One Bernam Project Review: Excellent Location With Even Better Connectivity

  • Victor Kang
  • 1 June 2021

Project Name: One Bernam

Developer: MCC Land and Hao Yuan (HY) Realty

Project address: 1 Bernam Street

Type: Mixed Development

No. of units: 351 residential units + 13 serviced apartments

No. of blocks: One

No. of storeys: 35

Tenure: 99 years

District: 2


Unit type

Number of units

Size range



441 to 463 sq ft



700 to 732 sq ft

2-Bedroom + Study


807 to 872 sq ft



1,421 sq ft

3-Bedroom Penthouse


1,744 to 1,948 sq ft

5-Bedroom Penthouse


4,306 sq ft

Projected TOP: Q3 2025

Parking lots + handicap lots: 178 residential carpark lots, including 2 handicap lots and 6 reserved lots for the penthouse units

Nearest MRT: Tanjong Pagar MRT station (East-West Line)

Plot Ratio: 7.28

Site Area: 41,400 sq ft

Project Details

One Bernam is an upcoming 351-unit, 99-year leasehold mixed development located in District 2, at the heart of the Central Business District (CBD).

Located between Enggor Street and Bernam Street, One Bernam takes its name from the latter. It’s jointly developed by Chinese developers MCC Land and HY Realty.

one bernam condo facade

The mixed-development has a site area of 41,400 sq ft and comprises a single block of 35 storeys, with residential units starting from the fifth to 35th storey.

It also features a two-storey, 15,726 sq ft retail podium and 13 boutique serviced apartments.


The retail podium at the base of the condo also comes with two levels of dining and shopping options for residents. Combined with well-designed green open spaces and a good central location, the development offers great convenience to future residents. 

Not only does One Bernam enjoy good connectivity to public transport and amenities (more on that later), it also comes with direct access to the vibrant city life.

Another noteworthy feature of One Bernam is its suite of condo facilities. The condo facilities are catered to those who enjoy healthy living with greenery and fitness decks to relax or stretch it out. For example, there’s a sky gym on the 34th floor, which allows you to exercise while you marvel at a bird’s eye view of the city. 

One Bernam: Developer

One Bernam is a joint development by two developers: MCC Land and HY Realty. 

MCC Group has developed key commercial projects in Singapore such as Universal Studios Singapore, Resorts World Sentosa, Keppel Distripark and Singapore Expo. 

Meanwhile, the Chinese developer has also developed several condo and executive condo (EC) developments in Singapore such as The Santorini, Canberra Residences, The Alps Residences, The Poiz Residence and One Canberra, among others.

For HY Realty, they too have developed several private condos and ECs of both high and low-rise nature. HY Realty is a close collaboration partner with MCC Land, having developed several residential projects together in the past such as:

In fact, One Bernam is the sixth time the developers are collaborating together. Probably the most notable project is Queens Peak in Queenstown, which was nominated for “Best Private Condo Development” at the PropertyGuru Asia Property Awards 2017.

One Bernam: Design

One Bernam 1-bedroom (Type A1, 452 sq ft) review

one bernam 1-bedroom floor plan

one bernam 1-bedroom

At 452 sq ft, the 1-bedroom unit is compact. But though compact, the unit comes with efficient space usage which gives it a bigger visual feel than its actual size.

All units at One Bernam are provided with both a smart aircon and Haiku-brand ceiling fan in the living room. While it is not common for condo projects to come with fan installation, having a fan can help to save energy (and the environment) by switching on the fan instead of the aircon when the weather is cool. This is in line with URA’s push to encourage sustainable and greener living among residents. 

The 1-bedroom unit does not come with a balcony, which provides more livable space for the unit.


It also has a good width (~2.6m), which allows you to use the extra space to include cabinets for storage, like what the developer has done with the showflat. Note that the cabinets on the right are ID touches from the developer and not provided as part of the unit.

The open-concept kitchen comes with an efficient design for cooking, food prep, and storage. The countertop and backsplash sports a nice dark natural-like design that is made with engineered stone.


As mentioned above, all units are provided with branded electrical appliances from V-Zug (induction hob and hood, washing machine cum dryer, integrated fridge and oven), Franke (sink) and Gessi (kitchen tap). The integrated fridge and washer cum dryer (beside oven) are nicely concealed within the built-in cabinet.

