Condo data

The M

Middle Road99-year leaseholdURA data to Oct 2026

The development

Type
Apartment
Tenure
99-year leasehold from 2019, about 92 years left
Address
Middle Road
District
District 7: Bugis, Beach Road, Golden Mile
Market segment
CCR (Core Central Region)
Deals on record
98 since Oct 2021: 59 new sales, 39 resales and sub sales

Prices at The M by unit size

Under 550 sqftS$1,028,000S$2,329 psf, 4 deals in 12 months
550 to 799 sqftS$1,825,000S$2,550 psf, 8 deals in 12 months
800 to 1,099 sqftS$2,341,000S$2,589 psf, 1 deal in 12 months

Median price by strata area, in the last 12 months. Bulk purchases of several units are left out.

Launch price vs resale, by year

YearNew sale psfResale psfDeals
2021S$2,725-4
2022S$2,806-29
2023S$2,990S$2,82127
2024S$2,923S$2,74412
2025-S$2,64015
2026-S$2,49111

Resale prices in the last 12 months are 12% below what launch buyers paid per square foot. On a typical 716 sqft unit that is about S$233,000 less, before stamp duty, fees and interest.

Price by floor

FloorMedian psfDeals
01-05S$2,50316
06-10S$2,68113
11-15S$2,6939

Resales and sub sales since Oct 2021.

Latest transactions

MonthSizeFloorPriceType
Sept 2026441 sqft11-15S$1,028,000
S$2,329 psf		Resale
Jul 2026441 sqft11-15S$1,028,000
S$2,329 psf		Resale
Jul 2026614 sqft01-05S$1,540,000
S$2,510 psf		Resale
Jul 2026904 sqft06-10S$2,341,000
S$2,589 psf		Resale
Jun 2026764 sqft06-10S$1,880,000
S$2,460 psf		Resale
Apr 2026527 sqft01-05S$1,282,000
S$2,431 psf		Resale
Apr 2026743 sqft01-05S$1,850,000
S$2,491 psf		Resale
Apr 2026721 sqft06-10S$1,980,000
S$2,745 psf		Resale
Mar 2026420 sqft01-05S$908,000
S$2,163 psf		Resale
Feb 2026614 sqft06-10S$1,645,000
S$2,681 psf		Resale
Jan 2026635 sqft16-20S$1,645,000
S$2,590 psf		Resale
Dec 2025721 sqft01-05S$1,800,000
S$2,496 psf		Resale
Nov 2025743 sqft06-10S$1,980,000
S$2,666 psf		Resale
Oct 2025441 sqft01-05S$1,105,888
S$2,506 psf		Resale
Oct 2025721 sqft06-10S$1,930,000
S$2,676 psf		Resale
Aug 2025463 sqft01-05S$1,125,000
S$2,431 psf		Resale
Aug 2025743 sqft11-15S$2,150,000
S$2,895 psf		Resale
Jul 2025635 sqft11-15S$1,580,000
S$2,488 psf		Resale
Jun 2025753 sqft01-05S$2,050,000
S$2,721 psf		Resale
May 2025409 sqft01-05S$1,080,000
S$2,640 psf		Resale

Showing the latest 20 of 98 caveats lodged since Oct 2021.

Rent at The M

1-bedroomS$4,100a month, median of 136 leases, S$3,600 to S$5,000
2-bedroomS$5,050a month, median of 155 leases, S$4,000 to S$6,800
3-bedroomS$5,650a month, median of 4 leases, S$4,400 to S$6,900

The median rent in Q2 2026 was S$8.09 psf a month (the middle half of leases ran S$7.69 to S$8.56). Against the median sale price that is a gross yield of about 3.9% before maintenance, property tax and vacancy.

Rental contracts filed with URA over the last four quarters, and URA's quarterly median rent per square foot.

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What is your unit at The M worth?

Tell us your unit size and floor. We'll reply with a valuation range from the latest deals here and in nearby projects, and what a sale would leave you after your loan and CPF refund.

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Common questions

How much is a unit at The M?

Units at The M sold for a median S$1,645,000 (S$2,496 psf) in the last 12 months. The most traded size, 550 to 799 sqft, went for a median S$1,825,000, from S$1,540,000 to S$1,980,000. Floor, facing, stack and renovation explain most of the gap.

Have The M owners made money?

Buyers at launch paid a median S$2,821 psf. Resales in the last 12 months went for a median S$2,496 psf, a fall of 12%. After stamp duty, agent fees and interest, the real gain is smaller, and it depends on when and at what price each owner bought.

What rent can I get at The M?

1-bedroom units rented for a median S$4,100 a month (136 leases); 2-bedroom units rented for a median S$5,050 a month (155 leases); 3-bedroom units rented for a median S$5,650 a month (4 leases), from rental contracts filed with URA between Q4 2025 and Q3 2026.

How many years are left on the lease at The M?

The M is a 99-year leasehold that started in 2019, so about 92 years are left. Banks and CPF start to limit loans once fewer than 60 years remain.

What is my unit at The M worth?

Recent deals at The M for the same size and floor band are the best guide. Send us your unit size and floor and we'll reply with a valuation range on WhatsApp.

Condos near The M

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Source: URA private residential transactions (caveats lodged from Oct 2021 to Oct 2026) and rental contracts, via the URA Data Service. Not every sale lodges a caveat, so some deals may be missing. Prices are what buyers paid; your unit's value depends on its floor, facing, stack and condition.