The M, where Everything Meets in the Middle *Mixed-Use Development of 522 Homes & 1 Level of Retail Nestled in District 7* Attributes - Sale with tenancy, flexible for sale with vacant possession - Natural ventilated bathroom - Angular east sun - Mid floor with good city views - Equipped with full condo facilities and more Facilities - Walkable distances to MRT stations (5min to Bugis, 7min to Esplanade, 11min to City Hall) - Minutes' drive to major expressways (ECP, KPE, PIE, MCE) - Abundance in choices for Shop&Dine (e.g. Bugis Junction, Bugis+, Albert Centre Hawker, Golden Mile Food Centre) - Connectivity with Arts & Culture (e.g. Arab Street, Haji Lane, Clarke Quay, Marina Bay Sands) - In closeness with renowned medical facilities (e.g. Raffles Hospital) PM Bridget +658932XXXX to enquire!
D07 - Downtown Core
Bugis MRT · 3 min walk
29 June 2023
Medium (522 units)
522 units
4 Blocks, 20 Floors
Wingcharm Investment Pte Ltd (Wing Tai Holdings)
The M has a total of 522 units, from 1 Bed - 1 Bath to 3 Bed - 2 Bath units. There are 67 types of floor plans from 409 sqft to 1,012 sqft.
The M has 4 blocks and up to 20 storeys.
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Total Transactions
23
Average Price
S1.6M
Total Value
S36.0M
Calculating fair value from URA transaction data…


License: L3008022J
Automated Valuation based on 1395 URA transactions · 8 outliers removed (IQR)
Fair Value
S$1.53M
S$2,489 psf
Asking Price
S$1.70M
S$2,769 psf
vs Market
+11.3%
Confidence
High
1395 comps
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
1395 comparable transactions
S$2,440
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
+2%
Adjusted Fair Value PSF
S$2,489
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 1395 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.