Another nice design touch from the developer is the addition of the rack in the cabinet for easy access during cooking.

The shelf above the sink also comes with Blum Aventos lift system to make accessing the shelves semi-automatic. You can close the shelf with a single tap of a button.


To efficiently make use of the space, the developer has added a foldable table that can be used for dining or as a work desk. When you don’t need it, you can tuck it away easily.


The master bedroom is well-sized for a compact unit. You can fit a king-sized bed and still have enough walking space.


The master bedroom also comes with a built-in wardrobe. The built-in wardrobe comes with its own unique touches. 

Within the built-in wardrobe, it has an extendable and foldable mirror, extendable Hafele system for hanging your ties/scarves and flexible Tutti-brand trousers rack for hanging trousers/dresses.


The en-suite master bathroom comes with premium design fittings and sanitary wares from Gessi and Laufen.

A bidet spray (Schell), a wall hung toilet bowl with a concealed cistern (Laufen) and shower mixer set with both normal and rain shower (Gessi) will be provided too. This applies to all units in the development.

One Bernam 2-bedroom + study (Type BS1, 829 sq ft) review

one bernam 2-bedroom floor plan

one bernam 2-bedroom

Like the 1-bedroom unit, the 2-bedroom + study unit also comes with a wide walkway (2.7m). As you enter the unit, you can find the study area on the right. It’s a spacious open-concept space that you can use as a working space.

The entrance is fitted with a Samsung digital lockset, which is provided to all units by the developer.


Though the study comes with an open concept layout, you can choose to convert it into a small bedroom.

one bernam 2-bedroom common bathroom

The bathrooms are furnished with fittings and wares from Gessi and Laufen. Rain shower and bidet are also provided in both the common and master bathrooms. The common bathroom comes with two-door access (i.e. Jack and Jill design) which is accessible from both the study and the kitchen/living room.


Right outside the common bathroom is the open-concept kitchen. 

V-ZUG electrical appliances like an induction cooker, hood and oven are provided by the developer. On top of that, there is also an integrated fridge and a washer cum dryer that is nicely concealed within the built-in cabinet, both of which are also from V-ZUG.

The top shelves are fitted with Blum’s Aventos lift system for easy access. The countertop and backsplash are made of engineered stone with a nice dark natural-like design.


At 829 sq ft, the 2-bedroom + study comes with a bigger living/dining area. Even after adding in a six-seater long sofa and a four-seater dining table, there’s still enough walking space.

As mentioned above, the living room is fitted with both a smart aircon and a Haiku ceiling fan.


The living room is connected to the balcony, which is of a decent size. The nice width and depth of the balcony let you use the area as an extension of the living room.


Bedroom two is decently sized and fits a queen-sized bed with ample walking space. The room also comes fitted with a built-in wardrobe with the Tutti-brand trousers rack. The rack is multi-functional and has removable components that allow you to hang both trousers and long dresses in your wardrobe.


Meanwhile, the master bedroom is also spacious and fits a king-sized bed with ease. Also provided is a built-in wardrobe with an extendable/foldable mirror, the Tutti trousers rack and an extendable Hafele scarf/tie rack.


The master bedroom is fitted with porcelain tiles that resemble a white marble look and comes with some storage space above the concealed cistern. As explained above, the master bathroom also has a normal + rain shower set (Gessi).

One Bernam 3-bedroom (Type C1, 1,421 sq ft) review

one bernam 3-bedroom floor plan


The 1,421 sq ft 3-bedroom unit is the biggest and most exclusive non-penthouse unit at One Bernam. All 3-bedroom units (and 5-bedroom penthouse units) come with private lift access with your own lobby area.


The first thing that greets you as you enter the unit is the dining and dry kitchen area. Because of its size, you can easily fit a six-seater dining table.

One unique selling point of the 3-bedroom unit is that it comes with windows at every corner in the home. Windows are fitted in all parts of the unit (i.e. bedrooms, bathrooms, dry kitchen and wet kitchen) to encourage natural ventilation.


The first thing that greets you as you enter the unit is the dining and dry kitchen area. Because of its size, you can easily fit a six-seater dining table.

One unique selling point of the 3-bedroom unit is that it comes with windows at every corner in the home. Windows are fitted in all parts of the unit (i.e. bedrooms, bathrooms, dry kitchen and wet kitchen) to encourage natural ventilation.

