homequant
condo · 018965

Marina Bay Suites

Project page · 99-year lease from 2007

Indicative value range
S$3,430,438 – S$3,668,875
Indicative mid S$3,572,759 · S$1,947 psf

Based on 4 sales in this project, last 6 months. Search did not need to widen. See the comparable sales.

No storey entered, so sales were not adjusted for height

Comparable sales

Each price per area is scaled to Q2 2026 by the published index for the quarter it sold in.

SoldWhereFloorSizePricePer sqftIndex ×Adjusted
Sept 2026Marina Bay Suites46-502,056 sqftS$4,200,000S$2,043 psf×1.000S$2,043 psf
Aug 2026Marina Bay Suites06-101,572 sqftS$2,750,000S$1,750 psf×1.000S$1,750 psf
Aug 2026Marina Bay Suites56-601,572 sqftS$3,000,000S$1,909 psf×1.000S$1,909 psf
May 2026Marina Bay Suites36-402,056 sqftS$4,080,000S$1,985 psf×1.000S$1,985 psf

How accurate is this estimate for Marina Bay Suites?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 7 sales in Marina Bay Suites since.

Median error
2.7%

Half the estimates came closer than this to what the home actually fetched, half missed by more.

A thin test: 7 sales, so read the figure as a hint, not a verdict.

What the rent says

What this home earns against what it costs, set beside what homes like it earn.

3.39% gross yield

S$121,200 of rent a year against the estimate above · 0.25 points below flats like it

Leases signed here within a quarter of this size run about S$10,100 a month, the middle of 102 of them.

In the core central region, leasehold flats with 70 to 79 years of lease left yield 3.64%, from 28 projects.

A yield above the mark means the flat rents well for what it costs, which can point to a keen rental patch or a price the sales alone have not caught up with. Below it, buyers are paying for something a tenant will not, such as the address itself.

Recent leases signed here

SignedSizeBedsTypeRent a month
Q3 20262600-2700 sqft4Non-landed PropertiesS$16,800
Q3 20262600-2700 sqft4Non-landed PropertiesS$16,800
Q3 20262600-2700 sqft4Non-landed PropertiesS$16,500
Q3 20262600-2700 sqft4Non-landed PropertiesS$16,500
Q3 20262600-2700 sqft4Non-landed PropertiesS$15,500
Q3 20262600-2700 sqft4Non-landed PropertiesS$15,500
Q3 20262600-2700 sqft4Non-landed PropertiesS$15,500
Q3 20262600-2700 sqft4Non-landed PropertiesS$15,500

median of 102 URA rental contracts at Marina Bay Suites within a quarter of 170.5 sqm, since 2025Q4.

Buying or selling at S$3,572,759?

Buying: Stamp duty on S$3,572,759 · Cash and CPF needed on S$3,572,759 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$3,572,759.

Each opens with this figure filled in; change anything there.

Primary schools near 3 Central Boulevard

Measured from each school's land to this address's own point, the way MOE bands P1 priority. MOE measures to the building's outline, so near 1 km or 2 km check OneMap's School Query.

