122 Beach Road 189770, City Hall, Central Region, Singapore
$2,810,000
Midtown Bay 滨海名汇 located at 122 Beach Road. S189770. D07. 99 years leasehold. Mixed -Use Development. 33 storeys building with total 219 units. Developers: Guocoland. 1BR - 409sqft - $1.588mil 1BR - 452sqft - $1.613mil 1BR - 463sqft - $1.668mil 1BR - 474sqft - $1.678mil 1BR - 484sqft - $1.716mil 2BR - 732sqft - $2.308mil 2BR - 743sqft - $2.468mil 2BR - 753sqft - $2.717mil 2BR Duplex - $990sqft - $2.810mil 2BR Duplex - 1012sqft - $2.838mil 2BR Duplex - 1023sqft - $3.910mil 2BR Duplex - 1033sqft - $3.655mil 2BR Duplex - $1130 - $2.838mil 2BR Duplex - 1152sqft - $3.577mil 3BR Duplex - 1324sqft - $5.212mil Near Bugis MRT / Esplanade MRT / Promenade MRT / City Hall MRT / Nanyang Academy of Fine Arts (NAFA) / Stamford Primary School / Lasalle College of the Arts / SMU / Bugis Junction / Suntec City / Esplanade - Theatre on the Bay / MBS
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: L3008022J
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Automated Valuation based on 79 URA transactions · 2 outliers removed (IQR)
Fair Value
S$3.20M
S$3,229 psf
Asking Price
S$2.81M
S$2,838 psf
vs Market
-12.1%
vs Last Done
-16.5%
Tenure
101 yrs
103-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)
×0.943
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.