Home Buy All 2RM D07 - Beach Road / Bugis / Rochor2 Bed Condo for Sale in The M

2 Bed Condo for Sale in The M

38 Middle Road 188947, Bugis, Central Region, Singapore

$1,750,000

Added a month ago

CondoFor sale

Beds: 2Baths: 1Area: 592 sqft

Above Market· 14.3% above market

+19View all

Nearest MRT Station

Bugis

East-West Line EW12

walk•

Property Details

Property IDLFnP8xjcan7CffXe3QRkRs

PriceS$1,750,000

Property TypeCondo

StatusFor sale

Beds2

Baths1

Built Area592 sqft

PSF

S$2,956

Year Built2023

Furnished StatusUnknown

Description

Development Information

District & Area

D07 - Downtown Core

Nearest MRT

Bugis MRT · 3 min walk

Tenure

99 years

TOP Date

29 June 2023

Project Size

Medium (522 units)

522 units

Building Structure

4 Blocks, 20 Floors

Developer

Wingcharm Investment Pte Ltd (Wing Tai Holdings)

Unit Configuration

Bedroom Types1, 2, 2003 Bedroom

Floor Plan Details

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.

Site Plan

The M has 4 blocks and up to 20 storeys.

Development Facilities

BBQClubhouseFitness CornerGymJacuzziLoungePool DeckRetail ShopsSecuritySwimming PoolYoga Corner

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Features & Amenities

Bbq

Retail shops

Swimming pool

Jacuzzi

Security

Clubhouse

Yoga corner

Fitness corner

Pool deck

Balcony

Lounge

Corner unit

Gym

Location

38 Middle Road 188947, Bugis, Central Region, Singapore

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Mortgage Calculation

Price

Tenure (yrs)20 yrs

410203035

Loan (%)75 %

1020406075

Interest (%)4 %

0.1123456

Mortgage calculation on 4% interest rate

S$ 0

Loan Amount (75%)

Downpayment (25%)

S$ 0

/month

Principal

S$ 0

Interest

S$ 0

Total Transactions

Average Price

S1.6M

Total Value

S36.0M

Sales Timeline

Home Report · AVM Fair Value

Automated Valuation based on 132 URA transactions

Fair Value

S$1.53M

S$2,587 psf

Asking Price

S$1.75M

S$2,956 psf

vs Market

+14.3%

Above Market

vs Last Done

+21.6%

Above Market

Tenure

96 yrs

99-year Leasehold · Balance remaining

Confidence

High

132 comps

High = 10+ comps

Medium = 5–9 comps

Low = <5 comps

Nearest MRT

Bugis

368m away · +3% premium

URA PSF Trendline vs Listing Price

Hedonic Adjustment Breakdown

Base URA PSF

132 comparable transactions

S$2,755

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

Adjusted Fair Value PSF

S$2,587

Recent Comparable Transactions

10 shown · 132 total

Date	Block / Street	Area	Price	PSF	Tenure
Last DoneAug 2025	MIDDLE ROAD Floor 01-05	463sqft	S$1,125,000	▼S$2,431 -6.0% vs FV	99 yrs lease commencing from 2019
Aug 2025	MIDDLE ROAD Floor 01-05	463sqft	S$1,125,000	▼S$2,431 -6.0% vs FV	99 yrs lease commencing from 2019
Jul 2025	MIDDLE ROAD Floor 11-15	635sqft	S$1,580,000	▼S$2,488 -3.8% vs FV	99 yrs lease commencing from 2019
Jun 2025	MIDDLE ROAD Floor 01-05	753sqft	S$2,050,000	▲S$2,721 +5.2% vs FV	99 yrs lease commencing from 2019
May 2025	MIDDLE ROAD Floor 01-05	409sqft	S$1,080,000	▲S$2,640 +2.0% vs FV	99 yrs lease commencing from 2019
May 2025	MIDDLE ROAD Floor 11-15	764sqft	S$2,088,000	▲S$2,732 +5.6% vs FV	99 yrs lease commencing from 2019
May 2025	MIDDLE ROAD Floor 11-15	743sqft	S$2,000,000	▲S$2,693 +4.1% vs FV	99 yrs lease commencing from 2019
Apr 2025	MIDDLE ROAD Floor 01-05	452sqft	S$1,130,000	▼S$2,500 -3.4% vs FV	99 yrs lease commencing from 2019
Apr 2025	MIDDLE ROAD Floor 01-05	527sqft	S$1,250,000	▼S$2,370 -8.4% vs FV	99 yrs lease commencing from 2019
Feb 2025	MIDDLE ROAD Floor 01-05	495sqft	S$1,200,000	▼S$2,424 -6.3% vs FV	99 yrs lease commencing from 2019
Feb 2025	MIDDLE ROAD Floor 01-05	452sqft	S$1,250,000	▲S$2,765 +6.9% vs FV	99 yrs lease commencing from 2019

Last Done

MIDDLE ROAD

Aug 2025 · Floor 01-05

▼S$2,431 psf

-6.0% vs FV

463 sqftS$1,125,00099 yrs lease commencing from 2019

MIDDLE ROAD

Aug 2025 · Floor 01-05

▼S$2,431 psf

-6.0% vs FV

463 sqftS$1,125,00099 yrs lease commencing from 2019

MIDDLE ROAD

Jul 2025 · Floor 11-15

▼S$2,488 psf

-3.8% vs FV

635 sqftS$1,580,00099 yrs lease commencing from 2019

MIDDLE ROAD

Jun 2025 · Floor 01-05

▲S$2,721 psf

+5.2% vs FV

753 sqftS$2,050,00099 yrs lease commencing from 2019

MIDDLE ROAD

May 2025 · Floor 01-05

▲S$2,640 psf

+2.0% vs FV

409 sqftS$1,080,00099 yrs lease commencing from 2019

MIDDLE ROAD

May 2025 · Floor 11-15

▲S$2,732 psf

+5.6% vs FV

764 sqftS$2,088,00099 yrs lease commencing from 2019

MIDDLE ROAD

May 2025 · Floor 11-15

▲S$2,693 psf

+4.1% vs FV

743 sqftS$2,000,00099 yrs lease commencing from 2019

MIDDLE ROAD

Apr 2025 · Floor 01-05

▼S$2,500 psf

-3.4% vs FV

452 sqftS$1,130,00099 yrs lease commencing from 2019

MIDDLE ROAD

Apr 2025 · Floor 01-05

▼S$2,370 psf

-8.4% vs FV

527 sqftS$1,250,00099 yrs lease commencing from 2019

MIDDLE ROAD

Feb 2025 · Floor 01-05

▼S$2,424 psf

-6.3% vs FV

495 sqftS$1,200,00099 yrs lease commencing from 2019

MIDDLE ROAD

Feb 2025 · Floor 01-05

▲S$2,765 psf

+6.9% vs FV

452 sqftS$1,250,00099 yrs lease commencing from 2019

Below Fair Value

Above Fair Value

FV: S$2,587 psf

HELIOS AI Analysis

Based on 132 URA transactions (0 outliers removed), adjusted for: Tenure decay (8.8% discount); MRT Bugis 368m away (+3%)

⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.

Calculating fair value from URA transaction data…

Raymond Koh

2 Bed Condo for Sale in The M

IMAGES GALLERY

Nearest MRT Station

Property Details

Description

District & Area

Nearest MRT

Tenure

TOP Date

Project Size

Building Structure

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Location

Mortgage Calculation

Mortgage calculation on 4% interest rate

Sales Timeline

Home Report · AVM Fair Value

Raymond Koh

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Home Report · AVM Fair Value