Resale Project Scorecard
The Sail @ Marina Bay
D01 · Boat Quay, Raffles Place, Marina · 99-year leasehold · completed 2008 · 1,111 units
Grade C, 5.13 out of 10, the 6th highest score among 14 resale condos in District 1.
How to read this grade. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation.
TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. Read the evidence →
- Lease left, about
- 75 yrs
- Resales, 12 months to Oct 2026
- 28
- To Downtown MRT
- 110 m
3D model: block outlines © OpenStreetMap contributors, roof heights from OneMap 3D (SLA)
The Sail @ Marina Bay Score
- C
- Grade
- Score out of 10
- 5.13
- Highest score among 14 resale condos in District 1
- 6th
Below-average project with notable weaknesses. Standout strengths: MRT access, project size. Key weaknesses: schools, capital appreciation.
Project's Historical Performance25%2/10
Avg Ann. of +1.37% — bottom 13% within its 2008-era cohort. Weak capital appreciation, even when judged against vintage peers.
The district median is 2/10.
Primary School Effect20%2/10
No primary schools within 1km — school access is limited, particularly for parents prioritising Primary 1 registration.
The district median is 2/10.
Within 1km on OneMap's School Query for at least one block, the measure MOE uses for Primary 1. Check your block's postal code on OneMap School Query →
Project Size16%8/10
1111 units — good project size supporting active resale market and adequate facilities.
The district median is 8/10.
MRT Proximity13%10/10
110 m from Downtown MRT (DT17) — direct, walk-in MRT access. Strong commuter appeal.
The district median is 10/10.
Rental Yield10%6/10
Rental yield of 3.53% — above-average income return.
The district median is 5/10.
Tenure10%7/10
99YR tenure — about 75 years remaining; some long-term decay exposure but not imminent.
The district median is 7/10.
Future Transformation6%6/10
Moderate future-catalyst exposure — nearest meaningful driver: Prince Edward Road MRT (CC34, CCL6) at 0.80km. Some forward-looking tailwind, but the impact is more diffuse than for adjacent-zone projects.
The district median is 6/10.
Scores updated October 2026. On the map →
Why The Sail @ Marina Bay scores 5.13
The Sail @ Marina Bay scores 5.13 out of 10 on the TRIBE Resale Project Scorecard, Grade C, ranking 1898th of 2,350 resale condos scored in Singapore and 6th of 14 in District 1 (Boat Quay, Raffles Place, Marina). Its strongest factors are MRT Proximity (10/10) and Project Size (8/10); its weakest is Primary School Effect (2/10).
| Factor | This condoThe Sail @ Marina Bay | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 2/10 | 2/10 | ±0.00 | 31% of district |
| Primary School Effect20% | 2/10 | 2/10 | ±0.00 | 8% of district |
| Project Size16% | 8/10 | 8/10 | ±0.00 | 38% of district |
| MRT Proximity13% | 10/10 | 10/10 | ±0.00 | 8% of district |
| Rental Yield10% | 6/10 | 5/10 | +0.10 | 62% of district |
| Tenure10% | 7/10 | 7/10 | ±0.00 | 38% of district |
| Future Transformation6% | 6/10 | 6/10 | ±0.00 | 23% of district |
Medians are across the 14 scored resale projects in District 1 (Boat Quay, Raffles Place, Marina). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between The Sail @ Marina Bay and a median-profile project (5.04). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.
