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Midtown Bay
by Guocoland
📍 122 beach road
NOW SELLING
CCR
Mixed Development
99-year Leasehold
68/219 units left
TOP 2024
📈 High Rental Demand Mix
🚆 Transit-Oriented: 5 mins walk to Promenade MRT
Starting From
$1,476,000
1 - 3Bedrooms
409–1324 sqftSizes
99-year LeaseholdTenure
2024TOP Year
219 UnitsTotal
69% Sold68 Left
219 Lots (1:1)Car Park Lots
📊 Land Economics & Sales Performance
GLS land tender valuation and current sales take-up for Midtown Bay.
Land Rate (GLS)
99-Year Leasehold
Developer acquisition cost
Current Status
NOW SELLING
Officially Launched & Available
Sales Progress
69% Sold (68 units left)
Based on developer inventory & URA caveats
Pricing Benchmark
$3,238 PSF
Transacted URA Caveats Benchmark
CondoWatch Intel™
Independent Investment & Valuation Analysis
Objective algorithmic evaluation grounded in transacted URA caveats and land economics.
ANALYST VERDICT
Midtown Bay offers a prime CCR location with strong rental potential, but its high entry price of $3,238 PSF and 99-year leasehold tenure present significant investment risks, especially given the 31% unsold inventory and upcoming TOP.
Key Strengths & Upside
- • Prime District 7 address with excellent connectivity to CBD and Marina Bay, supported by the upcoming Guoco Midtown integrated development.
- • Strong rental demand from expatriates and professionals, with potential gross rental yields of 3-4% based on current market rents.
- • Developer Guocoland has a proven track record in Singapore, and the project's mixed-use nature adds convenience and foot traffic.
- • Price range from $1.32M to $4.5M caters to diverse buyer profiles, from investors to owner-occupiers.
Prudent Risks & Watch-Outs
- • High average PSF of $3,238 is above the district's median, limiting capital appreciation potential and increasing downside risk.
- • 99-year leasehold tenure may lead to value decay over time, especially as the project ages beyond 30 years.
- • Significant unsold inventory (68 units, 31% of total) could pressure prices upon TOP, as developers may offer discounts to clear stock.
- • Lack of immediate information on schools within 1-2km may deter families with young children.
Instant WhatsApp Property Intelligence
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Quick Take
- Midtown Bay trades at $3,238psf, 35% above the D07 average of $2,393psf.
- 🚆 Transit-Oriented: 5 mins walk to Promenade MRT.
- Best suited to yield-focused investors drawn to a lower entry quantum and strong rental-tenant pool.
Midtown Bay Unit Mix & Indicative Pricing
Based on transacted URA caveats for this project — not an official developer price list.
| Type | Size | Transactions | Avg PSF | Avg Price |
|---|---|---|---|---|
| Studio | 409 sqft | 4 | $3,562 | $1,457,000 |
| 1 Bedroom | 452 sqft | 3 | $3,510 | $1,586,933 |
| 1 Bedroom | 463 sqft | 6 | $3,165 | $1,464,815 |
| 1 Bedroom | 474 sqft | 5 | $3,438 | $1,628,454 |
| 1 Bedroom | 484 sqft | 12 | $3,411 | $1,652,392 |
| 2 BedroomMost traded | 732 sqft | 29 | $3,213 | $2,351,835 |
| 2 Bedroom | 743 sqft | 8 | $2,970 | $2,205,950 |
| 2 Bedroom | 754 sqft | 12 | $3,106 | $2,340,291 |
| 2 Bedroom | 775 sqft | 1 | $2,898 | $2,245,900 |
| 3 Bedroom | 1012 sqft | 2 | $2,916 | $2,950,000 |
| 3 Bedroom | 1023 sqft | 2 | $3,450 | $3,527,650 |
| 3 Bedroom | 1033 sqft | 2 | $3,258 | $3,365,990 |
| 4 Bedroom | 1324 sqft | 2 | $3,356 | $4,444,000 |
📈 High Rental Demand Mix
91% of transacted units are Studio/1-Bedroom/2-Bedroom — a mix skewed toward smaller, rental-friendly quantums. Entry from ~$1,457,000.
