ONE BERNAM REVIEW: LUXURY URBAN LIVING IN THE HEART OF THE CITY

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One Bernam is an exciting, new 99-year leasehold mixed development that is located in District 2, at the heart of the Central Business District (CBD). Jointly developed by HY Realty and MCC Land, it is named after Bernam Street which is where the condo is located. It comprises 351 luxury residential units and the condominium’s projected T.O.P (Temporary Occupation Permit) date is 31st March 2026.

Background

If you’re looking to savour a taste of Singapore’s cultural and historical offerings, then One Bernam is the perfect enclave for you to call home. Sitting in the heart of Tanjong Pagar, residents can enjoy a mix of modernity and history.

Restored and preserved, many of the area’s traditional shophouses stand in glorious juxtaposition to the now thriving business and commercial centre. All the amenities that you require are within reach as the extremely pedestrian-friendly district boasts a number of quirky shops, cafes and drinking holes offering an enticing after-work atmosphere. One Bernam is located within walking distance of three MRT stations, including Tanjong Pagar on the East-West line that conveniently connects you to the nerve centre of the Central Business District, as well as the Downtown Core, and anywhere else around the island. 

The residences at One Bernam are truly urban luxury living at its finest. Your home will be fitted with all the integrated smart features of a modern apartment. Take for example the selection of fixtures and fittings designed by Haiku, the award-winning American brand that is renowned for their exceptional design and technology. 

On top of the 351 residential units, there is also one floor level of fully furnished Serviced Apartments which serves as the perfect dwelling for loved ones and business guests who are in town for a visit. Buyers have the option of well-sized one or two-bedroom premium residences, as well as spacious three-bedroom units. Additionally, the crème de la crème are the breathtaking penthouses situated above the Level 34 Sky Terrace. 

In terms of facilities, there are two gardens on the Level 4 Sky Terrace which are linked by a hanging Garden Bridge and interspersed with tranquil sanctuaries for sporty or meditative activities. For a more detailed look at the rest of the amenities, check out our Youtube video walkthrough on One Bernam.


One Bernam Condominium Fact Sheet

Property Type: Private Condominium

Tenure: 99 years Leasehold

Address: 1 Bernam St

TOP: Mar 2026

Site Area: 3,846.2 sqm/ 41,400 sqft

Blocks: 1

Units: 351 units

Floors: 35

Developer: Joint venture between MCC Land (Singapore) Pte Ltd and Hao Yuan Realty Pte Ltd


Land tender price

The Government Land Sales (GLS) site attracted four bids in September 2019 with the winning bid coming from HY Realty Pte. Ltd. a cool $440.9 million. This translates t0 $1463 psf per plot ratio (psf ppr). The second highest bidder was Hongkong Land MCL Land who submitted $405.08 million. This amounts to a difference of $35.82 million or a nearly 9% increase. The upcoming One Bernam also enjoys a maximum Gross Floor Area (GFA) of 301,403 sq ft. To find out what others are valuing the piece of land, we calculate GFA (Gross Floor Area) + 7% bonus area for balcony (301,403 sq ft + 7%). According to the bid price of $440.9 million, the breakeven price for the mixed development is estimated to be approximately $2,100 psf and a selling price of about $2,430 psf, taking into consideration a 15% profit margin.

Criteria 1: Growth Areas

The potential growth in the areas surrounding One Bernam is highly promising. With the CBD currently being revamped by the Urban Redevelopment Authority (URA), there is a higher chance of more residential developments nearby which will naturally lead to a wider range of amenities to complement the commercial buildings. 

Living in one of the densest urban areas in Singapore admittedly appeals to a more fast-paced lifestyle. But One Bernam residents can also look forward to The Greater Southern Waterfront in the future, which extends from Pasir Panjang to Marina East. The area will be transformed into a new major gateway and location for urban living along Singapore’s southern coast. With the development of the Greater Southern Waterfront, the district will benefit from the infrastructure and Government plans, bringing potential appreciation.


Criteria 2: Unique Selling Points

Zooming in on One Bernam’s actual site, there are a number of unique selling points to the development.