The Sail @ Marina Bay Prices
By unit type at The Sail @ Marina Bay
| Unit type | Size | Sold for | Median PSF | Sales |
|---|---|---|---|---|
| 1-bedroom667 sq ft | 667 sq ft | $1.16M to $1.29M | $1,768 psf | 5 |
| 2-bedroom883 sq ft | 883 sq ft | $1.61M to $2.29M | $2,169 psf | 17 |
| 3-bedroom1,313 sq ft | 1,313 sq ft | $2.49M to $3.80M | $2,018 psf | 5 |
Past transactions at The Sail @ Marina Bay
28 resales, Nov 2025 to Oct 2026 · median $2,100 psf · $1,160,000 to $3,800,000 · 17 of the 27 with a purchase on record sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 28 Sep 2026 | 2 Marina Boulevard | 18 | #18-05052BR · Blk 2 | 2BR | 883 | $2,425 | $2,140,000 | Resale |
| 15 Sep 2026 | 2 Marina Boulevard | 35 | #35-05052BR · Blk 2 | 2BR | 883 | $2,459 | $2,170,000 | Resale |
| 11 Sep 2026 | 6 Marina Boulevard | 60 | #60-21212BR · Blk 6 | 2BR | 861 | $2,299 | $1,980,000 | Resale |
| 31 Aug 2026 | 2 Marina Boulevard | 14 | #14-03032BR · Blk 2 | 2BR | 1,033 | $2,214 | $2,288,000 | Resale |
| 27 Aug 2026 | 6 Marina Boulevard | 10 | #10-18184BR · Blk 6 | 4BR | 1,647 | $2,081 | $3,428,000 | Resale |
| 21 Aug 2026 | 2 Marina Boulevard | 19 | #19-04042BR · Blk 2 | 2BR | 937 | $2,136 | $2,000,000 | Resale |
| 21 Aug 2026 | 6 Marina Boulevard | 31 | #31-21212BR · Blk 6 | 2BR | 861 | $2,183 | $1,880,000 | Resale |
| 31 Jul 2026 | 2 Marina Boulevard | 23 | #23-11111BR · Blk 2 | 1BR | 667 | $1,768 | $1,180,000 | Resale |
| 24 Jul 2026 | 6 Marina Boulevard | 15 | #15-15152BR · Blk 6 | 2BR | 861 | $2,148 | $1,850,000 | Resale |
| 23 Jul 2026 | 2 Marina Boulevard | 37 | #37-04042BR · Blk 2 | 2BR | 937 | $2,264 | $2,120,000 | Resale |
Show as a table
| Period | Sales | Median PSF | D1 |
|---|---|---|---|
| Nov 2025 | 2 | $2,249 psf | $2,033 psf |
| Dec 2025 | 2 | $2,000 psf | $1,946 psf |
| Jan 2026 | 2 | $1,932 psf | — |
| Feb 2026 | 2 | $2,125 psf | — |
| Mar 2026 | 3 | $1,979 psf | — |
| Apr 2026 | 3 | $2,104 psf | $1,910 psf |
| May 2026 | — | — | $2,009 psf |
| Jun 2026 | 2 | $1,917 psf | $1,838 psf |
| Jul 2026 | 5 | $1,896 psf | — |
| Aug 2026 | 4 | $2,160 psf | $1,912 psf |
| Sep 2026 | 3 | $2,425 psf | $2,160 psf |
| Oct 2026 | — | — | — |
A month is plotted from two sales up; the district line from ten.
Sellers here made a median +0.7% a year, ranked 3 of 9 in D01 and 662 of 715 condos. See the most profitable condos in D01 →
URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →
The Sail @ Marina Bay Rent
- Median rent a month
- $4,400 to $12,000
- Gross yield
- 3.8% to 4.5%
- Rental contracts
- 541
| Unit type | Median rent | Most rents | Gross yield | LetsContracts |
|---|---|---|---|---|
| 1-bedroom | $4,400 | $4,100 to $4,860 | 4.5% | 260 |
| 2-bedroom | $6,430 | $5,800 to $7,000 | 4.1% | 182 |
| 3-bedroom | $8,300 | $8,000 to $9,340 | 3.8% | 70 |
| 4-bedroom | $12,000 | $9,500 to $13,000 | — | 29 |
Rental contracts at The Sail @ Marina Bay
541 contracts, Sep 2025 to Aug 2026 · median $5,550 a month · $3,250 to $32,000
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Aug 2026 | 1BR | 600 to 700 sq ft | $4,000 |
| Aug 2026 | 1BR | 600 to 700 sq ft | $4,100 |
| Aug 2026 | 1BR | 600 to 700 sq ft | $4,100 |
| Aug 2026 | 1BR | 500 to 600 sq ft | $4,150 |
| Aug 2026 | 1BR | 600 to 700 sq ft | $4,180 |
| Aug 2026 | 1BR | 600 to 700 sq ft | $4,200 |
| Aug 2026 | 1BR | 600 to 700 sq ft | $4,200 |
| Aug 2026 | 1BR | 600 to 700 sq ft | $4,300 |
| Aug 2026 | 1BR | 600 to 700 sq ft | $4,300 |
| Aug 2026 | 1BR | 600 to 700 sq ft | $4,300 |
URA rental contracts. The table above is the 12 months to August 2026. Yield is gross. URA publishes no unit number for a letting.
