122 Beach Road 189770, City Hall, Central Region, Singapore
$2,838,000










Just TOP developer sales unit with special promotion! RARE 3 bedroom potential unit at great prices! Snap now before units are taken! About the development: - Unmatched city lifestyle minutes from Bugis and Suntec City! - Full of F&B options - Business Homes with offices next door! - New concept and flagship project by GuoccoLand - Great F1 view, save on your tickets every year just by owning a unit here! - Great City view - get yearly firework view without squeezing with others! About the unit: - Duplex 1012 sqft - 2 bedroom + platform flex room + spacious living room - Easily to be convertible to 3 bedroom +study unit - Luxurious Marble flooring for Spacious Living Dinning room - Fully usable space with no balcony - Enless Flexibility with top quality finishings! Top Quality Provisions: - Washer cum dryer from Whirlpool (US) - Fridge from Liebherr (Germany) - Steam oven, hob & hood from V-Zug (Switzerland) - Bathroom wares from Villeroy & Bosh (Germany) - Bathroom Fittings from Hansgrohe AXOR (Germany) - Smart Home System - Digital Lock, Lighting Control, Ceiling Fan & Aircon Photo for illustration only! Contact Crystan to view actual units today! Great unit for own stay or investment!
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.
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Total Transactions
2
Average Price
S1.7M
Total Value
S3.3M
Calculating fair value from URA transaction data…
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Automated Valuation based on 79 URA transactions · 2 outliers removed (IQR)
Fair Value
S$3.27M
S$3,229 psf
Asking Price
S$2.84M
S$2,804 psf
vs Market
-13.2%
vs Last Done
-17.5%
Tenure
97 yrs
99-year Leasehold · Balance remaining
Confidence
High
79 comps
Nearest MRT
Esplanade
368m away · +3% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
79 comparable transactions
S$3,272
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
0%
Adjusted Fair Value PSF
S$3,229
Recent Comparable Transactions
10 shown · 79 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 +5.3% vs FV | 99 yrs lease commencing from 2018 |
Jun 2025 | BEACH ROAD Floor 26-30 | 1,324sqft | S$4,500,000 | ▲S$3,399 +5.3% vs FV | 99 yrs lease commencing from 2018 |
Jun 2025 | BEACH ROAD Floor 21-25 | 753sqft | S$2,680,000 | ▲S$3,557 +10.2% vs FV | 99 yrs lease commencing from 2018 |
Apr 2025 | BEACH ROAD Floor 21-25 | 743sqft | S$2,440,000 | ▲S$3,285 +1.7% vs FV | 99 yrs lease commencing from 2018 |
Mar 2025 | BEACH ROAD Floor 26-30 | 1,324sqft | S$4,388,000 | ▲S$3,314 +2.6% vs FV | 99 yrs lease commencing from 2018 |
Mar 2025 | BEACH ROAD Floor 16-20 | 452sqft | S$1,610,000 | ▲S$3,561 +10.3% vs FV | 99 yrs lease commencing from 2018 |
Nov 2024 | BEACH ROAD Floor 16-20 | 452sqft | S$1,608,000 | ▲S$3,557 +10.2% vs FV | 99 yrs lease commencing from 2018 |
Sep 2024 | BEACH ROAD Floor 06-10 | 753sqft | S$2,342,600 | ▼S$3,109 -3.7% vs FV | 99 yrs lease commencing from 2018 |
Aug 2024 | BEACH ROAD Floor 06-10 | 484sqft | S$1,608,000 | ▲S$3,320 +2.8% vs FV | 99 yrs lease commencing from 2018 |
May 2024 | BEACH ROAD Floor 16-20 | 732sqft | S$2,700,000 | ▲S$3,689 +14.2% vs FV | 99 yrs lease commencing from 2018 |
Apr 2024 | BEACH ROAD Floor 16-20 | 732sqft | S$2,566,080 | ▲S$3,506 +8.6% vs FV | 99 yrs lease commencing from 2018 |
BEACH ROAD
Jun 2025 · Floor 26-30
+5.3% vs FV
BEACH ROAD
Jun 2025 · Floor 26-30
+5.3% vs FV
BEACH ROAD
Jun 2025 · Floor 21-25
+10.2% vs FV
BEACH ROAD
Apr 2025 · Floor 21-25
+1.7% vs FV
BEACH ROAD
Mar 2025 · Floor 26-30
+2.6% vs FV
BEACH ROAD
Mar 2025 · Floor 16-20
+10.3% vs FV
BEACH ROAD
Nov 2024 · Floor 16-20
+10.2% vs FV
BEACH ROAD
Sep 2024 · Floor 06-10
-3.7% vs FV
BEACH ROAD
Aug 2024 · Floor 06-10
+2.8% vs FV
BEACH ROAD
May 2024 · Floor 16-20
+14.2% vs FV
BEACH ROAD
Apr 2024 · Floor 16-20
+8.6% vs FV
HELIOS AI Analysis
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.