Attractive Location

With its excellent location at the heart of the city, One Bernam allows residents easy access to a plethora of amenities. Everything is about a walking distance away when living at One Bernam from cafes, eateries to restaurants. The Tanjong Pagar area doesn’t disappoint when it comes to food options. If you love hawker fare, you can enjoy Maxwell Road Food Centre, Lau Pa Sat, and Amoy Street Food Centre at a walking distance from One Bernam. 

Shopping malls like 100 AM and the various entertainment options within the vicinity makes it highly enticing for shopaholics. Just a 2 mins walk from One Bernam is Tanjong Pagar Plaza where you can find anything from electronics, cosmetics, textiles to clothes. 

For working professionals, living in One Bernam means being close to opportunities and employment in the CBD, especially if you prefer staying close to their workplace in a flourishing district. There are also a number of chill-out spaces to unwind after a busy day at work. There is something for everyone here since the neighbourhood is filled with charming galleries, quaint boutiques, lounges, pubs and hipster cafes.

Excellent Connectivity

One Bernam is located in a prime area of Tanjong Pagar with a world class public transportation system at your doorstep. With the close proximity to major roads, nearby MRT stations and abundance of bus services, you are guaranteed to cut transportation expenses and save costs. 

Tanjong Pagar MRT on the East-West line is less than 6 mins away from One Bernam while other nearby MRT stations include Telok Ayer, Raffles Place, Downtown, Telok Ayer, Chinatown, Outram, Marina Bay and the future Prince Edward Road MRT Station. The Tanjong Pagar district is also cyclist-friendly with convenient pathways to connect to various places. 

If you choose to drive however, the neighbourhood is well-connected with significant roads such as Keppel Road and Anson Road. One Bernam also is linked to other parts of Singapore via major expressways such as Ayer Rajah Expressway and Marina Coastal Expressway.

Proximity to schools

The nearby Cantonment Primary School is one of the good schools that is close to One Bernam within a 1km proximity. It is ranked 3rd in terms of popularity when it comes to the Bukit Merah area. For parents with young children, there are pre-schools such as Superland Preschool 100AM, Mulberry Learning Centre, KidsCampus Tanjong Pagar, and Modern Montessori Pre School @ Pinnacle within reasonable walking distance.

Developers’ Credentials 

One Bernam is co-developed by HY Realty Pte Ltd and MCC Land. HY Realty Pte Ltd is a highly reputable entity with a stellar history and proven track record in the region. Their core businesses in Singapore’s real estate are geared towards residential private and executive condominiums in the country. 

In the last decade, the developers have completed several executive condominiums such as Northwave, Sea Horizon and Forestville and private condominiums like The Nautical and Queens Peak. Only Queen’s Peak is a Rest of Central Region (RCR) project while the rest of the developments consist mainly of Outside Central Region (OCR) projects. While One Bernam is the developers’ first foray into the CCR, their record remains stellar.

MCC Land, a Fortune 500 company has also been involved in some of Singapore’s most iconic landmarks, including Universal Studios at Resorts World Sentosa and the Keppel Distripark. They have also developed and managed  Build-To-Order residences, executive condominiums and private estates, such as The Poiz Residences, The Canopy, Canberra Residences, Tre Residences and The Alps Residences. Their status as Singapore’s top 10 ranked real estate developers for three years running further lends them immense credibility.


Criteria 3: New Launch Comparison

There are a number of new launch projects within the vicinity of One Bernam. These include Avenue South Residence, Sky Everton, One Pearl Bank and The Landmark. All of them are leasehold projects except Sky Everton, which is a freehold project. In terms of launch dates, they were all announced at similar times (Avenue South Residence, Sky Everton and One Pearl Bank within months of each other in 2019 and The Landmark in late 2020).

  • 1 Bedroom

The size range for the 1 BR units in Avenue South Residence is 527 sq ft, 463-592 sq ft in Sky Everton, 560-570 in One Pearl Bank and 495-517 sq ft in The Landmark. Interestingly, the 1 BR units in Sky Everton are 100% sold out which goes to show the high demand for 1 BR units in the Core Central Region. For 1 bedroom apartments, the absolute price takes precedence over the psf value due to the affordability as rental rates are probably going to be similar.

When comparing the 1 BR prices and sizes of the projects the take up rate is good for the 1 bedroom, One Bernam is currently more affordable than one pearl bank just that the most affordable 1 bedroom at one bernam does not comes with a balcony.