Apart from that, the rest is similar in terms of the provided V-ZUG electrical appliances (integrated fridge, induction hob and hood, washer cum dryer and oven) as well as engineered stone backsplash and countertop.


The household shelter is only available for 3-bedrooms and is located at the end of the wet kitchen, near the backup door. In terms of size, the household shelter is bigger than what you can find in most condos. You can either use it as a bedroom for your domestic worker or choose to utilise it as an additional storeroom.


It also comes with a standard water closet across the utility room that features a window to support ventilation within the unit.


The living room for the 3-bedroom unit is spacious with a wide frontage of 4m from wall to wall. It also comes with a smart aircon and Haiku-brand ceiling fan provided by the developer.

The same 4m width extends into the balcony area. Given the size of the balcony, there is flexibility on how to use the space. As shown by the developer, the balcony area can fit both a four-seater coffee table and a bar counter at the side of the balcony.


The bedrooms in this 3-bedroom unit are well-sized. For bedroom three, it comes with enough space to fit a queen-size bed with side tables on each side of the bed. It’s also roomy enough for a king bed.


Bedroom two is the same size as bedroom three. As showcased by the developer, if you place a single bed instead, you can free up space and fit a work desk. 

Both bedrooms come with the same built-in wardrobe with the in-built Tutti trousers rack.


Bedrooms two and three both share the common bathroom that’s right across the corridor. It’s also fitted with a window for natural ventilation.


The master bedroom is the biggest bedroom in the whole unit. And it is not just the size that makes the master bedroom stand out, it also has its own balcony. Not only does the balcony provide a nice spot to kick back and relax, but it also gives a stunning view of the sea. 


The built-in wardrobe is provided in the master bedroom. You can find the extendable and foldable mirror nicely tucked at the right side of the wardrobe.


The extendable Hafele scarf/tie rack and Tutti trousers rack make the wardrobe more functional. There is also a decent amount of storage space at the top and bottom of the wardrobe.


Unlike the other two bedrooms, the master bedroom is fitted with an en-suite bathroom. The master bathroom features the same design as the common bathroom with sanitary fittings and wares from Gessi and Laufen. Like most areas of the unit, it has a window to promote natural ventilation. 

One Bernam: Site plan

one-bernam-site-plan-one one-bernam-site-plan-four one-bernam-site-plan-34

As mentioned above, One Bernam is located between Enggor Street and Bernam Street. Though the development only has 351 exclusive units, there are 35 lifestyle facilities spread across levels one, four and 34 (Sky Terrace). 

The 1- to 3-bedroom units are located on level five to level 33, while the penthouses are on level 35, above the Sky Terrace on level 34.


One Bernam comes with a range of relaxing and recreational facilities, which are defined by two key themes: Wellness and nature. These facilities are spread across level four and 34.

For example, level four is nature-themed and includes the Yoga Deck for those who need a quiet spot for exercises. If you need a place to chill, you can head over to the Spa Pool at the Active Lifestyle corner.

On level 34, there is the Sky Fitness gym for more intense workouts. Alternatively, if you want to just relax for the day, the Sky Lounge and Tatami Garden both offer tranquil spots for you to lay back and just enjoy.

There are also lots of green spaces within the development; the “Botanic Collection” consists of a series of greenery and gardens like Fragrant Garden, Shaded Garden, Waterwall and Alocasia Walk to allow residents to seek tranquil moments in a natural environment without having to venture out of the condo. 

Plans to add more green spaces in Singapore have been in the works for years, but it has become more accelerated and prominent recently after the COVID-19 pandemic as more home buyers are beginning to appreciate and cherish the importance of nature and greenery closer to their homes.

According to the site plan, One Bernam is in a North-South facing position, which is ideal for properties in Singapore. And that’s because being in a North-South facing position allows units within the development to enjoy natural wind ventilation while avoiding the dreaded afternoon sun.


