Midtown Modern Review — Bugis · D07
PI Score: 71/100 — Solid Choice!
Is Midtown Modern a good buy?
PI Score rates Midtown Modern 71/100 — a "Solid Choice!" verdict. That makes it a solid buy for buyers who prioritise a central, well-connected address and investors chasing a workable ~3.4% yield. Strongest card: Tight new-launch competition. Main watch-out: Thin transaction volume. Negotiate hard — pricing leaves little margin of safety.
Last updated 2026-08-03 · scored against URA caveat data.
Key facts
- Verdict: Solid Choice!
- Region: Rest of Central Region
- Tenure: 99-yr leasehold
- Completed: 2025
- Units: 558
- Developer: GuocoLand
- Avg PSF: ~$3,025 psf
- Price from: S$1.4M
Live market data
- Resale transactions (12mo): 2
- Recent resale PSF: ~$2,810 psf
- Gross rental yield: 3.4%
What works in its favour
- Tight new-launch competition: No active private launch in your district — scarcity supports resale liquidity and pricing.
- 3-bedder × investment — appreciation sweet spot: Sells into the deepest pool — owner-occupier families. That demand floor drives durable capital appreciation. The investor default for total return, not just headline yield.
What to watch out for
- Thin transaction volume: Only 2 resale deals in the past year. Equity trap risk — when you want to exit, very few buyers to anchor against.
- Quiet resale demand: Demand pulse 6/100 — only 0.4% annual turnover (2 resales/12mo). Thin secondary-market activity; exits can be slow.
- Thin future upgrader pool: Live count: 1 HDB block within 2km cross the 5-year MOP between 2025 and 2028 (of 129 HDB blocks total within 2km). Narrow pool to absorb your resale — demand leans more on private-market churn here.
Who Midtown Modern suits
- Buyers who prioritise a central, well-connected address
- Yield investors — ~3.4% gross is workable; favour larger unit types
- Forward-looking buyers comfortable waiting for precinct transformation to deliver
Who should look elsewhere
- Buyers who need a margin of safety — pricing is full and leaves little room for error
- Short-term flippers — stamp duty + agent fees demand a 5-year minimum hold
- Families for whom P1 school access is the primary criterion
Huat Kueh says
Bugis MRT 1-min walk — slippers can already. Only 2 deals the whole year — sell also must queue.
Nearby condo reviews
- Duo Residences — Bugis · D7 (135 m away)
- The M — Middle Road / Bugis · D07 (180 m away)
- South Beach Residences — City Hall · D7 (522 m away)
- The Concourse Skyline — Beach Road · D7 (608 m away)
- City Gate — Middle Road / Bugis · D07 (729 m away)
- One Sophia — Sophia Road · D09 (821 m away)