- 2 Bedroom57%
- 1 Bedroom30%
- 3 Bedroom7%
- Studio5%
- 4 Bedroom2%
Based on transacted URA caveats for this project.
🎓 Primary 1 School Catchment near Midtown Bay (MOE 1km & 2km)
Official MOE Primary 1 registration priority zones calculated from OneMap geospatial data.
Phase 2C Priority
Within 1 km (0 Schools)
No MOE Primary Schools located within 1 km boundary.
Phase 2C Supplementary
1 km – 2 km (2 Schools)
-
St. Margaret'S School (Primary)1522m · 19 min
-
Farrer Park Primary School1930m · 24 min
Other Nearby Schools & Institutions (Secondary, JC & Mixed Level)
- School Of The Arts, Singapore Mixed Level (S1-Jc2) 1024m · 13 min
Singapore MOE Primary 1 registration prioritises homes within 1 km (Phase 2C Priority) and within 1–2 km (Phase 2C Supplementary). Sourced from official OneMap MOE registries.
Midtown Bay Location, Transit & Neighbourhood Amenities
Nearby MRT Stations
- CC4 DT15 Promenade 423m · 5 min
- EW12 DT14 Bugis 474m · 6 min
- CC3 Esplanade 641m · 8 min
- NS25 EW13 City Hall 658m · 8 min
- CC2 Bras Basah 749m · 9 min
- CC5 Nicoll Highway 790m · 10 min
Nearby Malls
- Suntec City321m
- Bugis Junction375m
- Millenia Walk494m
- Bugis+501m
- Raffles City576m
- OG Albert Complex765m
Supermarkets
- Giant Hyperfresh368m
- Sf Farm Mart368m
- Don Don Donki368m
- Cold Storage386m
- Aim397m
- Market Place550m
Straight-line distances, sourced from OneMap. Approximate — actual walking routes may differ.
Midtown Bay Master Plan & Location Map
Midtown Bay and MRT stations within walking distance.
Midtown Bay Mortgage & Affordability Calculator
Indicative monthly instalment — adjust the rate to match your bank's package.
Max 75% for a first housing loan, tenure ≤30yr not past age 65.
Indicative only — actual rates depend on lender, profile and TDSR.
Estimated Monthly Instalment
S$ 0
Loan: —
Down payment: —
Estimates only. Down payment shown as total — cash vs CPF split varies. Consult a mortgage advisor for binding figures.
Stamp Duty & Affordability
Indicative BSD/ABSD payable and a TDSR affordability check.
Car loans, personal loans, other mortgages, credit card min. sums, etc.
Buyer's Stamp Duty (BSD)
S$ 0
Additional Buyer's Stamp Duty (ABSD)
S$ 0
Total stamp duty: —
TDSR: —
—
Indicative only, based on IRAS BSD/ABSD rates and MAS's 55% TDSR threshold. Actual duties/eligibility depend on your full financial profile — consult a conveyancing lawyer or mortgage advisor.
Midtown Bay URA Transaction History & PSF Trends
Caveat transactions filed with URA for this project.
