# Marina Square to transform into 'hyper-mixed' 24/7 destination with living, hospitality, office, retail, sports, wellness, culture: SingLand

- **Source:** EdgeProp Singapore
- **Published:** 2026-09-01T01:02:37.000Z
- **Author:** EdgeProp Singapore
- **Original:** https://www.edgeprop.sg/property-news/marina-square-transform-hyper-mixed-247-destination-living-hospitality-office-retail-sports-wellness
- **Topics:** Private Residential, Commercial & Industrial, Investment & Capital Markets

## Featured rationale

The expanded live-work-stay mix signals confidence in Marina Bay’s sustained demand and could strengthen activity, connectivity and appeal across its luxury residential, office and hospitality segments.

## AI summary

SingLand will complete Marina Square’s partial redevelopment by 2031, adding 204 luxury homes, a 304-key hotel, 260 serviced apartments and about 13,000 sq m of offices.

## Original article

Singapore Land Group (SingLand) on Sept 1 announced details of how it will partially redevelop and reposition the Marina Square complex on Raffles Boulevard, with the project slated for completion by 2031.

The 9.2ha complex will be turned into what the property investment and development group calls Singapore's first "hyper-mixed" development — with urban living, hospitality, workplaces, retail, sports, wellness and culture, all within a connected 24/7 destination.

Three new towers — a 204-unit luxury condo, a mixed-use block with a new 304-key hotel and offices, and 260-key serviced apartment block — will be integrated with the site’s three existing hotels: Pan Pacific Singapore; Parkroyal Collection Marina Bay, Singapore; and Marina Oriental, Singapore.

Read also: Pacific Eagle Real Estate to bring new 1,000-seat theatre, art museum to redeveloped Tanglin Shopping Centre

The trio of existing hotels will remain fully operational throughout the works.

The four-storey retail mall will undergo a comprehensive asset enhancement initiative across more than 76,000 sq m (818,057 sq ft) of gross floor area (GFA). Its refreshed offerings will include a broader mix of F&B, sports, wellness and lifestyle concepts, as well as landscaped and pet-friendly environments.

Marina Square Shopping Mall will close on March 31, 2027, to facilitate construction.

Adding new homes, gardens, playscapes, arts and culture, sports facilities

Designed by UK-based PLP Architecture and Singapore firm DP Architects, the project will capitalise on the site’s recent GFA uplift to about 362,493 sq m.

SingLand said it received a grant of written permission under the URA’s Strategic Development Initiative (SDI) on Aug 31. Under the SDI scheme, the site will realise an increase in GFA to around 362,493 sq m, excluding bonus GFA for balconies and indoor recreation spaces.

The redevelopment will introduce luxury residences, serviced apartments, premium Grade A offices, public parks, arts and cultural spaces, as well as sports and wellness facilities.

A sheltered walkway at the first storey and an elevated botanical loop will connect pedestrians to One Raffles Link, Millenia Walk, Suntec City and the upcoming NS Square.

Among the three new towers will be a 19-storey mixed-use block, within which a 304-key hotel will sit on levels four to 10, alongside shared spaces for networking, events and social interaction.

Read also: What the office model cannot see

On levels 12 to 19 of this mixed-use block will be the office component with some 13,000 sq m of premium Grade A net lettable area, with views of Marina Bay, War Memorial Park and the Civic District.

Meanwhile, a new 24-storey serviced apartment block will house 260 keys with panoramic views towards Marina Bay and Bay East Garden.

Operators for both the new hotel and serviced apartments have yet to be appointed. SingLand said that together, the five hospitality assets at the complex will serve a wider range of guest profiles, stay patterns and lifestyle needs.

In addition, a 49-storey residential tower with a height of more than 190m will introduce 204 large-format luxury homes, ranging from three- to five-bedroom apartments and penthouses.

At the same time, the Marina Square project will look to create a more open and inclusive public realm.

