





Midtown Bay is a new concept and flagship from Singapore’s renowned developer Guocoland. Don’t miss out on this unit! Direct developer discount! Key Highlights: - Brand New - Best stack - Square and Efficient Layout - Corner Unit - Luxurious finishing and fittings - Direct and Sheltered link to Bugis Junction and Bugis MRT station - Direct Link to Suntec City - Many amenities nearby. F&B on level 1 and surrounding - Unblocked MBS view from 25th floor
D07 - Downtown Core
Esplanade MRT · 4 min walk
31 May 2024
Small (219 units)
219 units
1 Block, 32 Floors
Guoco Midtown Pte Ltd/Midtown Bay Pte Ltd (Guocoland)
Midtown Bay has a total of 219 units, from 1 Bed - 1 Bath to 3 Bed - 3 Bath units. There are 23 types of floor plans from 409 sqft to 1,324 sqft.
Midtown Bay has 1 block and up to 32 storeys.
Loading map...
Total Transactions
2
Average Price
S1.7M
Total Value
S3.3M
Calculating fair value from URA transaction data…
Automated Valuation based on 82 URA transactions · 2 outliers removed (IQR)
Fair Value
S$2.50M
S$3,326 psf
Asking Price
S$2.31M
S$3,065 psf
vs Market
-7.8%
vs Last Done
-9.8%
Tenure
97 yrs
99-year Leasehold · Balance remaining
Confidence
High
82 comps
Nearest MRT
Esplanade
368m away · +3% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
82 comparable transactions
S$3,270
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.941
MRT Proximity
Within 500m / 1km
+3%
AI Condition Premium
HELIOS scan of listing description
+5%
Adjusted Fair Value PSF
S$3,326
Recent Comparable Transactions
10 shown · 82 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneJun 2025 | BEACH ROAD Floor 26-30 | 1,324sqft | S$4,500,000 | ▲S$3,399 +2.2% vs FV | 99 yrs lease commencing from 2018 |
Jun 2025 | BEACH ROAD Floor 26-30 | 1,324sqft | S$4,500,000 | ▲S$3,399 +2.2% vs FV | 99 yrs lease commencing from 2018 |
Jun 2025 | BEACH ROAD Floor 21-25 | 753sqft | S$2,680,000 | ▲S$3,557 +6.9% vs FV | 99 yrs lease commencing from 2018 |
Apr 2025 | BEACH ROAD Floor 21-25 | 743sqft | S$2,440,000 | ▼S$3,285 -1.2% vs FV | 99 yrs lease commencing from 2018 |
Mar 2025 | BEACH ROAD Floor 26-30 | 1,324sqft | S$4,388,000 | ▼S$3,314 -0.4% vs FV | 99 yrs lease commencing from 2018 |
Mar 2025 | BEACH ROAD Floor 16-20 | 452sqft | S$1,610,000 | ▲S$3,561 +7.1% vs FV | 99 yrs lease commencing from 2018 |
Nov 2024 | BEACH ROAD Floor 16-20 | 452sqft | S$1,608,000 | ▲S$3,557 +6.9% vs FV | 99 yrs lease commencing from 2018 |
Sep 2024 | BEACH ROAD Floor 06-10 | 753sqft | S$2,342,600 | ▼S$3,109 -6.5% vs FV | 99 yrs lease commencing from 2018 |
Aug 2024 | BEACH ROAD Floor 06-10 | 484sqft | S$1,608,000 | ▼S$3,320 -0.2% vs FV | 99 yrs lease commencing from 2018 |
May 2024 | BEACH ROAD Floor 16-20 | 732sqft | S$2,700,000 | ▲S$3,689 +10.9% vs FV | 99 yrs lease commencing from 2018 |
Apr 2024 | BEACH ROAD Floor 16-20 | 732sqft | S$2,566,080 | ▲S$3,506 +5.4% vs FV | 99 yrs lease commencing from 2018 |
BEACH ROAD
Jun 2025 · Floor 26-30
+2.2% vs FV
BEACH ROAD
Jun 2025 · Floor 26-30
+2.2% vs FV
BEACH ROAD
Jun 2025 · Floor 21-25
+6.9% vs FV
BEACH ROAD
Apr 2025 · Floor 21-25
-1.2% vs FV
BEACH ROAD
Mar 2025 · Floor 26-30
-0.4% vs FV
BEACH ROAD
Mar 2025 · Floor 16-20
+7.1% vs FV
BEACH ROAD
Nov 2024 · Floor 16-20
+6.9% vs FV
BEACH ROAD
Sep 2024 · Floor 06-10
-6.5% vs FV
BEACH ROAD
Aug 2024 · Floor 06-10
-0.2% vs FV
BEACH ROAD
May 2024 · Floor 16-20
+10.9% vs FV
BEACH ROAD
Apr 2024 · Floor 16-20
+5.4% vs FV
HELIOS AI-Detected Boosters
HELIOS AI Analysis
Based on 82 URA transactions (2 outliers removed), adjusted for: Tenure decay (5.9% discount); MRT Esplanade 368m away (+3%); AI-detected value boosters: brand new, corner unit, unblocked view (+5% condition premium)
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.