Marina Bay Residences


Developer

BFC Development Pte Ltd (A Joint Venture of Cheung Kong (Holdings), Hongkong Land and Keppel Land)
 

Location

Marina Bay
 

Offical Address

18 Marina Boulevard
 

Project Description

1 Block of 55 Storey residential condominium with facilities
 

Site Area

56,476 sqft
 

Nearby Amenities

Walking distance to CBD - Raffles Place, Gardens by The Bay, Singapore Flyer, Bayfront Bridge, Marina Barrage, Marina Bay Sands Integrated Resort, Business Financial Centre
 

Tenure

99 years (wef 14 July 2005)
 

Plot Ratio

10.469
 

No. of Units

Type
Description
No. of Units
Approx. Floor Area / (sf)

A
1 bedroom
126
710 - 753 (sf)
 
B
2 bedroom
174
980 - 1227 (sf)
C
3 bedroom
80
1625 - 1991 (sf)
D
4 bedroom
38
2368 - 2379 (sf)
E
Duplex Penthouses with roof terraces
4
 3606 - 4435 (sf)
P
Single Level Penthouses
5
4478 - 4672 (sf)
P
Super Penthouse with roof terraces & private pool
1
1023 (sm)/ 11011 (sf)
 Total Units: 
428
units

 

Finished Floor to Ceiling Height

Description
Typical Apartment
Penthouses
Duplexes
Living
3.0m
3.0 - 3.5m
3.0 - 3.5m
Dining
3.0m
3.0 - 3.5m
3.0 - 3.5m
Kitchen
2.40m
2.4 - 2.7m
2.7 - 3.0m
Bedrooms
2.7m - 3.0m
2.7m - 3.2m
3.0m - 4.2m
Bathrooms
2.4m
2.4 - 3.0m
2.7 - 3.7m
 

Total Carpark Lots
 

343 lots
 

Estimated Maintenance Charges

Type
Description
No. of Share Values
Estimated Monthly Maintenance Charges
A
1 bedroom
6
$420 to $480
B
2 bedroom
6 to 7
$420 to $560
C
3 bedroom
8
$560 to $640
D
4 bedroom
9
$630 to $720
E
Duplex Penthouses with roof terraces
11 -13
$770 to $1,040
P
Single Level Penthouses
13
$910 to $1,040
P
Super Penthouse with roof terraces & private pool
23
$1,610 to $1,840
Estimated Per Share Value: $70 to $80
Estimated Monthly Carpark Charges: $180
 

Expected TOP/ Date of Vacant Possession
 

31 December 2010
 

Expected Legal Completion
 

31 December 2013
 

Recreational Facilities

Lap Pool
Children's Pool
Reflecting Pool
Jacuzzi
BBQ Areas
Gymnasium
Steam Rooms
Function Rooms
Tea Deck
Exercise Pods
Teas Room
 

Consultants for the Project
 
Design Architect
 
Kohn Peidersen Fox Associates
 
Architect
 
DCA Architects Pte Ltd
 
Civil and Structured Engineer
 
Meinhardt (Singapore) Pte Ltd
 
Landscape Consultant
 
Tierra Design
 
Interior Designer
 
Axis ID Pte Ltd
 
Mechanical & Electrical Engineer
 
Meinhardt (Singapore) Pte Ltd
 
Quantity Surveyor
 
Davis Langdon & Seah


Marina Bay view from MBR
a photo taken from the 47th floor viewing gallery of Marina Bay Residences

http://www.onemap.sg/?LW:Y&WLB&wO5d:JRaJa_R,JbRYY_q,IqJfI_a,JRaYf_R,a




Transactions for MBR

Analysis

If you think of Singapore latest milestone, it must be the Integrated Resort (IR). And if you think of the IR, you will think of Marina Bay and without doubt, Marina Bay Residences come to mind.

Marina Bay Residences to date is the Iconic development in District 1 Marina Bay area, stealing the limelight from the Sail at Marina Bay upon its TOP year 2010.

Average prices for MBR has gone from average S$ 1,900 psf in year 2006 to S$ 3,400 in year 2011. ( estimated 75% increase )

Notice also that average prices for MBR dropped to S$ 2,000 psf during year 2008-09 correction.

Prices for MBR is highly volatile and at current prices gives a rent($)/psf of S$ 5.42 which gives the project a rental yield of average 2.2 to 2.5 %

Prices for MBR can be catogerized into bay view and non bay view units. Investors pay a premium for bay view units.

Refer to the site plan as below, the bay facing units are as stack 01,07,08,09 and 10. Stack 10 has the best bay view and commands the highest $ psf in the development.
 
Key Plan MBR

A most recent transaction dated 14th April 2011 sees #46-10 transact at S$ 4,368 psf which works out to S$ 10,343,424 for the 2,368 sqft 4 bedroom unit.

Investors who like to keep a piece of this development for cashflow management should buy non-bay facing units.

Investors who wish for maximum capital appreciations should look at bay view units where it could be possible to get a premium price from an extraordinary buyer who would pay the extra dollar for its exclusivity.

In short, MBR is not a good project to hold for cashflow management overall, but could offer a pleasant surprise to the investor looking for a massive price appreciation due to its exclusivity.

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Lim Kah Seng
Team Director
PROPNEX REALTY PTE LTD
kahseng.sg@gmail.com
CEA Licence No.:
L3008022J / R024325Z
+(65) 8333 3222