One Bernam: Facilities

  • Level 1
    • Bicycle Lots
  • Level 4
    • Wellness Lifestyle
      • Garden Walk
      • Leisure Deck
      • Chill Out Deck
      • Yoga Deck
    • Botanic Collection
      • Fragrant Garden
      • Shaded Garden
      • Palm Garden
      • Garden Bridge
      • Path Over Reflective Water
      • Waterwall
      • Alocasia Walk
    • Active Lifestyle
      • Viewing Deck
      • Garden Dining Pavilion
      • Gourmet Function Room
      • Club House
      • Swimming Pool
      • Spa Pool
      • Lounge Deck
      • Pool Pavilion I
      • Pool Pavilion II
  • Level 34
    • The Tatami Garden
      • Kokedama Garden
      • Tatami Deck I
      • Tatami Deck II
      • Relaxation Corner
    • The Sky Lounge
      • Outdoor Terrace
      • Sky Dining Function Room
      • Roof Terrace
      • Sky Garden Pavilion
      • North Sky Garden
      • South Sky Garden
    • The Sky Hammock Garden
      • Sky Hammock I
      • Sky Hammock II
    • The Sky Fitness Club
      • Sky Gym
      • Active Deck
      • Fitness Deck

One Bernam: Condo maintenance fees

At the time of writing, here are the estimated monthly maintenance fees for each unit type:

Unit type

Est. monthly maintenance fees


$350 to $390


$430 to $480

2-Bedroom + Study

$430 to $480


$500 to $550

3-Bedroom Penthouse

$570 to $620

5-Bedroom Penthouse

$860 to $910

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Located within the city centre, those living at One Bernam can expect great convenience and accessibility to amenities in Tanjong Pagar and Chinatown. Shopping malls like Chinatown Point, OUE Downtown, and 100 AM (next to One Bernam) are located within walking distance, whilst popular shopping malls such as Marina Bay Sands, Vivocity and ION Orchard, are two to five MRT stops away.

One Bernam is located in CBD and close to the the Greater Southern Waterfront

Because of its central locality, One Bernam is also within close proximity to commercial and financial hubs in the Central Area (i.e. Marina Bay and Suntec City). The Orchard shopping belt is also a 10-minute drive from One Bernam. 

In terms of food options, there are four hawker centres within 1 km: Tanjong Pagar Market and Food Centre, Chinatown Market and Food Centre, Maxwell Food Centre and Amoy Street Food Centre

Besides hawker centres, there are other hipster cafes, bistros and restaurants in the surrounding area along Tanjong Pagar Road, Neil Road, Keong Saik Road and Telok Ayer. Supermarkets such as Fairprice at 100 Tras Street and Cold Storage at 16 Enggor Street are also located nearby.

Lifestyle amenities around One Bernam include the Singapore Island Country Club as well as museums in the city centre such as Chinatown Heritage Centre, Singapore City Gallery, Art Science Museum and National Gallery Singapore.

MRT stations

The nearest MRT station is Tanjong Pagar MRT on the East-West Line (EWL). Additionally, the development is also served by Outram Park MRT interchange station (EWL, North-East Line (NEL)), Marina Bay MRT station (North-South Line (NSL), Circle Line (CCL)), and Chinatown MRT station (NEL, Downtown Line (DTL)). All three stations are within 15 minutes by foot. 

In the future, there will also be three new MRT stations nearby: Prince Edward Road and Cantonment MRT stations (both on the Circle Line), and Outram Park MRT interchange station on the Thomson-East Coast Line (TEL). 

Once the future MRT stations are completed, One Bernam will be served by six MRT lines (EWL, NSL, NEL, TEL, CCL, and DTL) and six MRT stations, which is extremely rare for a residential project:

  • Tanjong Pagar MRT station (EWL)
  • Outram Park MRT interchange station (EWL, NEL, TEL)
  • Marina Bay MRT interchange station (NSL, CCL, TEL)
  • Chinatown MRT station (NEL, DTL)
  • Prince Edward Road station (CCL)
  • Cantonment MRT station (CCL)

The only potential drawback of being in the city centre is the relative lack of access to the schools. Within a 2km radius, there are only a few educational institutes: 

  • Cantonment Primary School (within 1km)
  • Singapore Management University
  • Nanyang Academy of Fine Arts
  • LASALLE College of the Arts (McNally Campus)

Though there aren’t many schools around, the excellent MRT network makes it convenient to travel to schools in other areas. For example, schools like Anglo-Chinese Junior, CHIJ (Kellock) and Singapore Chinese Girls Primary School are within 40 minutes of travelling time by public transport.

