Site plan · indicative only · subject to developer confirmation
Floor Plans
Page 1 · Tower overview
Page 2 · 1 and 2 Bedroom
Page 3 · 3 and 4 Bedroom
Page 4 · 5 Bedroom PL and Penthouse
Full Floor Plans PDF
All stack-by-stack floor plans, balcony dimensions and AC ledges.
Marina Gardens Development Pte Ltd — a Kingsford Group project
Marina Gardens Development Pte Ltd is the special-purpose vehicle behind One Marina Gardens, anchored by Kingsford Group — one of Singapore’s most active private residential developers, with a portfolio including Normanton Park (1,862 units), Kingsford Waterbay (1,157 units) and Kingsford Hillview Peak. The consortium submitted the winning tender of S$1.034 billion (~S$1,402 psf ppr) for the Marina Gardens Lane Government Land Sales site in June 2023 — the first residential GLS award in the Marina South precinct.
Developer
Marina Gardens Development Pte Ltd
Anchor Sponsor
Kingsford Group
Track Record
Normanton Park · Kingsford Waterbay · Kingsford Hillview Peak
Kitchen Appliances
Smeg
Hardware
Hafele
Sanitaryware
Kohler
Sustainability and Specifications
One Marina Gardens is designed as a car-lite, transit-priority development at the centre of the Marina South masterplan — integrating ground-floor retail with sky gardens on four levels to deliver a low-footprint, high-amenity urban lifestyle.
Green Mark certification (targeted) — Singapore BCA’s environmental performance standard
Integrated smart home system across every unit — lighting, climate, access and energy monitoring
Premium appliances — Smeg kitchens, Hafele hardware and Kohler sanitaryware
Car-lite integration with the Marina South precinct — transit-priority orientation toward Marina South MRT (TE22)
Sky gardens on four levels (14, 31, 34, 45) — reducing urban heat island effect and extending biophilic design vertically
Retail-residential integration — ground-floor F&B and shops within the Marina Gardens spine, reducing resident car trips
Project Timeline
Jun 2023
GLS tender awarded at S$1.034B
Feb 2025
Preview and showflat opens
2025
Sales launch
2025 – 2028
Main construction period
31 Dec 2029
Expected TOP and vacant possession
Project Factsheet
A shareable 2-page PDF snapshot of everything on this page — bring it to viewings, forward it to family.
One Marina Gardens is located along Marina Gardens Lane in Singapore 018973, in the Marina South precinct of District 01 (Downtown Core). The development sits at the doorstep of Marina South MRT (TE22) on the Thomson-East Coast Line and is directly adjacent to Gardens by the Bay, with Marina Bay Sands and the CBD skyline across the water.
Who is the developer?
The developer is Marina Gardens Development Pte Ltd, anchored by Kingsford Group — one of Singapore’s most active private residential developers, with prior projects including Normanton Park, Kingsford Waterbay and Kingsford Hillview Peak. The consortium won the Marina Gardens Lane GLS tender in June 2023 with a bid of S$1.034 billion (approximately S$1,402 psf ppr).
When is One Marina Gardens expected to be completed?
One Marina Gardens’ expected Temporary Occupation Permit (TOP) date is 31 December 2029. The 99-year leasehold tenure runs from the date of vacant possession.
What unit types are available?
The 937 units span 1-Bedroom (506–560 sqft), 2-Bedroom (689–785 sqft), 2-Bedroom + Study (754 sqft), 2-Bedroom with Home Study (775–915 sqft), 3-Bedroom (1,033–1,163 sqft), 3-Bedroom Premium (1,302–1,399 sqft) and 4-Bedroom Premium (1,647 sqft).
What are indicative prices at One Marina Gardens?
Indicative starting prices are from S$1.50M for a 1-Bedroom, S$2.00M for a 2-Bedroom, S$2.30M for a 2-Bedroom + Study, S$2.90M for a 3-Bedroom, S$3.90M for a 3-Bedroom Premium and S$5.00M+ for a 4-Bedroom Premium. The PSF benchmark is from approximately S$2,900+ psf. All figures are indicative and subject to the developer’s current price list at booking.
How close is Marina South MRT?
Marina South MRT (TE22) on the Thomson-East Coast Line sits at the doorstep of the development. Residents can access the station via sheltered walkways within minutes of leaving their lift lobby.
How many towers does One Marina Gardens have?
One Marina Gardens comprises two residential towers. Block 3 rises 30 storeys over 14 stacks (stacks 01–14); Block 5 rises 44 storeys over 13 stacks (stacks 15–27), crowned by the signature Sky Gym on Level 45.
What facilities are included?
More than 68 facilities across five levels. Level 2 is a resort-scale ground deck with a 50m lap pool, family pool, kid’s pool, jacuzzi, cabanas, BBQ pavilions, gourmet kitchen, tennis court, yoga lawn, gym, kid’s playground, clubhouse and more. Sky gardens on Levels 14, 31 and 34 layer in outdoor lounges, reading pavilions and terraces, culminating in the panoramic Sky Gym on Level 45.
Is One Marina Gardens freehold or leasehold?
One Marina Gardens is a 99-year leasehold development. In Singapore’s District 01 downtown core, freehold residential sites are extremely rare — the vast majority of nearby launches (Marina One Residences, Wallich Residence etc.) are also leasehold, and pricing is anchored against Marina Bay leasehold comparables.
Which primary schools are within catchment?
Cantonment Primary School is the nearest primary school within the general catchment; Farrer Park Primary is also accessible. Secondary schools in range include Outram Secondary School and Gan Eng Seng School. Tertiary institutions within a short TEL ride include SMU, NAFA, LASALLE, SUSS and NUS.
What makes One Marina Gardens different from other new launches?
One Marina Gardens combines four rarely-co-located advantages in the downtown core: a brand-new MRT station at the doorstep (Marina South TE22), Gardens by the Bay directly across the road, a prestige District 01 address, and a signature Sky Gym on Level 45. It is also the pioneer private residential launch in the Marina Gardens precinct — the benchmark for every future GLS site in Marina South.
Ready to see One Marina Gardens in person?
Speak to our LovelyHomes concierge on WhatsApp for the latest unit availability, e-brochures and showflat bookings. We’ll connect you with the developer’s in-house team, not an agency.
District 7 integrated launch pairing a 45-storey tower with the conserved Golden Mile Complex — 188 units, TOP Q2 2029.
Disclaimer. Prices, unit mix, specifications, site plans, floor plans and facility lists on this page are indicative only and subject to change by the developer without notice. All information has been compiled from developer sales material (brochures, project briefs and sales kits) and verified as at 19 April 2026. LovelyHomes.com.sg is not the project developer. Prospective buyers should consult an accredited salesperson and the developer’s official sales kit before committing to any purchase. Artist impressions are for illustrative purposes only and may differ from the final built product.
