38 Middle Road 188947, Bugis, Central Region, Singapore
$2,148,000

















>> Exclusive brand new listing! >> Most efficient 2 Bedroom plus study layout in The M >> High floor, no west sun >> Bright and airy unit >> Private facing, away from neighbors >> Tenanted with good rental yield The M Condo is a contemporary and luxurious residential development located in the heart of Singapore's vibrant District 7. Designed with modern living in mind, The M offers a perfect blend of style, convenience, and comfort. Its sleek architecture and thoughtful design make it a standout in the urban landscape, while its prime location provides easy access to key areas such as the Central Business District, Orchard Road, and cultural hotspots. Whether you're looking for a serene home or a dynamic city lifestyle, The M Condo is an ideal choice for those who seek sophistication and accessibility. Live in the heart of the city, the vibrant city life with a range of amenities just a stone's throw away. Bugis MRT station, and Esplanade MRT station are conveniently located nearby, providing easy access to the rest of Singapore. With its central location and proximity to various amenities, this condominium offers the perfect balance of convenience and comfort. **Amenities** Transportation - Bugis MRT station (Downtown, East West lines) Esplanade MRT station (Circle line) Shopping - Bugis Junction, Raffles City, Esplanade Xchange, Capitol Singapore, Millenia Walk Schools - ACS Junior, Farrer Park Primary, St Margaret Primary - School of the Arts, Singapore - LASALLE College of the Arts - School of Music and the Arts (SOMA) - Singapore Management University (SMU) - PSB Academy City Campus: Main Wing Supermarkets - Giant @ Suntec City - CS Fresh @ Bugis Junction Contact Cleo for exclusive viewing
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…
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Automated Valuation based on 98 URA transactions
Fair Value
S$1.91M
S$2,650 psf
Asking Price
S$2.15M
S$2,979 psf
vs Market
+12.4%
vs Last Done
+22.5%
Tenure
96 yrs
99-year Leasehold · Balance remaining
Confidence
High
98 comps
Nearest MRT
Bugis
368m away · +3% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
98 comparable transactions
S$2,766
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.912
MRT Proximity
Within 500m / 1km
+3%
AI Condition Premium
HELIOS scan of listing description
+2%
Adjusted Fair Value PSF
S$2,650
Recent Comparable Transactions
10 shown · 98 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | MIDDLE ROAD Floor 01-05 | 463sqft | S$1,125,000 | ▼S$2,431 -8.3% vs FV | 99 yrs lease commencing from 2019 |
Aug 2025 | MIDDLE ROAD Floor 01-05 | 463sqft | S$1,125,000 | ▼S$2,431 -8.3% vs FV | 99 yrs lease commencing from 2019 |
Jul 2025 | MIDDLE ROAD Floor 11-15 | 635sqft | S$1,580,000 | ▼S$2,488 -6.1% vs FV | 99 yrs lease commencing from 2019 |
Jun 2025 | MIDDLE ROAD Floor 01-05 | 753sqft | S$2,050,000 | ▲S$2,721 +2.7% vs FV | 99 yrs lease commencing from 2019 |
May 2025 | MIDDLE ROAD Floor 01-05 | 409sqft | S$1,080,000 | ▼S$2,640 -0.4% vs FV | 99 yrs lease commencing from 2019 |
May 2025 | MIDDLE ROAD Floor 11-15 | 764sqft | S$2,088,000 | ▲S$2,732 +3.1% vs FV | 99 yrs lease commencing from 2019 |
May 2025 | MIDDLE ROAD Floor 11-15 | 743sqft | S$2,000,000 | ▲S$2,693 +1.6% vs FV | 99 yrs lease commencing from 2019 |
Apr 2025 | MIDDLE ROAD Floor 01-05 | 452sqft | S$1,130,000 | ▼S$2,500 -5.7% vs FV | 99 yrs lease commencing from 2019 |
Apr 2025 | MIDDLE ROAD Floor 01-05 | 527sqft | S$1,250,000 | ▼S$2,370 -10.6% vs FV | 99 yrs lease commencing from 2019 |
Feb 2025 | MIDDLE ROAD Floor 01-05 | 495sqft | S$1,200,000 | ▼S$2,424 -8.5% vs FV | 99 yrs lease commencing from 2019 |
Feb 2025 | MIDDLE ROAD Floor 01-05 | 452sqft | S$1,250,000 | ▲S$2,765 +4.3% vs FV | 99 yrs lease commencing from 2019 |
MIDDLE ROAD
Aug 2025 · Floor 01-05
-8.3% vs FV
MIDDLE ROAD
Aug 2025 · Floor 01-05
-8.3% vs FV
MIDDLE ROAD
Jul 2025 · Floor 11-15
-6.1% vs FV
MIDDLE ROAD
Jun 2025 · Floor 01-05
+2.7% vs FV
MIDDLE ROAD
May 2025 · Floor 01-05
-0.4% vs FV
MIDDLE ROAD
May 2025 · Floor 11-15
+3.1% vs FV
MIDDLE ROAD
May 2025 · Floor 11-15
+1.6% vs FV
MIDDLE ROAD
Apr 2025 · Floor 01-05
-5.7% vs FV
MIDDLE ROAD
Apr 2025 · Floor 01-05
-10.6% vs FV
MIDDLE ROAD
Feb 2025 · Floor 01-05
-8.5% vs FV
MIDDLE ROAD
Feb 2025 · Floor 01-05
+4.3% vs FV
HELIOS AI-Detected Boosters
HELIOS AI Analysis
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.