One Bernam: Accessibility

one bernam to the cbd via public transport

One Bernam is a rare condo that is located within the CBD. As such, accessibility and connectivity are second to none. 

The nearest MRT station (Tanjong Pagar MRT) on the EWL is only 500m away, which will take just seven minutes by foot. From Tanjong Pagar MRT, travelling within the city is a breeze.

There’s also a bus stop at your doorstep, along Anson Road. You can take Bus 70, 100 and 196 to Raffles Place within 15 minutes, according to Moovit

one bernam to cbd via car

For those who drive, it only takes five minutes to Raffles Place via Shenton Way and Tanjong Pagar Road.

One Bernam: Nearby shopping malls

  • 100 Am (0.1 km)
  • Tanjong Pagar Centre (0.47 km)
  • Chinatown Plaza (0.54 km)
  • Chinatown Complex (0.93 km)
  • Lucky Chinatown (1.09 km)
  • People’s Park Complex (1.14 km)
  • Marina One (1.22 km)
  • Chinatown Point (1.25 km)
  • Capital Square (1.29 km)
  • People’s Park Centre (1.3 km)
  • Marina Bay Link Mall (1.36 km)
  • Central Mall (1.62 km)
  • Riverside Point (1.72 km)
  • One Fullerton (1.79 km)
  • Liang Court (1.97 km)


One Bernam: Nearby supermarkets

  • NTUC Fairprice Co-operative @ 100 Tras Street (0.1 km)
  • Cold Storage Singapore @ 16 Enggor Street (0.18 km)
  • NTUC Fairprice Co-operative @ 5 Tanjong Pagar Plaza (0.27 km)
  • Cold Storage Singapore @ 5 Straits View (1.17 km)
  • NTUC Fairprice Co-operative @ 133 New Bridge Road (1.25 km)
  • NTUC Fairprice Co-operative @ 150 Silat Avenue (1.33 km)
  • Cold Storage Singapore @ 8a Marina Boulevard (1.36 km)
  • Foodie Market Place @ 225 Outram Road (1.36 km)
  • Sheng Siong Supermarket @ 52 Chin Swee Road (1.48 km)
  • NTUC Fairprice Co-operative @ 18 /20 Kim Tian Road (1.95 km)


One Bernam: Nearby hawker centres

  • Blk 6 Tanjong Pagar Plaza (0.31 km)
  • Amoy Street Food Centre (0.72 km)
  • Maxwell Food Centre (0.75 km)
  • Chinatown Market & Food Centre (0.93 km)
  • People’s Park Food Centre (1.22 km)
  • Hong Lim Market & Food Centre (1.31 km)
  • Blk 1 Jalan Kukoh (1.63 km)
  • Tiong Bahru Market (1.72 km)


One Bernam: Nearby schools (within 2km radius)

  • Cantonment Primary School (0.38 km)
  • Outram Secondary School (1.54 km)
  • CHIJ (Kellock) (1.66 km)


One Bernam: Nearby amenities

  • Telok Ayer Park (0.6 km)
  • Singapore General Hospital (1.1 km)
  • The Lawn @ Marina Bay (1.3 km)
  • Pearl Hill City Park (1.3 km)
  • Gardens By The Bay (1.9 km)
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One Bernam: Price

The land for One Bernam was bought by the developers through a Government Land Sale (GLS) tender in 2019 with a top bid of $440.9m. This translates to a cost price of $1,463 psf per plot ratio. 

Below is the indicative selling price for each unit type at One Bernam. Over 80% of the 100 units released in the first phase of the launch have already been sold. Among them, the 1-bedroom and 2-bedroom units make up more than 90% of the units sold. Here are the estimated prices as at the time of writing:

Unit type

Price range


From $1.0x million


From $1.6x million

2-bedroom + study

From $1.8x million


From $3.3x million

At the time of writing, here’s the average asking psf price of nearby condos on PropertyGuru over the last 12 months:

Condos near One Bernam

Average psf price in the last 12 months

Onze @ Tanjong Pagar

$2121 to $2356


$1895 to $2086

Skysuites @ Anson

$2159 to $2479

The Arris

$1843 to $1843


$1527 to $1858

76 Shenton

$1797 to $1970

The Beacon

$893 to $1381

Craig Place

$1630 to $1844

Wallich Residence

$2937 to $3851

Spottiswoode 18

$1433 to $2181

Dorsett Residences

$1889 to $2076

V On Shenton

$1896 to $2433

The Clift

$1884 to $1919

Spottiswoode Residences

$630 to $882

Emerald Garden

$1866 to $1911

One Shenton

$1300 to $1931

Robinson Suites

$2372 to $2372

One Bernam: D2 URA Master Plan



The most prominent feature of the URA Master Plan for the area around One Bernam is the lack of residential plots (orange) and the overwhelming number of commercial plots (blue). This can be attributed to One Bernam’s location in the central area and the economics of having commercial buildings in the city centre. 