  • 2 Bedroom

Once again, Sky Everton has sold all their 2 BR units. In terms of price and optimal space, Avenue South Residences is cheaper as well but it has a 2b1b configuration (2 bedroom 1 bathroom). The Landmark also trumps One Bernam in this regard as it is cheaper at $1.51 million compared to One Bernam’s $1.82 million and their 2 BR units offer a bigger area at 764 sq ft compared to 732 sq ft.

Demand is quite healthy as seen in the percentage of sold unit in one pearl bank and laso avenue south residences. One Bernam is currently the most affordable in terms of 2 bedroom in the new launches in the region, the layout stated is of a 2 bed 1 bath layout. Interestingly, the landmark unit stated here is a 2b2b unit that is not much more expensive than one bernam. The landmark’s more affordable pricing can be attributed to its sizable distance from the nearest MRT. It is still a significant walk to Chinatown MRT even though the straight line distance is 600m. Therefore, if you do not take public transport regularly that it might be a suitable option.

  • 3 Bedroom

One Bernam’s 3 BR units are the biggest in the area amongst the other new launch developments at 1421 sq ft. While it might set you back with a quantum price of $3.281 million, it is certainly as spacious and glamorous as they come with private lift access. Although this layout type seems to be not so popular with the buyers in the region, we infer is due to the high number of investors rather than own stay buyers there.If you’re looking for a luxurious option that caters to a larger family unit, this might suit your needs.


Criteria 4: Resale Project Comparison

To conduct a better analysis of One Bernam, we also look at the resale market and compare similar projects in the surrounding area. These include 76 Shenton Way land lease starting 2007 and Skysuites @ Anson land lease starting 2008. With skysuites @ anson just opposite one bernam.

  • 1 Bedroom

One Bernam’s 1 BR unit size lies somewhere in between the two resale projects. 76 Shenton Way offers the best value for money with the asking price coming in at a cool $1.1 million and has the biggest area of the three at 592 sq ft but it is the oldest about 12 years after one bernam. Skysuites at anson also present good value for the less than 400sqf one bedroom.

  • 2 Bedroom

For the 2 BR units, the size offered by Skysuites @ Anson smaller than One Bernam. But its asking price of $1.308 million is actually good value for money when you factor in the central location and number of bedrooms. But if view is a concern, then higher floor units with pocket sea view or pinnacle at duxton view will start from $1.5m, still more affordable than one bernam. In this regard, the resale market in this area holds much potential for buyers to capitalize on bearing in mind the age.With the upcoming development of the Greater Southern Waterfront (GSW) and rejuvenation of the surrounding CBD area however, the resale situation in Tanjong Pagar works to the buyers’ advantage because One Bernam is priced well below what a Core Central Region new development project should be. The potential for capital growth is therefore immense.

  • 3 Bedroom

There are no 3 BR units for sale in 76 Shenton Way so we’ll focus solely on a comparison with Skysuites @ Anson. In terms of size, One Bernam still trumps everyone else in this regard, whether it is a new launch project or a resale property, and therefore offers a unique proposition for buyers who value spacious living and also the inclusion of the private lift might attract potential high net worth buyers with family that value their privacy.


Exit strategies

One Bernam does provide potential resale opportunities and capital appreciation given the future developments in the CBD. Do take note of the high density of other condominium in they region and also the price competition from other nearby projects is something to consider. Ultimately, One Bernam is really suitable for working professionals buying for own stay and have a longer time horizon to give the area time to appreciate and also in the meantime enjoy the convenience when it comes to commuting to work from the condominium. Tenantability is high and we expect high take up rate in the area with so many office building there as well. For buyer buying for wealth preservation with short or no down time between tenancy, one bernam should be one of the shortlist condominium.


Conclusion

Ultimate, One Bernam is most suitable for working professionals who prefer a quick commute to offices in the Central Business District. It makes sense to use it as an investment tool as there will be a demand from office workers who would want to rent the unit for convenience sake. It can also be used to stay in and then sell on later to make profit.


Contact us

The above is the analysis for One Bernam, a mega project in district 2.For more information and advice, just contact Home Quarters by going over to www.homequarters.com.sg or send us an email at homequarterssg@gmail.com or visit our social media on YouTube, Facebook and Instagram or call K.C. Ng at 88092889. Remember, for all your real estate needs, call home quarters and start packing!