


















Cheap $2 Million Luxury Entry in CCR / City Centre Serious seller - reduced price from $2,080,000 to $2,000,000. $388,000 cheaper than a 2BR 2-Bath in the same development. Move-in or Ready-to-Lease (fully fitted: ziptrak, blinds, curtains, lights, ceiling fan) Direct integrated MRT interchange (Bugis DTL + EWL) - 2 Bedroom, 1 Bath (efficient layout — no wastage) - Superb city connectivity (direct MRT interchange at your doorstep) - Vibrant CBD fringe — Bugis / Beach Rd / DUO / Suntec / Marina vicinity - Premium full-suite condo with concierge-style lifestyle - Strong rental demand + future upside from Midtown transformation - Sleek interiors with floor-to-ceiling windows and unblocked city views - Thoughtfully designed 2-bed layout — ideal for a private home office or guest room - Full suite of luxury facilities: sky gardens, infinity pools, co-working lounges, entertainment pavilions - Perfect for singles, jetsetters, entrepreneurs or investors looking for strong rental appeal - Priced $2M — a rare opportunity to own in one of the most coveted integrated developments in the city
D07 - Downtown Core
Bugis MRT · 2 min walk
30 June 2024
Medium (558 units)
558 units
2 Blocks, 30 Floors
Guoco Midtown II Pte Ltd/Midtown Modern Pte Ltd (Guocoland/ Hong Leong Holdings/ Hong Realty)
Midtown Modern has a total of 558 units, from 1 Bed - 1 Bath to 5 Bed - 7 Bath units. There are 36 types of floor plans from 409 sqft to 3,520 sqft.
Midtown Modern has 2 blocks and up to 30 storeys.
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Total Transactions
13
Average Price
S2.4M
Total Value
S30.6M
Calculating fair value from URA transaction data…


License: L3008022J
Automated Valuation based on 1284 URA transactions · 7 outliers removed (IQR)
Fair Value
S$1.65M
S$2,599 psf
Asking Price
S$2.00M
S$3,150 psf
vs Market
+21.2%
Confidence
High
1284 comps
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
1284 comparable transactions
S$2,476
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.000
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
+5%
Adjusted Fair Value PSF
S$2,599
Recent Comparable Transactions
| Date | Block / Street | Area (sqft) | Price | PSF |
|---|---|---|---|---|
| 2025-08 | BEACH ROAD | 700 | S$1,485,000 | S$2,122 |
| 2025-08 | BEACH ROAD | 689 | S$1,515,000 | S$2,199 |
| 2025-08 | BEACH ROAD | 700 | S$1,420,000 | S$2,030 |
| 2025-08 | MIDDLE ROAD | 463 | S$1,125,000 | S$2,431 |
| 2025-08 | BEACH ROAD | 1,119 | S$2,320,000 | S$2,072 |
Showing 5 most recent transactions from 1284 total comparables used in valuation.
HELIOS AI-Detected Boosters
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.