In the short term, One Bernam will be one of the rare new launches that will be coming up in D2. However, in the longer term, there will be new residential developments in the Cantonment area (bottom left) as well as possibly at the Marina Bay area (east of One Bernam), given that the area is still a reserve site. 

However, those in the Marina Bay area will likely be more expensive than One Bernam while those in the Cantonment area will not be as convenient.

Furthermore, Outram Park MRT will be an MRT interchange on the TEL in 2021, and Cantonment MRT station on the CCL will open in 2025. Both of these stations will further enhance the connectivity in the area.


Photo: URA

As part of the government’s plans to decentralise and move offices away from the city centre, offices will be replaced by more residential and lifestyle amenities to make the downtown area more vibrant and lively even after working hours and on the weekends. 

Some highlights of the planned developments in the Downtown core area include:

  • Urban neighbourhood at Anson
    • Linking the Rail Corridor to the CBD
    • Expand use of courtyards and open spaces for communities to gather
  • Test-bed for innovative concepts around Marina Bay to offer unique lifestyle concepts
  • New green spaces within the CBD 
    • Repurposing of existing Tras Link Park with innovative uses
    • Enhancements for Raffles Place Park
    • New pocket park at Market Street Park

Plus, there will be a planned cycling network as part of the transit-priority corridor to encourage active and convenient commuting within the city centre. Slated to be completed by 2021, these developments will improve the livability of One Bernam as a condo in the Central Area.

Being at the fringe of D2 and near Cantonment, One Bernam would also likely benefit from the Greater Southern Waterfront

In particular, plans to rejuvenate existing green spaces along the Greater Southern Waterfront and link to the new Rail Corridor will create lots of green spaces.

Another major development near One Bernam is the 43ha Outram Medical Campus under the Singapore General Hospital (SGH) Campus Master Plan. This campus of the future will be Singapore’s largest medical campus and will drive healthcare services, cutting-edge research and education in Singapore. 

Key healthcare/education facilities in the SGH Campus includes:

  • Five national specialty centres (Cancer, dental, eye, heart and neuroscience), 
  • SingHealth Polyclinic (Outram)
  • Flagship hospital SGH with the new SGH complex
  • Outram Community Hospital
  • SGH Campus Education Zone
  • National Dental Centre
  • SGH Elective Care Centre

The integrated healthcare and education under the SGH Campus Master Plan will create many job opportunities for skilled healthcare workers. For investors, this translates to a big pool of potential tenants that will be looking for a unit to rent within the vicinity.


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The biggest draw of One Bernam is its unparalleled location. Located in the CBD, the condo comes with a good mix of dining, shopping and lifestyle options. With the existing four MRT lines, it already boasts great connectivity. The connectivity will be further enhanced with the completion of three new MRT stations, which will connect One Bernam’s residents to a total of six MRT lines in the short future. In short, One Bernam is a great development if you value great transport accessibility, easy access to facilities and amenities, and a vibrant neighbourhood. 

However, as expected of a development in the heart of the CBD, buyers will need to find a balance between size and affordability. Even the smallest 1-bedroom unit will cost at least $1m. Additionally, if you’re a family with young children and prioritise being near schools, you may find the limited number of nearby schools a challenge.

For those who drive, the busy roads downtown and limited parking space (one car park lot for every two residential units) may also be less than ideal. But considering that the smaller units will likely be tenanted, the car park lots might not be fully utilised, which means a non-1:1 carpark to unit ratio isn’t that bad.

With a low-barrier $1m quantum for a city-living project, One Bernam will likely see a lot of interest on the opening launch weekend. 

Thinking of getting a unit at One Bernam? Check out available units for sale on PropertyGuru. Or read our reviews of other condo projects here.

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Eric Wong

Victor Kang