The area above Stamford Canal, located along Raffles Avenue, will be transformed into a 6,500 sq m public park with planting, playscapes and event spaces.

Read also: Therme, Marriott to explore wellbeing initiatives in travel and hospitality

There will also be a network of spaces for placemaking and social activity. These include more than 4,000 sq m of privately owned public space connected to the upcoming NS Square; The Cube, a 700 sq m event venue on Raffles Boulevard, and The Oculus, a 300 sq m central atrium within the mall.

Jonathan Eu, CEO of SingLand, said: "By adding residences, serviced apartments and workplaces alongside the existing hotels — and repositioning the mall around experience-led retail, sports, wellness and community — we are creating a new ecosystem where people can live, work, stay and connect."

He added that this "hyper-mixed" approach is about designing different uses to reinforce one another, with the mall and public realm serving as shared platforms for activity throughout the day.

Biophilic architecture for sustainability and wellness

PLP Architecture said in a separate media statement on Sept 1 that its masterplan for the urban renewal project will be a “direct response” to American architect John Portman’s original architectural language and continue the London-based firm’s own portfolio of tropical modern buildings in Southeast Asia.

Portman pioneered the atrium hotel typology, with several of his works still standing in Singapore today — including Marina Square’s existing trio of hotels, which will be retained and integrated within the project.

His original "tropical modernist" design featured strong geometric forms, interconnected podium levels and large internal atrium spaces, emphasising placemaking within buildings themselves.

PLP said its precinct masterplan will "reinterpret Portman's inward-facing urbanism as a unified composition arranged within a new large-scale, multi-level urban garden" that will contain reimagined retail experiences and public spaces.

Lee Polisano, president of PLP, said the intent is to enhance landscape integration and ensure that the firm's architectural expression responds sensitively to the larger Marina Centre context and the existing Portman-designed hotels.

At the same time, as an advocate for biophilic architecture, PLP’s masterplan for the project also incorporates an elevated botanical loop around a sequence of gardens.

This will offer distinct spatial experiences and connect to six new nodes with terraces, a mall, concourse, and an 'oculus', as well as vertical circulation points across multiple levels.

Movement is therefore conceived as part of the placemaking experience, guiding visitors through a varied landscape of arrival, activity and transition, PLP noted.

The project also incorporates sustainability measures. For instance, the three new buildings will target the Green Mark Platinum Super Low Energy certification. A satellite plant connected to the Marina Bay district cooling network will provide energy-efficient cooling to the development and surrounding buildings.

The existing mall structure will be adaptively reused, as the whole-life carbon strategy extends to embodied emissions too, SingLand said.

On that note, PLP highlighted that the new design will save embodied carbon by retaining the structure of the existing retail podium.

"We are going to minimise demolition, maximise adaptive reuse, and limit new construction to small zones within the retail mall necessary for future-proofing," said Tina Qiu, partner at PLP, who leads the practice's Southeast Asia and China operations.

She added that other ways to decarbonise include the use of steel in construction, installing solar panels on canopies, and exploring low-carbon materials.

"We are experimenting with recycling and upcycling materials stripped out of the mall into outdoor furniture," Qiu shared.

Completed in 1986, Marina Centre was the first district developed within the wider Marina Bay area, combining offices, hotels and retail.

## Chinese translation

> Translation model: grok_cli

### 华业集团与嘉德置地以14亿新元或每平方英尺地积比1,537新元高价竞标新樟宜路上段地段

双方合资公司的出价创下中央区以外地区纯住宅地段的新高

［新加坡］勿洛一带一幅将兴建大规模1,010个单位项目的国有土地，获得华业集团（UOL Group）与嘉德置地发展（CapitaLand Development，CLD）报出的强势最高标，在四份标书中以14亿新元或每平方英尺地积比（psf ppr）1,537新元拔得头筹。

华业集团、新加坡置地（Singapore Land）与嘉德置地发展合资公司的出价，较城市发展有限公司（CDL）与Hong Realty的次高标高出13.8%。

该出价也比美华集团（Allgreen Properties）在2025年11月标得附近Bedok Rise地段所支付的每平方英尺地积比1,330新元高出15.6%。

