Singapore Land Group will close Marina Square on March 31 to redevelop the 40-year-old complex into a 360,000-square-metre mixed-use property.
The project replaces the standalone shopping centre with three towers housing 204 luxury apartments, 13,000 square metres of office space, a 304-key hotel, and a four-storey retail hub by 2031.
The Rebuild Plan for Marina Bay
SingLand plans to build a 49-storey residential tower alongside an eight-floor office block and hospitality facilities. The revamped four-storey retail podium will pivot toward food and beverage outlets, pet-friendly public spaces, padel courts, a botanic loop, and covered pedestrian bridges linking directly to NS Square.
Master planning is led by PLP Architecture alongside local firm DP Architects. The current building was designed in the 1980s as an inward-facing structure focused on department stores, a bowling alley, and cinemas, cutting off foot traffic from the surrounding waterfront district that grew around it over four decades.
Why Single-Use Retail Boxes Are Disappearing
The overhaul reflects a broader structural change across Asian retail hubs. Standalone malls in central business districts face direct pressure from decentralised suburban retail, with more than 50 town centres across Singapore now offering duplicate tenant mixes within residential estates.
Landlords are responding by stacking residential and commercial towers directly above retail space to engineer built-in foot traffic. The same dynamic drives major mixed-use precinct investments across the region, including IconSiam and One Bangkok in Thailand, Omotesando Hills in Tokyo, and Taikoo Li in Shanghai.
Planning Incentives and Anchor Store Decline
Urban planners in Singapore are actively encouraging commercial landlords to retire single-use retail boxes. SingLand is tapping the Urban Redevelopment Authority’s Strategic Development Incentive Scheme, which grants higher gross plot ratios and flexible land-use rezonings for developers adding residential and hotel components to older commercial sites. Similar transformations are underway at Union Square on Havelock Road and Tanglin Shopping Centre near Orchard Road.
When Marina Square opened in 1986, its 59,000 square metres of retail floor area made it Southeast Asia’s largest shopping complex. That legacy retail model relied on sprawling department store anchors, an arrangement that has broken down following the collapse or scaling back of operators such as Robinsons, John Little, and Metro.
Tenants face a final trading date of March 31 before demolition crews take over the site ahead of the 2031 handover.
