122 Beach Road 189770, City Hall, Central Region, Singapore
$1,588,009
Discover urban living at its finest in this exquisite 1-bedroom, 1-bathroom condominium located at 120 Beach Road, Singapore. Available now for sale, this stylish 409 sqft unit is perfect for individuals or couples seeking a vibrant lifestyle in the heart of the city. Step outside and enjoy the convenience of being just a short distance from the Esplanade MRT station (0.8 km) and Promenade MRT station (1.0 km), ensuring effortless commuting. For your educational needs, PSB Academy City Campus (0.6 km) and Uptrend College (Suntec City) (1.2 km) are nearby, making this location ideal for students and professionals alike. Your daily needs are catered to with CS Fresh at Raffles City (0.7 km) for grocery shopping, while the vibrant Bugis Street (1.2 km) and Sim Lim Square (1.5 km) shopping malls provide endless retail and dining options. Unit features include a modern kitchen with quality furnishings, a reliable air conditioning system for comfort, 24/7 security guard services for peace of mind, and covered car parking for your convenience. This property combines style, comfort, and location, making it an exceptional opportunity to own a slice of Singapore's dynamic culture. Don't miss out on this chance to elevate your lifestyle—schedule a viewing today and experience all that this unique condominium has to offer!
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$1.32M
S$3,229 psf
Asking Price
S$1.59M
S$3,883 psf
vs Market
+20.2%
vs Last Done
+14.2%
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.