Avg PSF by Floor Level
Mid Floor (6–15)
$3,076 psf
41 txns
High Floor (16+)
$3,380 psf
47 txns
| Date | Floor | Size (sqft) | Size (sqm) | Price | PSF | PSM | Type | Sale |
|---|---|---|---|---|---|---|---|---|
| Jul-26 | 21-25 | 754 | 70 | $2,598,000 | $3,448 | $37,114 | Strata | Resale |
| May-26 | 26-30 | 1012 | 94 | $3,000,000 | $2,965 | $31,915 | Strata | Resale |
| Apr-26 | 21-25 | 754 | 70 | $2,568,000 | $3,408 | $36,686 | Strata | Resale |
| Apr-26 | 16-20 | 754 | 70 | $1,850,000 | $2,455 | $26,429 | Strata | Resale |
| Jan-26 | 06-10 | 732 | 68 | $2,200,000 | $3,006 | $32,353 | Strata | Resale |
| Nov-25 | 21-25 | 732 | 68 | $2,500,000 | $3,416 | $36,765 | Strata | New Sale |
| Oct-25 | 26-30 | 1012 | 94 | $2,900,000 | $2,866 | $30,851 | Strata | New Sale |
| Oct-25 | 21-25 | 732 | 68 | $2,450,000 | $3,347 | $36,029 | Strata | New Sale |
| Oct-25 | 11-15 | 484 | 45 | $1,720,000 | $3,551 | $38,222 | Strata | New Sale |
| Sep-25 | 06-10 | 463 | 43 | $1,419,888 | $3,068 | $33,021 | Strata | Sub Sale |
| Jun-25 | 21-25 | 754 | 70 | $2,680,000 | $3,557 | $38,286 | Strata | New Sale |
| Jun-25 | 26-30 | 1324 | 123 | $4,500,000 | $3,399 | $36,585 | Strata | New Sale |
| Apr-25 | 21-25 | 743 | 69 | $2,440,000 | $3,285 | $35,362 | Strata | New Sale |
| Mar-25 | 16-20 | 452 | 42 | $1,610,000 | $3,561 | $38,333 | Strata | New Sale |
| Mar-25 | 26-30 | 1324 | 123 | $4,388,000 | $3,314 | $35,675 | Strata | New Sale |
| Nov-24 | 16-20 | 452 | 42 | $1,608,000 | $3,557 | $38,286 | Strata | New Sale |
| Sep-24 | 06-10 | 754 | 70 | $2,342,600 | $3,109 | $33,466 | Strata | New Sale |
| Aug-24 | 06-10 | 484 | 45 | $1,608,000 | $3,320 | $35,733 | Strata | New Sale |
| May-24 | 16-20 | 732 | 68 | $2,700,000 | $3,689 | $39,706 | Strata | New Sale |
| Apr-24 | 16-20 | 732 | 68 | $2,566,080 | $3,506 | $37,736 | Strata | New Sale |
| Apr-24 | 16-20 | 754 | 70 | $2,633,400 | $3,495 | $37,620 | Strata | New Sale |
| Mar-24 | 16-20 | 409 | 38 | $1,545,000 | $3,778 | $40,658 | Strata | New Sale |
| Feb-24 | 16-20 | 743 | 69 | $2,424,000 | $3,264 | $35,130 | Strata | New Sale |
| Jan-24 | 21-25 | 484 | 45 | $2,028,000 | $4,187 | $45,067 | Strata | New Sale |
| Nov-23 | 16-20 | 484 | 45 | $1,749,000 | $3,611 | $38,867 | Strata | New Sale |
| Nov-23 | 26-30 | 1033 | 96 | $3,427,380 | $3,317 | $35,702 | Strata | New Sale |
| Nov-23 | 11-15 | 732 | 68 | $2,311,800 | $3,159 | $33,997 | Strata | New Sale |
| Oct-23 | 16-20 | 732 | 68 | $2,501,730 | $3,418 | $36,790 | Strata | New Sale |
| Oct-23 | 06-10 | 732 | 68 | $2,217,800 | $3,030 | $32,615 | Strata | New Sale |
| Oct-23 | 11-15 | 484 | 45 | $1,644,400 | $3,395 | $36,542 | Strata | New Sale |
| Oct-23 | 11-15 | 732 | 68 | $2,288,300 | $3,127 | $33,651 | Strata | New Sale |
| Sep-23 | 21-25 | 474 | 44 | $1,973,070 | $4,166 | $44,842 | Strata | New Sale |
| Aug-23 | 16-20 | 732 | 68 | $2,449,000 | $3,346 | $36,015 | Strata | New Sale |