The Sail @ Marina Bay By stack
- Highest, stack 05
- $2,392 psf
- Lowest, stack 17
- $1,770 psf
- Stacks with 2+ resales
- 19
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 01 | $2,154 psf | 1,184 sq ft | Levels 11 to 67 | 16 |
| 02 | $2,349 psf | 689 sq ft | Levels 28 to 53 | 7 |
| 03 | $2,220 psf | 1,033 sq ft | Levels 3 to 68 | 12 |
| 04 | $2,336 psf | 937 sq ft | Levels 4 to 62 | 15 |
| 05 | $2,392 psf | 883 sq ft | Levels 3 to 67 | 13 |
| 06 | $2,157 psf | 2,034 sq ft | Levels 4 to 60 | 7 |
| 07 | $1,879 psf | 657 sq ft | Levels 3 to 65 | 10 |
| 08 | $1,869 psf | 883 sq ft | Levels 15 to 66 | 18 |
Show the other 11 stacks
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 09 | $1,892 psf | 893 sq ft | Levels 7 to 57 | 13 |
| 10 | $1,964 psf | 592 sq ft | Levels 14 to 64 | 8 |
| 11 | $1,870 psf | 667 sq ft | Levels 8 to 64 | 15 |
| 15 | $1,858 psf | 861 sq ft | Levels 13 to 59 | 19 |
| 16 | $1,904 psf | 614 sq ft | Levels 10 to 61 | 12 |
| 17 | $1,770 psf | 678 sq ft | Levels 3 to 61 | 13 |
| 18 | $1,984 psf | 1,647 sq ft | Levels 10 to 52 | 7 |
| 19 | $2,010 psf | 689 sq ft | Levels 13 to 28 | 2 |
| 20 | $2,134 psf | 614 sq ft | Levels 2 to 59 | 14 |
| 21 | $2,081 psf | 861 sq ft | Levels 4 to 60 | 12 |
| 22 | $1,866 psf | 1,313 sq ft | Levels 3 to 62 | 19 |
URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →
The Sail @ Marina Bay Notes
How these numbers are worked out
- Grade C places The Sail @ Marina Bay in a relative band under the current seven-factor formula. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation. TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. Two units can still be very different buys: the asking price, stack, floor, facing and condition decide the outcome.
- PSF against the district: $2,100 psf at The Sail @ Marina Bay against $1,953 psf across District 1, medians over 12 months.
- MRT distance is a straight line on the map; the walking route is longer.
- Prices: aggregates of URA REALIS resale caveats, data to October 2026 (Nov 2025 – Oct 2026; the year before is Nov 2024 – Oct 2025, median $2,042 psf). A specific unit's value depends on floor, size, facing and condition.
- By unit type: a price range is shown from three sales up; with two, the figure is the median. Unit types with one sale, and sales with no bedroom count on record, are left out.
- Past transactions: every resale and sub-sale caveat lodged with URA from Nov 2021 to Oct 2026, newest first; a unit is its storey and stack (#07-18). Typing a unit or a stack lists its sales across the whole span. Profit is the sale price less the seller's own purchase price as the caveats pair them, before stamp duties, fees and loan interest; the gain a year is compounded and shown from one year held. The trend line is the median from two sales up per month, quarter or half-year, the district line from ten. 10Y appears once the dataset runs that far back.
- Rent: aggregates of URA rental contracts, Sep 2025 – Aug 2026, for unit types with three contracts or more; the contract list under the table carries every letting on file, including those with no bedroom count, and URA publishes no unit number for a letting. "Most rents" is the middle half of contracts, shown from five up. Gross yield is a year of the median rent over the median resale price of the same unit type (12 months to October 2026, two sales or more), before maintenance fees, property tax, agent fees, vacancy and mortgage interest.
- By stack: resales from 2022 to Oct 2026, medians per stack. A stack is the last two digits of the unit number, so #05-37 and #08-37 are both stack 37. Stacks with one sale (1 here) are left out, and prices moved over the period, so read a gap between two stacks as a lead to check, not a rule.
- Factor bars: the black mark on each bar is the district median.
- Score: seven weighted factors. Methodology published.
What the score cannot tell you
- RPS scores the project, not a unit. Floor, stack, facing, renovation and the asking price are outside the score. In the 12 months to October 2026, the 28 resale caveats at The Sail @ Marina Bay ranged from $1,738 psf to $2,583 psf: that spread is unit-level variation the score cannot see.
- Historical Performance is a percentile among projects of similar vintage (completed around 2008, within a year or so, widened when the cohort is small). A high score is strong for its age group, not against the whole market.
- The nearest MRT is Downtown MRT (DT17), 110 m in a straight line. The walking route is usually longer, and bus links are not scored.
- OneMap's School Query lists no primary school within 1 km of any block, so none counts toward the Primary School Effect; a school just outside the 1 km line would not appear.
- Scores updated October 2026; transactions to October 2026. Nothing on this page is a valuation or advice on a specific unit.
- Facing decides a unit's morning or afternoon sun, and it varies stack by stack. See the sun path at The Sail @ Marina Bay for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.