122 Beach Road 189770, City Hall, Central Region, Singapore
$1,488,000
1 bedroom 409sqft without balcony, Brand new, Ready move in, Developer's sale. Midtown Bay is designed to set new benchmark for city living. The residences at Midtown Bay will offer urbanites the flexibility to live, work and entertain at home in unprecedented ways. Each unit will have spacious living and dinning areas that allow for ample configurations to entertain gusts on an intimate scale. Whilst the residences offer privacy and exclusivity, public spaces in Guoco Midtown let residents experience the buzz of the city life. There will be low-rise shops and array of restaurants for everyday conveniences. Residents may also look forward to bustling weekend markets, festivals and cultural events at these lush and vibrant spaces. Residents in Midtown Bay will be buying into everything that Guoco Midtown has to offer - the buzz of city life right below and quietness and exclusivity of luxury urban living above , for an altogether invigorating,vibrant and social city lifestyle experience. Call 9617XXXX Eric Kang for an exclusive presentation.
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…


License: L3008899K
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Automated Valuation based on 79 URA transactions · 2 outliers removed (IQR)
Fair Value
S$1.39M
S$3,399 psf
Asking Price
S$1.49M
S$3,638 psf
vs Market
+7.0%
vs Last Done
+7.0%
Tenure
98 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)
×0.970
MRT Proximity
Within 500m / 1km
+3%
AI Condition Premium
HELIOS scan of listing description
+4%
Adjusted Fair Value PSF
S$3,399
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 0.0% vs FV | 99 yrs lease commencing from 2018 |
Jun 2025 | BEACH ROAD Floor 26-30 | 1,324sqft | S$4,500,000 | ▼S$3,399 0.0% vs FV | 99 yrs lease commencing from 2018 |
Jun 2025 | BEACH ROAD Floor 21-25 | 753sqft | S$2,680,000 | ▲S$3,557 +4.6% vs FV | 99 yrs lease commencing from 2018 |
Apr 2025 | BEACH ROAD Floor 21-25 | 743sqft | S$2,440,000 | ▼S$3,285 -3.4% vs FV | 99 yrs lease commencing from 2018 |
Mar 2025 | BEACH ROAD Floor 26-30 | 1,324sqft | S$4,388,000 | ▼S$3,314 -2.5% vs FV | 99 yrs lease commencing from 2018 |
Mar 2025 | BEACH ROAD Floor 16-20 | 452sqft | S$1,610,000 | ▲S$3,561 +4.8% vs FV | 99 yrs lease commencing from 2018 |
Nov 2024 | BEACH ROAD Floor 16-20 | 452sqft | S$1,608,000 | ▲S$3,557 +4.6% vs FV | 99 yrs lease commencing from 2018 |
Sep 2024 | BEACH ROAD Floor 06-10 | 753sqft | S$2,342,600 | ▼S$3,109 -8.5% vs FV | 99 yrs lease commencing from 2018 |
Aug 2024 | BEACH ROAD Floor 06-10 | 484sqft | S$1,608,000 | ▼S$3,320 -2.3% vs FV | 99 yrs lease commencing from 2018 |
May 2024 | BEACH ROAD Floor 16-20 | 732sqft | S$2,700,000 | ▲S$3,689 +8.5% vs FV | 99 yrs lease commencing from 2018 |
Apr 2024 | BEACH ROAD Floor 16-20 | 732sqft | S$2,566,080 | ▲S$3,506 +3.1% vs FV | 99 yrs lease commencing from 2018 |
BEACH ROAD
Jun 2025 · Floor 26-30
0.0% vs FV
BEACH ROAD
Jun 2025 · Floor 26-30
0.0% vs FV
BEACH ROAD
Jun 2025 · Floor 21-25
+4.6% vs FV
BEACH ROAD
Apr 2025 · Floor 21-25
-3.4% vs FV
BEACH ROAD
Mar 2025 · Floor 26-30
-2.5% vs FV
BEACH ROAD
Mar 2025 · Floor 16-20
+4.8% vs FV
BEACH ROAD
Nov 2024 · Floor 16-20
+4.6% vs FV
BEACH ROAD
Sep 2024 · Floor 06-10
-8.5% vs FV
BEACH ROAD
Aug 2024 · Floor 06-10
-2.3% vs FV
BEACH ROAD
May 2024 · Floor 16-20
+8.5% vs FV
BEACH ROAD
Apr 2024 · Floor 16-20
+3.1% 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.