| Aug-23 | 06-10 | 732 | 68 | $2,168,400 | $2,963 | $31,888 | Strata | New Sale |
| Aug-23 | 16-20 | 743 | 69 | $2,361,000 | $3,179 | $34,217 | Strata | New Sale |
| Jul-23 | 16-20 | 732 | 68 | $2,396,790 | $3,275 | $35,247 | Strata | New Sale |
| Jul-23 | 11-15 | 484 | 45 | $1,612,600 | $3,329 | $35,836 | Strata | New Sale |
| Jun-23 | 16-20 | 732 | 68 | $2,304,720 | $3,149 | $33,893 | Strata | New Sale |
| Jun-23 | 26-30 | 1033 | 96 | $3,304,600 | $3,198 | $34,423 | Strata | New Sale |
| Jun-23 | 16-20 | 463 | 43 | $1,617,300 | $3,495 | $37,612 | Strata | New Sale |
| May-23 | 11-15 | 732 | 68 | $2,264,800 | $3,094 | $33,306 | Strata | New Sale |
| May-23 | 06-10 | 732 | 68 | $2,241,300 | $3,062 | $32,960 | Strata | New Sale |
| May-23 | 11-15 | 474 | 44 | $1,576,000 | $3,328 | $35,818 | Strata | New Sale |
| Apr-23 | 16-20 | 732 | 68 | $2,437,000 | $3,330 | $35,838 | Strata | New Sale |
| Apr-23 | 16-20 | 409 | 38 | $1,473,300 | $3,602 | $38,771 | Strata | New Sale |
| Apr-23 | 11-15 | 732 | 68 | $2,183,200 | $2,983 | $32,106 | Strata | New Sale |
| Apr-23 | 16-20 | 732 | 68 | $2,307,500 | $3,153 | $33,934 | Strata | New Sale |
| Apr-23 | 16-20 | 732 | 68 | $2,603,600 | $3,557 | $38,288 | Strata | New Sale |
| Apr-23 | 11-15 | 732 | 68 | $2,335,300 | $3,191 | $34,343 | Strata | New Sale |
| Apr-23 | 11-15 | 732 | 68 | $2,221,900 | $3,036 | $32,675 | Strata | New Sale |
| Mar-23 | 16-20 | 409 | 38 | $1,454,100 | $3,555 | $38,266 | Strata | New Sale |
| Mar-23 | 06-10 | 775 | 72 | $2,245,900 | $2,898 | $31,193 | Strata | New Sale |
| Mar-23 | 11-15 | 743 | 69 | $2,000,000 | $2,693 | $28,986 | Strata | Sub Sale |
| Mar-23 | 11-15 | 754 | 70 | $2,235,100 | $2,966 | $31,930 | Strata | New Sale |
| Mar-23 | 06-10 | 754 | 70 | $2,173,900 | $2,885 | $31,056 | Strata | New Sale |
| Mar-23 | 11-15 | 474 | 44 | $1,560,000 | $3,294 | $35,455 | Strata | New Sale |
| Mar-23 | 11-15 | 732 | 68 | $2,163,800 | $2,956 | $31,821 | Strata | New Sale |
| Jan-23 | 26-30 | 1023 | 95 | $3,687,000 | $3,606 | $38,811 | Strata | New Sale |
| Jan-23 | 16-20 | 743 | 69 | $2,150,800 | $2,896 | $31,171 | Strata | New Sale |
| Jan-23 | 21-25 | 732 | 68 | $2,875,900 | $3,929 | $42,293 | Strata | New Sale |
| Dec-22 | 16-20 | 463 | 43 | $1,504,000 | $3,250 | $34,977 | Strata | New Sale |
| Nov-22 | 16-20 | 754 | 70 | $2,496,600 | $3,313 | $35,666 | Strata | New Sale |
| Nov-22 | 16-20 | 743 | 69 | $2,180,300 | $2,936 | $31,599 | Strata | New Sale |
| Nov-22 | 11-15 | 474 | 44 | $1,558,100 | $3,290 | $35,411 | Strata | New Sale |
| Oct-22 | 11-15 | 743 | 69 | $2,124,400 | $2,860 | $30,788 | Strata | New Sale |
| Oct-22 | 11-15 | 484 | 45 | $1,595,300 | $3,293 | $35,451 | Strata | New Sale |
| Sep-22 | 16-20 | 452 | 42 | $1,542,800 | $3,413 | $36,733 | Strata | New Sale |
| Aug-22 | 11-15 | 484 | 45 | $1,694,700 | $3,499 | $37,660 | Strata | New Sale |
| Jul-22 | 06-10 | 484 | 45 | $1,531,700 | $3,162 | $34,038 | Strata | New Sale |
