How Many Homes Could Marina Gardens Crescent Have? Reading URA's 775-Unit Estimate

How many homes could Marina Gardens Crescent hold? There is no developer, site plan or unit list yet, so nobody can give a final count. URA has, however, published an estimate. In its second half 2026 (2H2026) Government Land Sales programme, released on 3 June 2026, URA lists Marina Gardens Crescent as a Reserve List White site with an estimated 775 residential units. This article explains where that number comes from, which conditions come with it, and what it does not tell you yet.

What URA's 2H2026 table says about the site

The 775 figure is not new. URA's site details annex, published with the tender decision on 8 February 2024, gave the same estimate of 775 housing units. The number has stayed the same while the site has been carried over on the Reserve List.

How URA arrives at the estimate

A note to the programme table explains the method. The estimated number of homes "takes into account the average unit sizes of recent comparable developments and prevailing Development Control guidelines". In other words, it is URA's planning estimate for a typical scheme on the site. It is not a developer's unit count, and it does not set the unit mix.

Two points matter when you read it:

• No unit cap is listed for this site. Note 14 for Marina Gardens Crescent lists a retail cap and a childcare minimum only. Some other sites in the same table carry an explicit cap on the number of dwelling units; this one does not. The final count will depend on the unit sizes a future developer chooses within the 72,741 m² maximum floor area.
• The commercial part is limited. Retail is capped at 6,000 m² of GFA. The site is planned for a mix of residential and commercial uses, but on URA's figures most of the floor area is expected to go to homes.

What the conditions mean for a future resident

The childcare condition is the most practical one for families. If the site is tendered on these terms, the scheme must include at least 500 m² of GFA for a childcare centre. URA does not say who will operate it, how many places it will have or when it will open, so treat it as a planning requirement rather than a confirmed facility.

The retail cap tells you the upper limit for shops within the development, not what the shops will be. Tenants, layout and opening dates are all unknown until a developer submits a design.

What 775 does not tell you

• The final number of homes, or how many of each bedroom type. Our floor plans page keeps unit types and sizes at TBA.
• Prices. The estimate says nothing about price, and our price page stays at TBA until a developer issues a price list for this parcel.
• The developer, project name, launch date or completion date. URA's particulars give a 72-month project completion period, counted from the date a tender is accepted to the Temporary Occupation Permit for the whole development. No tender has been accepted, so that period has not started.

What would turn the estimate into a real number

As a Reserve List site, Marina Gardens Crescent goes to tender only if it is activated. Under URA's Reserve List procedure, a developer applies with the minimum price it is willing to bid. If the Government accepts that price, the applicant has two weeks to sign an agreement to bid at least that amount and pay a deposit of 3% of the minimum price, capped at S$5 million. URA then announces publicly that the site has been activated, without naming the applicant. The Government may also launch a Reserve List site if more than one unrelated party submits a minimum price close to the Government's reserve price within a reasonable period.

So the first public signal to watch for is a URA announcement that the site has been activated, followed by a tender, a tender award and then the developer's own scheme. The site has been through one tender already: the sole bid in 2024 was assessed as too low and was not awarded. Our explainer on the rejected tender covers that history.

Rail access is also unconfirmed for now. LTA's Thomson-East Coast Line page still says Marina South station will open in tandem with the completion of developments in the area, with the opening date to be advised.

How to use this today

Read 775 as a guide to scale, not as a promise: it describes a large, mainly residential development with limited retail and a childcare centre. It does not tell you what you could buy or what it would cost. If you want to be told when URA activates the site or a developer releases plans, register on the showflat page, and use the location page for what is around the parcel today.