浩天亚洲（Huttons Asia）首席执行官Mark Yip指出，新樟宜路上段地段的最高出价，为郊区纯住宅地块树立了标杆价格。

上一幅成交价超过10亿新元的纯住宅政府土地售卖（GLS）地段，是2022年6月售出的Dunearn Road地块，现为1,008个单位的Grand Dunearn所在地。

城市发展与Hong Realty的次高标之后，是由桂丰集团（GuocoLand）、丰隆控股（Hong Leong Holdings）与三井不动产（Mitsui Fudosan）出价12.4亿新元或每平方英尺地积比1,340新元。

第四名为森联（Sim Lian），出价12.2亿新元或每平方英尺地积比1,310新元。

各份标书落在分析师预估区间的高端；分析师此前预计最高出价介于每平方英尺地积比1,250新元至1,400新元之间。

华业集团与嘉德置地发展在标书结果公布后发表联合声明称：“该地段区位条件出色，位于成熟住宅区内，配套设施便捷。它正对勿洛市镇中心，步行不到五分钟即可到达勿洛地铁站和Bedok Mall，并且靠近信誉良好的学校和东海岸公园。东部住宅项目深受欢迎，本项目将吸引广泛买家，包括组屋/HDB提升者和周边有地住宅区的居民。”

发展商补充说，项目将包含两房至四房户型，“以保持总价处于务实水平”。

华业集团与嘉德置地发展此前已多次合作。最近一次是在2025年12月以15亿新元或每平方英尺地积比1,179新元拿下后港地段，此前还以8.10亿新元通过集体出售/en bloc购得Thomson View Condo。两家发展商推出的淡滨尼大型项目Parktown Residence也引起轰动，在2025年2月开盘时售出1,193个单位中的近90%。

他们表示，最新这次合作“及时补充了财团的住宅项目储备，恰逢1,268个单位的Thomson Reserve将于10月中旬推出，我们正看到强劲兴趣”。

这幅30,769平方米的新樟宜路上段地段，由New Upper Changi Road和Bedok South Road围合，坐落于包括前淡马锡小学和淡马锡中学在内的地块上。

该区近2,300个建屋发展局组屋/HDB单位在2022年至2026年间达到最低居住年限。

2025年楼龄不足15年的五房式和四房式组屋/HDB转售价中位数分别达103万新元和86万新元，ERA首席执行官Marcus Chu此前表示，这可能在勿洛形成一批拥有可观资金的公共住房提升者。

2026年迄今，勿洛售出的至少100万新元组屋/HDB转售单位也更多，达52个单位，而2025年全年为39个。

上周，Bedok South Horizon一套1,215平方英尺的五房式单位以创纪录的145万新元售出，超过仅三个月前同一项目创下的前高。

另一方面，市场观察人士指出，自2025年以来，勿洛规划区已售出另外三幅政府土地售卖地段。其中包括Bayshore Road地段——现为515个单位的Vela Bay所在地——该地段于2025年3月截标时收到八份标书，由新海逸（SingHaiyi）以每平方英尺地积比1,388新元的最高价拿下。

更近期，7月一幅Bayshore Drive综合用途地段以每平方英尺地积比1,323新元售予星狮地产（Frasers Property）合资公司，而郭氏集团旗下美华集团则在2025年11月以每平方英尺地积比1,330新元拿下Bedok Rise地段。

这四幅地段合计将在2025年至2028年间注入3,185个新私人住宅单位，分析师表示市场可能需要一段时间消化。

该土地作价14亿新元，新樟宜路项目将需要可观的资金投入。

该地段最高总楼面面积为86,154平方米，是近年来郊区推出的最大住宅政府土地售卖地段之一。

中标者还需承担拆除地段上现有建筑物的费用，并聘请石棉测量师进行检查和取样。