| Jun-22 | 26-30 | 1023 | 95 | $3,368,300 | $3,294 | $35,456 | Strata | New Sale |
| May-22 | 06-10 | 732 | 68 | $2,089,200 | $2,854 | $30,724 | Strata | New Sale |
| May-22 | 16-20 | 463 | 43 | $1,530,900 | $3,308 | $35,602 | Strata | New Sale |
| Apr-22 | 16-20 | 732 | 68 | $2,410,000 | $3,293 | $35,441 | Strata | New Sale |
| Mar-22 | 11-15 | 463 | 43 | $1,320,000 | $2,852 | $30,698 | Strata | Sub Sale |
| Mar-22 | 11-15 | 754 | 70 | $2,023,800 | $2,686 | $28,911 | Strata | New Sale |
| Feb-22 | 11-15 | 754 | 70 | $2,178,700 | $2,891 | $31,124 | Strata | New Sale |
| Jan-22 | 21-25 | 732 | 68 | $2,381,700 | $3,254 | $35,025 | Strata | New Sale |
| Jan-22 | 21-25 | 732 | 68 | $2,539,300 | $3,469 | $37,343 | Strata | New Sale |
| Jan-22 | 11-15 | 484 | 45 | $1,552,000 | $3,204 | $34,489 | Strata | New Sale |
| Jan-22 | 11-15 | 484 | 45 | $1,582,200 | $3,266 | $35,160 | Strata | New Sale |
| Dec-21 | 11-15 | 484 | 45 | $1,510,800 | $3,119 | $33,573 | Strata | New Sale |
| Dec-21 | 06-10 | 732 | 68 | $2,065,700 | $2,822 | $30,378 | Strata | New Sale |
| Nov-21 | 06-10 | 743 | 69 | $1,967,100 | $2,649 | $28,509 | Strata | New Sale |
| Nov-21 | 06-10 | 732 | 68 | $2,028,400 | $2,771 | $29,829 | Strata | New Sale |
| Nov-21 | 11-15 | 474 | 44 | $1,475,100 | $3,115 | $33,525 | Strata | New Sale |
| Oct-21 | 11-15 | 409 | 38 | $1,355,600 | $3,314 | $35,674 | Strata | New Sale |
| Sep-21 | 16-20 | 754 | 70 | $2,303,392 | $3,057 | $32,906 | Strata | New Sale |
| Sep-21 | 11-15 | 463 | 43 | $1,396,800 | $3,018 | $32,484 | Strata | New Sale |
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Frequently Asked Questions about Midtown Bay
Key facts, pricing benchmarks, closest MRT connectivity, and Primary 1 school registration details.
What is the price and average PSF of Midtown Bay?
Units at Midtown Bay have indicative prices starting from $1,476,000, with transacted URA caveats averaging $3,238 PSF. Official prices vary depending on stack, floor level, and layout configuration.
Which MRT station is closest to Midtown Bay?
The nearest MRT station to Midtown Bay is Promenade MRT (CC4, DT15), located approximately 423m (5 min walk) from the development.
What is the tenure and estimated TOP date for Midtown Bay?
Midtown Bay is a 99-year Leasehold Mixed development with an estimated Temporary Occupation Permit (TOP) date of 2024.
Who is the developer of Midtown Bay?
Midtown Bay is developed by Guocoland.
Are there primary schools within 1km of Midtown Bay?
There are currently no primary schools within 1km of Midtown Bay. However, multiple primary schools are situated within the 1–2km supplementary zone.
Where can I get the official floor plans and e-brochure for Midtown Bay?
You can download the official floor plans, unit mix breakdown, and developer e-brochure directly on CondoWatch.sg via the E-Brochure request form.
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