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Sept 2026
Marina Bay Suites · 46-50 · Condominium · 79 years left
2,056 sqftS$4,200,000S$2,043 psf
Aug 2026
Marina Bay Suites · 56-60 · Condominium · 79 years left
1,572 sqftS$3,000,000S$1,909 psf
Aug 2026
Marina Bay Suites · 06-10 · Condominium · 79 years left
1,572 sqftS$2,750,000S$1,750 psf
May 2026
Marina Bay Suites · 36-40 · Condominium · 80 years left
2,056 sqftS$4,080,000S$1,985 psf
Jan 2026
Marina Bay Suites · 11-15 · Condominium · 80 years left
1,593 sqftS$2,900,000S$1,820 psf
Dec 2025
Marina Bay Suites · 16-20 · Condominium · 80 years left
1,572 sqftS$2,900,000S$1,845 psf
Nov 2025
Marina Bay Suites · 56-60 · Condominium · 80 years left
2,056 sqftS$4,255,000S$2,070 psf
Nov 2025
Marina Bay Suites · 16-20 · Condominium · 80 years left
excluded: outlier
1,604 sqftS$2,880,000S$1,796 psf
Sept 2025
Marina Bay Suites · 16-20 · Condominium · 80 years left
1,615 sqftS$3,250,000S$2,013 psf
Jul 2025
Marina Bay Suites · 31-35 · Condominium · 81 years left
1,572 sqftS$3,050,000S$1,941 psf
Jul 2025
Marina Bay Suites · 56-60 · Condominium · 81 years left
2,691 sqftS$6,400,000S$2,378 psf
Jul 2025
Marina Bay Suites · 26-30 · Condominium · 81 years left
2,045 sqftS$4,000,000S$1,956 psf
Jul 2025
Marina Bay Suites · 16-20 · Condominium · 81 years left
2,056 sqftS$3,850,000S$1,873 psf
Jul 2025
Marina Bay Suites · 06-10 · Condominium · 81 years left
1,615 sqftS$3,000,333S$1,858 psf
Jun 2025
Marina Bay Suites · 46-50 · Condominium · 81 years left
1,604 sqftS$3,200,000S$1,995 psf
Jun 2025
Marina Bay Suites · 51-55 · Condominium · 81 years left
2,056 sqftS$4,080,000S$1,985 psf
May 2025
Marina Bay Suites · 11-15 · Condominium · 81 years left
2,056 sqftS$3,830,000S$1,863 psf
Apr 2025
Marina Bay Suites · 56-60 · Condominium · 81 years left
2,067 sqftS$4,208,000S$2,036 psf
Jan 2025
Marina Bay Suites · 56-60 · Condominium · 81 years left
1,625 sqftS$3,100,000S$1,907 psf
Jan 2025
Marina Bay Suites · 41-45 · Condominium · 81 years left
1,625 sqftS$3,200,000S$1,969 psf
Dec 2024
Marina Bay Suites · 11-15 · Condominium · 81 years left
excluded: outlier
1,615 sqftS$3,005,000S$1,861 psf
Oct 2024
Marina Bay Suites · 51-55 · Condominium · 81 years left
1,625 sqftS$3,120,000S$1,920 psf
Sept 2024
Marina Bay Suites · 41-45 · Condominium · 81 years left
2,056 sqftS$4,000,000S$1,946 psf
Jul 2024
Marina Bay Suites · 11-15 · Condominium · 82 years left
2,067 sqftS$3,500,000S$1,694 psf
May 2024
Marina Bay Suites · 56-60 · Condominium · 82 years left
2,691 sqftS$5,650,000S$2,100 psf
May 2024
Marina Bay Suites · 51-55 · Condominium · 82 years left
1,572 sqftS$3,300,000S$2,100 psf
Apr 2024
Marina Bay Suites · 16-20 · Condominium · 82 years left
2,067 sqftS$3,938,000S$1,905 psf
Mar 2024
Marina Bay Suites · 16-20 · Condominium · 82 years left
excluded: outlier
1,604 sqftS$2,980,000S$1,858 psf
Jan 2024
Marina Bay Suites · 16-20 · Condominium · 82 years left
2,680 sqftS$5,000,000S$1,866 psf
Sept 2023
Marina Bay Suites · 36-40 · Condominium · 82 years left
1,615 sqftS$3,150,000S$1,951 psf
Jun 2023
Marina Bay Suites · 16-20 · Condominium · 83 years left
2,067 sqftS$3,900,000S$1,887 psf
Jun 2023
Marina Bay Suites · 31-35 · Condominium · 83 years left
excluded: outlier
1,572 sqftS$2,880,000S$1,833 psf
Apr 2023
Marina Bay Suites · 21-25 · Condominium · 83 years left
2,680 sqftS$5,250,000S$1,959 psf
Mar 2023
Marina Bay Suites · 16-20 · Condominium · 83 years left
1,615 sqftS$3,180,000S$1,970 psf
Feb 2023
Marina Bay Suites · 16-20 · Condominium · 83 years left
1,572 sqftS$3,100,000S$1,973 psf
Feb 2023
Marina Bay Suites · 21-25 · Condominium · 83 years left
excluded: outlier
1,604 sqftS$2,810,000S$1,752 psf
Jan 2023
Marina Bay Suites · 31-35 · Condominium · 83 years left
1,625 sqftS$3,280,000S$2,018 psf
Dec 2022
Marina Bay Suites · 21-25 · Condominium · 83 years left
2,056 sqftS$3,900,000S$1,897 psf
Nov 2022
Marina Bay Suites · 16-20 · Condominium · 83 years left
2,056 sqftS$3,758,000S$1,828 psf
Nov 2022
Marina Bay Suites · 16-20 · Condominium · 83 years left
2,045 sqftS$3,808,000S$1,862 psf
Oct 2022
Marina Bay Suites · 41-45 · Condominium · 83 years left
1,625 sqftS$3,200,000S$1,969 psf
Aug 2022
Marina Bay Suites · 56-60 · Condominium · 83 years left
2,691 sqftS$5,000,000S$1,858 psf
Aug 2022
Marina Bay Suites · 26-30 · Condominium · 83 years left
2,680 sqftS$5,650,000S$2,108 psf
May 2022
Marina Bay Suites · 41-45 · Condominium · 84 years left
1,625 sqftS$3,150,000S$1,938 psf
Mar 2022
Marina Bay Suites · 46-50 · Condominium · 84 years left
1,593 sqftS$3,100,000S$1,946 psf
Mar 2022
Marina Bay Suites · 21-25 · Condominium · 84 years left
1,615 sqftS$3,100,000S$1,920 psf
Mar 2022
Marina Bay Suites · 11-15 · Condominium · 84 years left
1,615 sqftS$2,850,000S$1,765 psf
Feb 2022
Marina Bay Suites · 36-40 · Condominium · 84 years left
1,625 sqftS$3,100,000S$1,907 psf
Dec 2021
Marina Bay Suites · 41-45 · Condominium · 84 years left
1,625 sqftS$3,100,000S$1,907 psf
Nov 2021
Marina Bay Suites · 31-35 · Condominium · 84 years left
2,680 sqftS$5,900,000S$2,201 psf
Oct 2021
Marina Bay Suites · 31-35 · Condominium · 84 years left
2,045 sqftS$3,800,000S$1,858 psf

Sale prices as filed in caveats.

Where the lease takes this

About 79 years of the 99-year lease remain. Every figure below lets the lease run down on the decay measured from private resales in this market, then applies the price path in that column. The paths are scenarios to choose between, not forecasts.

From nowLease leftPrices flatThis market's record, 1.85% a yearmeasuredPrices 2% a yearPrices 4% a year
5 years74 yearsS$3,386,604S$3,711,672S$3,739,085S$4,120,322
10 years69 yearsS$3,311,065S$3,977,206S$4,036,170S$4,901,186
20 years59 yearsS$2,985,019S$4,306,929S$4,435,581S$6,540,544

On a flat market the lease alone costs 16% over 20 years. Prices would need to rise about 0.9% a year to cancel that out.

The measured column repeats what this market did between Q1 2015 and Q2 2026, which was 1.85% a year. Past growth is not a promise of future growth.

Horizons we have not measured are left out rather than guessed at, so a short lease shows fewer rows.

Indicative estimate from comparable caveats. Not a formal valuation.