122 Beach Road 189770, City Hall, Central Region, Singapore
$1,488,000
Midtown Bay @ Bugis — one of Singapore's most talked-about addresses, sitting right in the heart of the $2.4 billion Guoco Midtown integrated development along Beach Road. This brand new 1-bedroom unit is newly TOP and move-in ready. No renovation stress. No waiting. Just walk in and start living or renting out for income now! WHY THIS UNIT STANDS OUT: ● Rare private residential in District 7 — only 219 exclusive units in the entire development ● Marble flooring, V-Zug premium appliances, generous 3.2m ceiling height ● Floor-to-ceiling windows with stunning city skyline views ● Fully fitted with lighting & Haiku fans — bring your furniture and you're home ● Open-plan layout that feels bigger than it looks on paper WORLD-CLASS FACILITIES: Private 40m lap pool, Sky Terrace on Level 25 with panoramic views of Marina Bay & Kallang Basin, Fitness Hub, Garden Court, Event Terrace UNBEATABLE CONNECTIVITY: 3 MRT lines within walking distance — Bugis (EW/DT), Esplanade (CC), City Hall (NS/EW). Suntec City, Marina Square, Bugis Junction literally at your doorstep. STRONG INVESTMENT FUNDAMENTALS: Transactions averaging $3,000+ psf. Rental yield ~3.3%. Developed by award-winning GuocoLand (Best Luxury Condo, Green Mark Platinum). Scarce supply in D7 = enduring demand. Whether you're an owner-occupier wanting city-centre luxury, or an investor seeking consistent rental returns — this checks every box. ** Enquire now for viewing arrangements and full details. Units here don't last. ** We are the largest developer sales team in Core Central Region with 50+ projects, many with 1-2 bedroom available. Welcome enquiry, one call to get all info.
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$1.36M
S$3,328 psf
Asking Price
S$1.49M
S$3,638 psf
vs Market
+9.3%
vs Last Done
+7.0%
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
+5%
Adjusted Fair Value PSF
S$3,328
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 +2.1% vs FV | 99 yrs lease commencing from 2018 |
Jun 2025 | BEACH ROAD Floor 26-30 | 1,324sqft | S$4,500,000 | ▲S$3,399 +2.1% vs FV | 99 yrs lease commencing from 2018 |
Jun 2025 | BEACH ROAD Floor 21-25 | 753sqft | S$2,680,000 | ▲S$3,557 +6.9% vs FV | 99 yrs lease commencing from 2018 |
Apr 2025 | BEACH ROAD Floor 21-25 | 743sqft | S$2,440,000 | ▼S$3,285 -1.3% vs FV | 99 yrs lease commencing from 2018 |
Mar 2025 | BEACH ROAD Floor 26-30 | 1,324sqft | S$4,388,000 | ▼S$3,314 -0.4% vs FV | 99 yrs lease commencing from 2018 |
Mar 2025 | BEACH ROAD Floor 16-20 | 452sqft | S$1,610,000 | ▲S$3,561 +7.0% vs FV | 99 yrs lease commencing from 2018 |
Nov 2024 | BEACH ROAD Floor 16-20 | 452sqft | S$1,608,000 | ▲S$3,557 +6.9% vs FV | 99 yrs lease commencing from 2018 |
Sep 2024 | BEACH ROAD Floor 06-10 | 753sqft | S$2,342,600 | ▼S$3,109 -6.6% vs FV | 99 yrs lease commencing from 2018 |
Aug 2024 | BEACH ROAD Floor 06-10 | 484sqft | S$1,608,000 | ▼S$3,320 -0.2% vs FV | 99 yrs lease commencing from 2018 |
May 2024 | BEACH ROAD Floor 16-20 | 732sqft | S$2,700,000 | ▲S$3,689 +10.8% vs FV | 99 yrs lease commencing from 2018 |
Apr 2024 | BEACH ROAD Floor 16-20 | 732sqft | S$2,566,080 | ▲S$3,506 +5.3% vs FV | 99 yrs lease commencing from 2018 |
BEACH ROAD
Jun 2025 · Floor 26-30
+2.1% vs FV
BEACH ROAD
Jun 2025 · Floor 26-30
+2.1% vs FV
BEACH ROAD
Jun 2025 · Floor 21-25
+6.9% vs FV
BEACH ROAD
Apr 2025 · Floor 21-25
-1.3% vs FV
BEACH ROAD
Mar 2025 · Floor 26-30
-0.4% vs FV
BEACH ROAD
Mar 2025 · Floor 16-20
+7.0% vs FV
BEACH ROAD
Nov 2024 · Floor 16-20
+6.9% vs FV
BEACH ROAD
Sep 2024 · Floor 06-10
-6.6% vs FV
BEACH ROAD
Aug 2024 · Floor 06-10
-0.2% vs FV
BEACH ROAD
May 2024 · Floor 16-20
+10.8% vs FV
BEACH ROAD
Apr 2024 · Floor 16-20
+5.3% 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.